Monthly All-In Cost
The following breakdown covers all recurring ownership costs excluding any mortgage payment. Figures are 2026 estimates based on Clark County assessor data and current HOA disclosures.
Monthly Ownership Cost — Del Webb at North Ranch (2026)
Clark County Property Tax Explained
Nevada assesses at 35% of appraised value, then applies combined Clark County tax rates of approximately $3.00–$3.20 per $100 assessed. This produces an effective rate of roughly 0.52–0.58% of market value. Annual increases are capped at 3% for primary residences. A buyer who purchases a $400K home today in Del Webb at North Ranch will pay annual property tax of approximately $2,200 — and that basis can only grow 3% per year regardless of home value appreciation.
The Nevada Income Tax Advantage
Nevada has no state income tax. Every dollar of retirement income — Social Security, 401(k) and IRA distributions, pension payments, investment gains — is entirely free from state taxation. A couple drawing $80,000/year from retirement accounts saves approximately $4,000–$8,000 annually vs. California, Oregon, New Jersey, or Minnesota. Over 20 years with modest income growth, this compounds to $100,000–$200,000 in cumulative tax savings. That is real money that offsets the full cost of owning at Del Webb at North Ranch.
HOA Fee — What to Verify Before Closing
Request the HOA financial disclosures before making any offer. Specifically: the current monthly fee, the reserve fund balance and percentage funded, any pending special assessments, and the most recent reserve study. A reserve study tells you what capital expenditures are coming and whether the HOA has set aside adequate funds. Under-reserved HOAs are a common source of unexpected costs in resale communities.