Villa Toscana at D'Andrea

Sparks, Washoe County · ~480 homes · built 2001–2004 · resale only · ~$420K–$650K

The established resale alternative to the new Toll communities — lower price of entry, a genuine Nevada tax advantage from depreciated taxable value, and a mature, fully built-out neighborhood.

Type: age-restricted 55+ · resale only · fully built out
Size: ~480 homes, built 2001–2004
HOA: ~$130/mo — the lowest of the genuine communities
Setting: D'Andrea master plan, east Sparks foothill bench
Amenities: established community clubhouse, pool, fitness

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What it is

Villa Toscana is a ~480-home 55+ community built in the early 2000s within the D'Andrea master plan in east Sparks. It's fully built out and resale-only, which means mature landscaping, settled HOA finances, and a neighborhood that knows itself — the opposite of the still-building new Regencys. The HOA is the lowest of the genuine communities at roughly $130/month.

The depreciated-taxable-value advantage — this is the real story. Because Nevada taxes the depreciated replacement cost of a home, a 20-year-old Villa Toscana house carries a meaningfully lower taxable value than a brand-new home at a similar price — so the property tax bill comes in lower, often roughly half of what a new Regency at the same purchase price would pay in year one. Combine that with the lowest HOA in the market and Villa Toscana is the lowest all-in carrying cost of any genuine community here (see total cost comparison). Buyers fixated on new construction routinely overlook this.

The cost picture

Cost layerApprox.
HOA~$130/mo
Property tax (resale $520K)~$2,900 (depreciated taxable value)
Insurance (Sparks foothill bench)moderate — check parcel
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Honest cautions

  • Early-2000s homes — expect dated finishes on some; budget for updates, and inspect roofs/HVAC at their age.
  • Resale only — no new-build customization; inventory depends on what's listed.
  • Cap reset still applies — your tax resets at purchase; even here, don't budget from the seller's old bill (though the depreciated taxable value keeps it low).
  • Foothill bench — verify wildfire insurance for the specific parcel.

Who it fits

Value-focused buyers who'd rather have the lowest carrying cost and a settled community than new construction, and don't mind doing some updating. The clearest contrast is against new Toll product like Regency at Stonebrook.

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We'll run Villa Toscana's true carrying cost against a comparable new Regency so you can see the tax gap in dollars.

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Sources: 55places (Villa Toscana — resale, ~480 homes, built 2001–2004); cost figures are Nova55Living estimates from verified Nevada tax rules and current dues. Verified 2026.

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the right 55+ community?

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