Seeking Input on Living in Nevada or Utah

[fredberry]

We are retired and just sold our house in San Diego last year and are currently sharing a rental with family. We do not want to stay in California given the HCOL and will be downsizing to a 1500-2000 sq. ft. home in either Nevada or the southern tip of Utah (St. George) in 1-2 years.

Our family all live in Riverside or San Diego counties so we don't want to be more than a little over 6 hours driving time away. The Interstate 15 corridor meets this need giving us options from Vegas through Mesquite all the way to St. George. We have discounted Arizona because of climate (Phoenix) or distance from a major interstate (e.g., Prescott).

Here are our questions:

1. Putting cost of real estate aside, how would you compare COL between Nevada and Utah? Primarily concerned with COL, e.g., real estate tax rates, utilities and food.

2. What are the safest, more desirable locations (cities, communities, etc.) in the greater Las Vegas area?

3. Quality medical care is a must including availability of doctors accepting new medicare patients. How would you rate the greater Vegas area and St. George?

[MOD EDIT]

While there are many other factors both pro and con the ones listed above are the ones we are focusing on at the moment.

We look forward to your input.

Fred

 

[GNXGuy]

[mod edit]

 

[Golden Mean]

I don't know much about St. George (stayed there once to visit Zion NP), but one thing that struck me was Utah's (restrictive) liquor laws.

For Vegas.
Summerlin (west edge of the valley) and Henderson (SE corner of the valley) are some of the nicer places. I'm out in Summerlin and love it. It's quiet with newer houses, all the conveniences are nearby, airport drive is 20 mins (assuming you don't try it during rush hour).
Property taxes are fairly low. No income tax.
There are a bunch of medical facilities nearby. Don't know about availability or medicare support.

 

[Dawg52]

I had an aunt who lived in Henderson. I visited her once in early October and it was hot as hell. I can only imagine how hot it would be during the Summer.

 

[brett]

If you are really uncertain why not rent for a year in the area of your choice.

We sold, traveled, rented for four years, and then bought. Ended up very happy in a part of town we had previously not considered. Also discovered that condo living was not for us. Looking back, renting was a great decision.

 

[Dtail]

If you are really uncertain why not rent for a year in the area of your choice.

We sold, traveled, rented for four years, and then bought. Ended up very happy in a part of town we had previously not considered. Also discovered that condo living was not for us. Looking back, renting was a great decision.

+1 on the renting concept
We rented in Tampa FLA for a year. Didn't know too much about the area. Winding up loving it and just bought a house.

 

[blueskyk]

We moved to St George area UT last year from NM. The physical environment is spectacular (we are 30 min from Zion) and we pay much less for property taxes and all insurances (our ACA medical insurance premium went from $600 to $10 a month for the two of us - we are both 63 and manage our income to qualify for subsidy). There are several COL comparison calculators online and you can get some more detailed information there - you just enter the two locations.

It is freaking hot in the summer ( but not as hot as Las Vegas or Phoenix). However, I make the best of it by paddle boarding at sunrise most mornings at the lake 5 min from the house.

The big shocker for me was the lack of spiritual diversity in the area. In NM you could easily do a silent weekend at a monastery retreat or Zen center, play in a Native American flute circle and have a wide selection of places of worship and interfaith activities. (I didn’t realize how much I appreciated this until I didn’t have it anymore). The majority of the population participates in a single faith tradition (Mormon/LDS) and the culture revolves about this. We find the locals to be kind, warm and great neighbors but very few interested in attending a lecture on say, Jewish mysticism or chatting over a glass of wine on the patio at sunset.

The no drinking policy also probably contributes to the low car and property insurance premiums.

My husband plays golf and we both enjoy hiking and jeeping about with our dogs - the place is spectacular for those who love the outdoors and sunny weather most of the year.

It took us most of a year to get a doctor (and we aren’t on Medicare yet) - this area had the highest growth rate in the nation last year and the doctor supply hasn’t quite caught up.

As far as specific communities, consider in or around Kayenta if you are artsy, in or around Dixie Springs if you like the water, in or around Dammeron Valley if you’re bringing your horses and chickens... and if you have dogs and enjoy hiking with them, all of you just died and arrived in heaven ( see pics of a morning walk and lake time)

 

[Drake3287]

Although slightly over your drive requirements, but I'd look into the Reno/Sparks/Carson City area of Nevada. Minutes from Lake Tahoe, no heat extremes like southern Nevada plus an easy drive to the Bay Area.

If I wasn't tied to keeping Kaiser Northern California Health Insurance that's where I'd be going. I my case Clear Creek Nevada, right between Reno and Tahoe.

 

[MichaelL]

I'm moving from the Bay Area to Reno in two months. My father's family is from Utah. Some of them retired to St. George. They like it there, but they are Mormons. The out door activities are nice, especially Zions. Utah is rated unfavorable for retirees in the comparisons that I have seen. They seem to tax everything. Downtown Salt Lake City is the only place in Utah where I've found a good bar. Reno has lots to offer. Four seasons, out door activities, and entertainment at the casinos. Nevada is tax friendly. I don't like Las Vegas, it's too hot and sprawling, but many people do retire there.

 

[Teacher Terry]

I have been in Reno 22 years and would never leave. There is always something going on. Outdoor recreation is awesome. Our property taxes are 700/year on a property worth 350k. Real estate prices are going up but cheap compared to California. People are friendly and spiritually diverse.

 

[KateIswell]

We just bought in Hurricane and will be down there in a few months! Can’t wait to leave SLC.

 

[ivinsfan]

We just bought in Hurricane and will be down there in a few months! Can’t wait to leave SLC.

we just looked at a bunch of open house properties in Hurricane last week, would you mind sharing a few details about the place you decided to buy...?

Lots of new building going on....

 

[KateIswell]

Sure, we bought a for sale by owner near sand hollow and about a mile off of I-15. We are right in between STG and Hurricane versus being down in Hurricane proper.

We wanted to downsize but didn’t want an HOA and what we looked at that was smaller either still cost the same as what we bought or had an expensive HOA. We ended up with 2800 square feet for $280k and a $30/month HOA with no community amenities. We will separate the property by adding an exterior and an interior door to make an up/down duplex (prob won’t rent, just let kids visit). But could do Airbnb with proximity to national parks and reservoirs if we ever needed to.

Anything specific you want to know?

 

[Drake3287]

Although a topic for it's own subject, retirees with good pensions/retirements are leaving California in droves and taking billions of dollars with them. As a public retiree from the Bay Area with a large CalPERS pension, I've seen countless friends pull up and move to places like Oregon, Nevada and Arizona. It wasn't to many years ago that people would have laughed at that thought.

Unfortunately California is losing it's core population that keeps this place running. Before long it'll either rich elite or poor immigrants, nothing in-between.

 

[Mango1956]

Mesquite Nevada between Vegas and St George. We met a couple recently who moved there from Seattle. They bought in the Dell Webb development. They love it, but it may be still the “honeymoon period” for them. There is a hiking club in the development and they hike a lot, so the socializing is good for them. Mesquite has about 20k people. Great location if you want lots of hiking/recreation opportunities. I’m kind of jealous.

 

[ivinsfan]

Sure, we bought a for sale by owner near sand hollow and about a mile off of I-15. We are right in between STG and Hurricane versus being down in Hurricane proper.

We wanted to downsize but didn’t want an HOA and what we looked at that was smaller either still cost the same as what we bought or had an expensive HOA. We ended up with 2800 square feet for $280k and a $30/month HOA with no community amenities. We will separate the property by adding an exterior and an interior door to make an up/down duplex (prob won’t rent, just let kids visit). But could do Airbnb with proximity to national parks and reservoirs if we ever needed to.

Anything specific you want to know?

I feel like existing houses are a good buy compared to the new developments. Sand Hollow is nice and was one of our favorites. Be careful with the rental idea...new restrictive rules are being added all the time. The builders have banded together with city officials to build and market places "zoned" for nightly rentals. It's my understanding they are actively looking for and closing down individual owners/renters. It's all about the taxes and fees the city collects from the "approved" rental developments. ...

 

[Sunset]

I have been in Reno 22 years and would never leave. There is always something going on. Outdoor recreation is awesome. Our property taxes are 700/year on a property worth 350k. Real estate prices are going up but cheap compared to California. People are friendly and spiritually diverse.

Any difference to aware of between Reno, Sparks, and Carson City if a person wanted to live there, that is not obvious to someone who have never been there ?

 

[fredberry]

Thanks for all the responses so far. Great input. For those of you who chose St. George and, in particular, Hurricane what was the reason? For example did you choose Hurricane first and then looked for the house or was it the other way around? Lastly, how would you consider the state of the housing market there? Rising, falling or maintaining current pricing? Thanks.

 

[KateIswell]

Yes, we will have to watch that. Right now, Hurricane allows it but STG does not unless you’re in a designated area.

Did you decide to buy anything?

 

[Teacher Terry]

Carson is a small town of 50k about 30 miles from Reno. Reno and sparks are connected.

 

[KateIswell]

Thanks for all the responses so far. Great input. For those of you who chose St. George and, in particular, Hurricane what was the reason? For example did you choose Hurricane first and then looked for the house or was it the other way around? Lastly, how would you consider the state of the housing market there? Rising, falling or maintaining current pricing? Thanks.

We looked all over in the county but chose Hurricane because we felt the city was on the upswing for growth. Our money went further in Hurricane as well. Prices are def on the rise.

We also experienced a more responsive city government and fewer bureaucratic hurdles when we called to ask questions pre-purchase in Hurricane vs STG.

 

[ivinsfan]

Yes, we will have to watch that. Right now, Hurricane allows it but STG does not unless you’re in a designated area.

Did you decide to buy anything?

No we rented for 30 days to snowbird and it cost us around 2400 dollars for a new 4 bedroom condo. At those prices we won't be buying, but it's fun to look. So Hurricane is building, as we speak a designated complex that will be zoned for nightly rentals...things are changing in Hurricane.


We rented at the Ledges in SGU and the property itself is wonderful with heated pools and pickleball courts our unit backed up directly to the golf course. This is what the Mom and Pop VRBO rentals are competing with.not to mention we were told almost 1000 have been shut down by the city in the last 2 years.

 

[ivinsfan]

Mesquite Nevada between Vegas and St George. We met a couple recently who moved there from Seattle. They bought in the Dell Webb development. They love it, but it may be still the “honeymoon period” for them. There is a hiking club in the development and they hike a lot, so the socializing is good for them. Mesquite has about 20k people. Great location if you want lots of hiking/recreation opportunities. I’m kind of jealous.

I'm not a fan of Mesquite. The medical doesn't compare to the SGU area and somehow it doesn't have a real town vibe. It kind of popped up in the desert as a casino town on the border. It's pretty sterile compared to SGU IMO.

 

[ivinsfan]

Thanks for all the responses so far. Great input. For those of you who chose St. George and, in particular, Hurricane what was the reason? For example did you choose Hurricane first and then looked for the house or was it the other way around? Lastly, how would you consider the state of the housing market there? Rising, falling or maintaining current pricing? Thanks.

Hurricane is a bedroom community of SGU IMO. It's the general area that has the appeal. I know people say the LDS church dominates the area, but more and more people from different locales are moving in every month. Washington city is a good choice too. You can pretty much find everything from new construction to older homes in established neighborhoods. If I was buying in SGU I'd buy existing if you can find the right property. The prices of existing haven't held with the market since there is constant new building and new supplies of houses added. There is no end to the amount of homes they can build in that area. The supply of land is virtually endless.

 

[MichaelL]

Any difference to aware of between Reno, Sparks, and Carson City if a person wanted to live there, that is not obvious to someone who have never been there ?

There is a lot of building going on in west Reno and south Reno. Many people from California are moving there. The Del Web in west Reno doubled in price and sold out over the last few years. There is new building in north Sparks but central Sparks was run down from what I saw, accept for the casino and mall by the lake. Carson City is okay, but low key, not much going on. Reno has lots of street parties and events and the Riverwalk area is nice to visit.