OverviewReal CostsPros & Cons

What Promenade at the Meadows Actually Is

Promenade at the Meadows is a small 55+ community in the Meadows area of west-central Las Vegas with 188 homes built in 1988–1990. Located near the Meadows Mall corridor, it offers better retail proximity than east-side communities and reasonable access to Summerlin. The community is not gated — an unusual characteristic for a 55+ community in this market where roughly 73% of communities offer gated access. For buyers who find gated entry unnecessary or inconvenient, the absence of gating is a neutral-to-positive feature.

The Real Monthly Cost

Monthly Cost Estimate — Promenade at the Meadows (2026)

HOA fee~$205/mo
Clark County property tax (~0.55% effective)~$92–$138/mo
Homeowners insurance~$70–$95/mo
Utilities — electric (includes summer AC)~$135–$210/mo
Nevada state income tax$0 — none
Total monthly carry (excl. mortgage)~$502–$648/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 Promenade at the Meadows 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 Promenade at the Meadows with Clark County before closing, as rates can vary slightly by subzone.

The Honest Pros & Cons

✓ What Works

  • Meadows area — good retail access near Summerlin corridor
  • Lower price point — $200K–$300K
  • Nevada zero income tax advantage
  • Age-restricted 55+ community environment
  • Not gated — easier access for family visitors

✗ What to Know First

  • Not gated — some buyers require security features
  • Older construction (1988–1990)
  • Small community — limited social scale
  • No major clubhouse or resort amenities