OverviewReal CostsPros & Cons

What Terra Bella Actually Is

Terra Bella is a smaller 55+ condominium community in Henderson with 164 homes — one of the few new-construction condo options in the Las Vegas 55+ market. The condo product type differentiates it from most Las Vegas 55+ communities which are single-family homes: lower maintenance responsibility, often lower price points for the Henderson location, and a more lock-and-leave lifestyle. For buyers who want to winter in Nevada and travel extensively, condo living at Terra Bella reduces the burdens of property management during absences.

The Real Monthly Cost

Monthly Cost Estimate — Terra Bella (2026)

HOA fee~$285/mo
Clark County property tax (~0.55% effective)~$138–$275/mo
Homeowners insurance~$80–$110/mo
Utilities — electric (includes summer AC)~$100–$170/mo
Nevada state income tax$0 — none
Total monthly carry (excl. mortgage)~$603–$840/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 Terra Bella 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 Terra Bella with Clark County before closing, as rates can vary slightly by subzone.

The Honest Pros & Cons

✓ What Works

  • Henderson location — strong resale market
  • Condo product — exterior maintenance included in HOA
  • Lock-and-leave lifestyle for travelers
  • New construction available
  • Nevada zero income tax
  • Gated and age-restricted

✗ What to Know First

  • HOA fee higher than single-family communities (maintenance included)
  • Condo living — shared walls, limited privacy vs. single-family
  • Smaller community — limited social infrastructure
  • Less price appreciation history than larger communities
  • Condo market liquidity narrower than single-family