The Financial Audit
Social Security
100% Tax-Free. Nevada is one of the states that does not levy a state income tax at all, ensuring that Social Security benefits are untouched by the state.
Pension Income
No State Income Tax. Unlike high-tax states, Nevada does not tax withdrawals from private or public pensions, 401(k)s, or IRAs.
Property Tax
Drastically Lower. The average effective property tax rate in Nevada is approximately 0.49%, significantly lower than the rates found in NY, NJ, and IL.
Estate Protection
No inheritance or estate taxes, facilitating a clean wealth transfer to your beneficiaries.
Top 55+ Infrastructure
Verified late-2025 pricing and "Shanice Standard" audits.
| Community | 2025 Price | Infrastructure Audit |
|---|---|---|
| Siena | $400K–$1M+ | Only guard-gated age-restricted hub in Summerlin; features a 39k sq. ft. clubhouse & day spa. |
| Anthem | $350K–$1M+ | 77k sq. ft. of clubhouse space and three 18-hole championship golf courses. |
| Heritage | $450K–$900K | Newest 55+ construction in Summerlin West; nestled against Red Rock National Conservation Area. |
| Regency | $700K–$2M+ | Luxury Toll Brothers enclave featuring 22k sq. ft. of resort-style amenities and city views. |
Variable Expenses
SID/LID Fees
Common in Summerlin and Henderson, these are infrastructure assessments that transfer to the new owner if not paid in full at the time of sale.
HOA Premiums
Monthly dues vary significantly; typically, the more extensive the resort-style amenities and guarded gates, the higher the premium.
Desert Landscaping
High-quality "Refreshes" are offset by SNWA rebates of $5 per sq. ft..
Medical Proximity
Summerlin / Siena
Verified "Standard" checks show Siena and Sun City Summerlin are within 15 minutes of Summerlin Hospital Medical Center.
Henderson / Anthem
Anthem communities are located just minutes from the new West Henderson Hospital campus.
Emergency Protocols
Every home in this audit is cross-referenced with local emergency response zones to ensure elite proximity to critical care.
