Every figure below is an illustrative annual estimate built on verified Nevada rules: property tax from the assessment formula (taxable value × 35% × ~$3.66/$100), with new construction at near-full taxable value and resale homes lower due to depreciation; insurance scaled to wildfire exposure; HOA from current community dues. Your actual numbers depend on the specific home — but the rankingand the drivers hold.
| Community | Sample price | HOA/yr | Property tax/yr | Insurance/yr | All-in/yr |
|---|---|---|---|---|---|
| Villa Toscana (resale) Depreciated taxable value keeps tax low; lowest all-in of the group | $520K | $1,560 | $2,900 | $1,500 | $5,960 |
| Quail Run, Carson City (resale) Lower-tax jurisdiction; small, established | $520K | $1,800 | $2,800 | $1,500 | $6,100 |
| Miners Village (resale) Urban infill, lowest wildfire exposure | $640K | $2,400 | $3,600 | $1,500 | $7,500 |
| Regency at Stonebrook (new) New construction = near-full taxable value year one | $620K | $2,580 | $7,900 | $1,700 | $12,180 |
| Regency at Damonte Ranch (new) Valley floor; lower fire premium than foothill | $700K | $2,820 | $8,950 | $1,700 | $13,470 |
| Sierra Canyon (resale/new mix) Foothill = higher insurance; Del Webb HOA is low, +Somersett dues | $700K | $1,920 | $8,950 | $2,600 | $13,470 |
| Regency at Caramella Ranch (new) Premium pricing pushes tax highest | $800K | $2,880 | $10,250 | $2,000 | $15,130 |
- Resale beats new on carrying cost — Villa Toscana and Quail Run land lowest mostly because depreciated taxable value cuts the tax bill roughly in half versus a new Regency at a similar price.
- Insurance is the foothill tax. Sierra Canyon's Del Webb HOA is genuinely low, but its foothill wildfire premium narrows the gap to the valley communities. Don't compare HOA alone.
- The sticker price ranks differently than the carrying cost. Caramella (highest price) is highest all-in; but Sierra Canyon and Damonte at the same price diverge on insurance and HOA.
None of this includes the income-tax savings, which sit on the other side of the ledger and can be large for California/Oregon movers — see the Nevada tax guide. The first-year tax figures assume you file the owner-occupancy form for the 3% cap; miss it and you're on the 8% cap (details here).
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Estimates built on verified inputs (NRS 361.4723 assessment formula; ~$3.66/$100 Reno combined rate; community HOA dues; wildfire-scaled insurance). Illustrative, not quotes. Verified 2026.