A couple nearing retirement shared their dilemma about whether to sell their single-family home in Henderson, where they have lived for over 20 years, and move to a condo. They mentioned feeling burdened by the cooling bills every summer. Since their children became independent, they have found the large yard and rooms to be more of a burden. In particular, they said that seeing the bills for air conditioning running all day during the summer makes them reconsider whether they should continue living there.

In Henderson, daytime temperatures can exceed 115 degrees Fahrenheit from June to September. According to The Cooling Company, summer electricity bills for homes in the Las Vegas area ranging from 1,800 to 2,400 square feet are between $280 and $420 per month, and Henderson households spend an average of $250 to $350 on cooling from June to August. During the summer, cooling can account for 50% to 60% of the total electricity bill, so the couple's concerns are not unfounded. NV Energy uses a time-of-use rate plan where rates are 2 to 3 times higher from 1 PM to 7 PM, meaning the amount of cooling used during the day can significantly affect the bill.

The single-family home they currently live in has many rooms and a large area that needs cooling, which naturally leads to higher summer electricity bills. Moving to a condo would reduce the area that needs cooling, and often the HOA, or homeowners association, takes care of maintenance like roof and wall insulation. However, this also means that there will be a separate monthly HOA fee.

The median price of single-family homes in Henderson is about $555,000 as of August 2026. In contrast, condos or townhomes sized between 1,300 and 1,700 square feet, or older single-story homes, can be found for around $415,000. HOA fees for townhome communities range from $150 to over $300 per month, while simpler single-family homes have fees from $45 to $100 per month, and new communities can have fees ranging from $100 to $500. Henderson also has several active adult communities for residents aged 55 and older, where shared amenities like pools and clubhouses come with higher HOA fees compared to regular communities.

The effective property tax rate in Henderson is about 1.01% based on the market value of homes. As of 2026, Nevada does not have a separate property tax exemption program for seniors, but those aged 62 and older with an income below $42,932 and who have lived in Nevada for over 10 years can apply for the Senior Citizen Property Tax Assistance Program, which provides a refund of $500 to $1,000 annually. Additionally, the annual increase in assessed value for primary residences is capped at 3%, so even if home values rise sharply, taxes do not increase as drastically. For couples like this who have lived in their single-family home for a long time and have seen a significant increase in assessed value, it is advisable to inquire with the Clark County Assessor's Office about how the new property tax will be reassessed after moving to a condo.

• Single-family home - spacious but high summer cooling costs and requires direct maintenance of the roof and yard
• Townhome - reduced cooling area and shared external maintenance but fixed monthly HOA costs
• Condo - least maintenance burden but must follow rules for shared spaces
• Active adult community - abundant recreational facilities but relatively high HOA fees and initial costs

Ultimately, the couple decided to lean towards reducing cooling costs and maintenance burdens and decided to explore condos further. However, they need to consider that the HOA fees are a fixed monthly expense and that these costs may increase each year. This article is not investment or legal advice, and it is recommended to consult a real estate professional before making any actual agreements.