What Black Mountain Ranch Actually Is
Black Mountain Ranch is Toll Brothers' newest age-targeted community in Henderson, Nevada — a development that began in 2025 inside the established Henderson corridor south of the 215. With 900 homes planned, it is positioning as a premium alternative to Heritage at Cadence for buyers who want Toll Brothers' build quality and design flexibility. "Age-targeted" rather than "age-restricted" means the community welcomes residents of all ages but is designed and marketed specifically for active adults 55 and over. This distinction matters for buyers with younger family members who might want to live nearby.
Key Facts at a Glance
Builder: Toll Brothers · Built: 2025–present · Homes: 900 at buildout
Price range: $400K–$600K · HOA: ~$220–$280/mo · Golf: No
Real Monthly Cost — Every Number
Monthly Cost Estimate — Black Mountain Ranch (2026)
HOA fee~$220–$280/mo
Clark County property tax (~0.55% effective)~$183–$275/mo
Homeowners insurance~$95–$130/mo
Utilities — electric (summer AC)~$155–$240/mo
Nevada state income tax$0 — none
Total monthly carry (excl. mortgage)~$653–$925/mo
Nevada income tax advantage applies here tooZero state income tax on Social Security, IRA withdrawals, pensions, and investment income. A couple drawing $80K/year saves $4,000–$8,000 annually vs. California, Oregon, or New Jersey — every year in perpetuity. This advantage is identical whether you live at Black Mountain Ranch or Sun City Summerlin.
Amenities
🏊 Resort Pool & Spa
🏋️ Fitness Center
🎾 Pickleball Courts
🎭 Clubhouse & Event Space
🧘 Yoga Studio
🌵 Walking Trails
📅 Lifestyle Programming
🔒 Gated Access
The Honest Pros & Cons
✓ What Works
- Toll Brothers quality — above-average fit and finish
- New construction — choose your home and finishes
- Henderson location — strong resale market
- Age-targeted (not restricted) — flexible for families
- Clark County tax cap (3%/yr) on primary residence
- Zero Nevada state income tax
✗ What to Know First
- Age-targeted not age-restricted — some buyers prefer strict 55+ enforcement
- Brand new — no established social scene yet
- Premium builder pricing vs. resale communities
- Construction activity ongoing
- Summer heat same as all Las Vegas