Cost of Living in Anthem Henderson: What You'll Actually Pay Monthly

by Ryan Rose

You've seen the home prices. Now let's talk about the monthly reality of owning in Anthem.

Purchase price is one thing. Total monthly ownership cost is what actually matters. Here's the breakdown.

The Typical Anthem Home Purchase

Let's use a median-priced home as our example: $700,000 purchase price, 20% down payment ($140,000), 30-year fixed mortgage at 6.5%.

Expense	Monthly Cost	Annual Cost
Mortgage (P&I)	$3,538	$42,456
Property Tax (0.7%)	$408	$4,900
Home Insurance	$150 - $200	$1,800 - $2,400
HOA Fees	$39 - $201	$468 - $2,412
Utilities (avg)	$300 - $450	$3,600 - $5,400
Maintenance (1%/yr)	$583	$7,000
TOTAL	$5,018 - $5,380	$60,224 - $64,568

Bottom line: expect $5,000 to $5,400 monthly to own a median-priced Anthem home with a mortgage.

Breaking Down Each Cost

Mortgage Payment

At 6.5% interest on a $560,000 loan (80% of $700K), your principal and interest run $3,538 monthly. This is the biggest chunk and decreases slowly over time as you build equity.

If you put down 25% instead of 20%, monthly payment drops to $3,317. Every extra dollar down saves you monthly.

Property Taxes

Nevada property tax averages around 0.7% of assessed value annually. On a $700K home, that's $4,900 per year or $408 monthly.

Property taxes in Nevada are relatively low compared to states like California (1.0% to 1.25%) or Texas (1.5% to 2.5%). This is one area where Nevada actually saves you money.

Home Insurance

Expect $150 to $200 monthly for a $700K home in Anthem. Rates vary based on coverage limits, deductibles, and whether you bundle with auto insurance.

Shop around. Quotes can vary 30% to 40% between companies for identical coverage.

HOA Fees

This is where Anthem costs diverge significantly by section:

Coventry at Anthem: $39/month. Sun City Anthem: $149/month ($446 quarterly). Anthem Highlands: $65/month. Anthem Country Club: $201/month.

Your HOA fees directly correlate with amenities and services. Country Club's $201 monthly buys guard-gated security and premium upkeep. Coventry's $39 monthly covers basic maintenance.

Choose your section based on whether you'll actually use the amenities.

Utilities

Anthem sits in the foothills at higher elevation. Summer heat hits differently here. Expect utility costs to reflect that.

Summer months (June through September): $350 to $500 monthly for electricity alone on a 2,500 to 3,500 sq ft home. Air conditioning runs constantly. Larger homes with pools can hit $600+.

Winter months: $150 to $250 monthly. Heating is cheaper than cooling in Nevada.

Water and sewer: $80 to $120 monthly. Gas (if applicable): $30 to $60 monthly.

Annual average: $300 to $450 monthly total for all utilities.

Maintenance

Budget 1% of home value annually for maintenance. On a $700K home, that's $7,000 per year or $583 monthly.

Most Anthem homes are 15 to 27 years old. HVAC systems, water heaters, and roofs are nearing or past their lifespan. Budget for replacements: new AC unit ($6K to $10K), new water heater ($1,200 to $2,000), new roof ($15K to $25K).

The HOA maintains common areas, but your home's interior and major systems are your responsibility.

What Income Do You Need?

Financial advisors recommend housing costs stay under 28% to 30% of gross monthly income. If your total monthly costs run $5,200, you need gross monthly income of $17,333 to $18,571, which is $208K to $223K annually.

If you're stretching beyond 30% of income, you're house poor. Budget accordingly.

Comparing to Renting

Median rent in Anthem is $2,600 monthly. Owning at $5,000 to $5,400 monthly costs nearly double.

The difference is equity. Your $3,538 mortgage payment builds equity over time. Your $2,600 rent builds nothing. Over 10 to 20 years, ownership wins if Anthem appreciates 3% to 5% annually.

Short-term (1 to 3 years), renting is cheaper. Long-term (10+ years), owning builds wealth.

All-Cash Purchase Changes Everything

If you're paying cash (no mortgage), monthly costs drop dramatically:

Expense	Monthly Cost
Property Tax	$408
Insurance	$150 - $200
HOA	$39 - $201
Utilities	$300 - $450
Maintenance	$583
TOTAL	$1,480 - $1,842

All-cash ownership costs less than half of renting. This is why many retirees in Sun City Anthem pay cash and live affordably in retirement.

The Bottom Line

Owning a median-priced Anthem home ($700K) costs $5,000 to $5,400 monthly with a mortgage. You need $208K to $223K annual income to afford it comfortably. All-cash buyers drop costs to $1,480 to $1,842 monthly, making Anthem very affordable for retirees.

The premium over renting ($2,600) builds long-term equity. Short-term renters save money. Long-term owners build wealth.

Want to run the numbers on a specific Anthem home to see if it fits your budget? Curious about what you can afford in Anthem? Let's talk. I'll help you figure out the real monthly costs before you commit.

Frequently Asked Questions: Anthem Henderson Monthly Living Costs

Q1: What is the total monthly cost of living in Anthem Henderson with a mortgage?

For a median-priced $700,000 home with 20% down and a 6.5% mortgage rate, expect total monthly costs between $5,000 and $5,400. This includes mortgage ($3,538), property taxes ($408), insurance ($150-$200), HOA fees ($39-$201), utilities ($300-$450), and maintenance ($583).

Q2: What income do I need to afford a $700,000 home in Anthem?

You should have an annual gross income of $208,000 to $223,000 to comfortably afford a $700,000 Anthem home. This follows the financial guideline that housing costs should not exceed 28-30% of your gross monthly income.

Q3: How much are HOA fees in Anthem Henderson?

HOA fees vary significantly by section: Coventry at Anthem charges $39/month, Anthem Highlands is $65/month, Sun City Anthem is $149/month, and Anthem Country Club is $201/month. Higher fees typically include more amenities and services like guard-gated security.

Q4: What are typical utility costs in Anthem Henderson?

Average monthly utilities run $300-$450, but this fluctuates seasonally. Summer months (June-September) can cost $350-$500 just for electricity due to air conditioning needs. Winter months drop to $150-$250. Water and sewer add $80-$120 monthly, and gas (if applicable) is $30-$60 monthly.

Q5: How much are property taxes on a $700,000 Anthem home?

Nevada property tax averages 0.7% of assessed value annually. On a $700,000 home, you'll pay approximately $4,900 per year or $408 monthly. This is relatively low compared to states like California (1.0-1.25%) or Texas (1.5-2.5%).

Q6: Is it cheaper to rent or buy in Anthem Henderson?

Renting costs around $2,600 monthly in Anthem, which is nearly half the cost of owning with a mortgage ($5,000-$5,400). However, owning builds equity over time. Short-term (1-3 years), renting is cheaper. Long-term (10+ years), owning typically builds more wealth if property appreciates 3-5% annually.

Q7: How much does it cost to own an Anthem home if I pay all cash?

All-cash ownership dramatically reduces monthly costs to $1,480-$1,842. This includes only property taxes ($408), insurance ($150-$200), HOA fees ($39-$201), utilities ($300-$450), and maintenance ($583). This makes Anthem very affordable for retirees who buy without a mortgage.

Q8: How much should I budget for home maintenance in Anthem?

Budget 1% of your home's value annually for maintenance. On a $700,000 home, that's $7,000 per year or $583 monthly. Most Anthem homes are 15-27 years old, so plan for major replacements like HVAC systems ($6,000-$10,000), water heaters ($1,200-$2,000), and roofs ($15,000-$25,000).

Q9: How does the down payment amount affect monthly costs?

A larger down payment significantly reduces monthly mortgage costs. With 20% down ($140,000) on a $700,000 home, your monthly principal and interest is $3,538. Increase to 25% down ($175,000), and your payment drops to $3,317—a savings of $221 per month or $2,652 annually.

Q10: What are typical home insurance costs in Anthem Henderson?

Expect to pay $150-$200 monthly ($1,800-$2,400 annually) for home insurance on a $700,000 Anthem property. Rates vary based on coverage limits, deductibles, and whether you bundle with auto insurance. Shopping around can save you 30-40% as quotes vary significantly between companies.

Q11: Why are summer utility bills so high in Anthem?

Anthem sits in the Henderson foothills at higher elevation where summer heat is intense. Air conditioning runs constantly from June through September, causing electricity costs to spike to $350-$500+ monthly for typical 2,500-3,500 sq ft homes. Larger homes with pools can exceed $600 monthly during peak summer.

Q12: What's included in the different HOA fee levels across Anthem sections?

Lower HOA fees ($39-$65) typically cover basic common area maintenance. Mid-range fees ($149) in Sun City Anthem include amenity access and enhanced services. Higher fees ($201) at Anthem Country Club provide guard-gated security, premium landscaping, and country club amenities. Choose based on which amenities you'll actually use.