OverviewReal CostsPros & Cons

What Desert Greens Actually Is

Desert Greens is a 55+ community in Pahrump, Nevada — the same small desert town as Ovation at Mountain Falls — offering homes at prices starting under $150K. With 297 homes and ongoing new construction, it serves buyers who want the Nevada tax advantage at truly entry-level price points. Pahrump's low cost of living compounds the Nevada tax savings: property taxes, HOA fees, and everyday living costs are substantially lower than Las Vegas proper. The trade-off is Pahrump's distance from Las Vegas (60 miles) and its limited service infrastructure.

The Real Monthly Cost

Monthly Cost Estimate — Desert Greens (2026)

HOA fee~$105/mo
Clark County property tax (~0.55% effective)~$46–$92/mo
Homeowners insurance~$50–$75/mo
Utilities — electric (includes summer AC)~$110–$175/mo
Nevada state income tax$0 — none
Total monthly carry (excl. mortgage)~$311–$447/mo
Nevada income tax savings — the number that changes everythingZero state income tax means all Social Security, IRA withdrawals, pensions, and investment income is exempt from Nevada taxation. A couple drawing $80K/year saves $4,000–$8,000 annually compared to California, Oregon, or New Jersey — every year, in perpetuity. That savings applies equally whether you live at Desert Greens or at Sun City Summerlin.

Clark County Property Tax

Nevada assesses at 35% of appraised value. Combined Clark County rates produce an effective tax of approximately 0.52–0.58% of market value. Annual increases on primary residences are capped at 3% — protecting buyers who purchase today from outsized future tax bills as values appreciate. Verify the specific tax district for Desert Greens with Clark County before closing, as rates can vary slightly by subzone.

The Honest Pros & Cons

✓ What Works

  • Lowest all-in monthly cost of any 55+ community in Nevada
  • Nevada zero income tax applies fully
  • Both new and resale available
  • Very low HOA fee ($80–$130/mo)
  • Extremely low property tax basis

✗ What to Know First

  • Pahrump location — 60 miles from Las Vegas
  • No major medical center nearby
  • Very limited retail and dining in Pahrump
  • Not gated
  • Very limited resale liquidity