All major Las Vegas 55+ communities normalized to a $450,000 purchase price. HOA, property tax, insurance, utilities — the four numbers that determine what you actually pay. Nevada state income tax: $0 at every community on this list.
All communities are shown at a $450,000 purchase price to normalize for home value differences. Clark County property tax is identical across all communities at the same price point — approximately $206/month at $450K regardless of which community you choose. The differences come entirely from HOA fees and utility costs. The final column is your true monthly carrying cost before any mortgage payment.
| Community | Location | HOA/mo | Tax/mo | Ins/mo | Util/mo | Total/mo | Annual |
|---|---|---|---|---|---|---|---|
| Sun City Summerlin | W. Las Vegas | ~$235 | ~$206 | ~$105 | ~$170 | ~$716 | ~$8,592 |
| Sun City Anthem Henderson | Henderson | ~$275 | ~$206 | ~$105 | ~$200 | ~$786 | ~$9,432 |
| Siena | Summerlin | ~$275 | ~$206 | ~$108 | ~$170 | ~$759 | ~$9,108 |
| Heritage at Cadence | Henderson | ~$260 | ~$206 | ~$105 | ~$200 | ~$771 | ~$9,252 |
| Regency at Summerlin | Summerlin | ~$320 | ~$206 | ~$110 | ~$170 | ~$806 | ~$9,672 |
| Del Webb at Lake Las Vegas | Henderson | ~$295 | ~$206 | ~$108 | ~$210 | ~$819 | ~$9,828 |
| Trilogy in Summerlin | Summerlin | ~$450 | ~$206 | ~$95 | ~$130 | ~$881 | ~$10,572 |
| Solera at Anthem | Henderson | ~$230 | ~$206 | ~$105 | ~$200 | ~$741 | ~$8,892 |
| Sun City Aliante | N. Las Vegas | ~$220 | ~$206 | ~$102 | ~$185 | ~$713 | ~$8,556 |
| Ardiente | N. Las Vegas | ~$255 | ~$206 | ~$102 | ~$185 | ~$748 | ~$8,976 |
| Los Prados | N. Las Vegas | ~$210 | ~$206 | ~$100 | ~$185 | ~$701 | ~$8,412 |
| Sun City MacDonald Ranch | Henderson | ~$255 | ~$206 | ~$105 | ~$200 | ~$766 | ~$9,192 |
| Heritage at Cadence | Henderson | ~$260 | ~$206 | ~$105 | ~$200 | ~$771 | ~$9,252 |
| Trilogy Sunstone | NW Las Vegas | ~$265 | ~$206 | ~$102 | ~$175 | ~$748 | ~$8,976 |
| Heritage at Stonebridge | NW Las Vegas | ~$245 | ~$206 | ~$102 | ~$175 | ~$728 | ~$8,736 |
| Black Mountain Ranch | Henderson | ~$250 | ~$206 | ~$105 | ~$200 | ~$761 | ~$9,132 |
| Del Webb at North Ranch | N. Las Vegas | ~$225 | ~$206 | ~$100 | ~$185 | ~$716 | ~$8,592 |
| Solera at Stallion Mtn | E. Las Vegas | ~$175 | ~$206 | ~$100 | ~$180 | ~$661 | ~$7,932 |
At a $450,000 purchase price, the monthly carrying cost difference between the least expensive community (Solera at Stallion Mountain, ~$661/mo) and the most expensive (Trilogy in Summerlin, ~$881/mo) is $220/month — or $2,640/year. That gap is entirely explained by HOA fee differences. Property tax is identical across all communities at the same purchase price because Clark County applies the same rate structure regardless of which community you choose.
What this table does not capture: the value inside each HOA fee. Sun City Summerlin’s $235/month covers 4 recreation centers, 3 golf courses, and 80+ active clubs. A $235 HOA at a smaller community might cover a single pool and a fitness room. Use this table to understand the cost floor — not as a substitute for understanding what each community actually delivers.