The Affordable Senior Community Everyone's Talking About — and Why It Matters for Downsizing Homeowners in Las Vegas

Linda hadn't planned to spend her Saturday morning researching apartment buildings. But when her neighbor mentioned a new senior community in Southwest Las Vegas with rents under $1,200—utilities included—she grabbed her laptop. Within fifteen minutes, she'd found Buffalo Cactus Senior Apartments. Within an hour, she was rethinking everything about her three-bedroom house in Henderson.

The number on the calculator didn't lie. Between the mortgage, property taxes, utilities, HOA fees, and last month's AC repair, she was spending $2,800 monthly to maintain a house she no longer needed. Then she saw the listing: Buffalo Cactus Senior Apartments, Southwest Las Vegas, $573–$1,377 per month, all utilities included. She read it twice.

The property had just opened in October 2025. It was brand new. And it was already 90% leased.

She wasn't the only one paying attention.

Within days of its grand opening, Buffalo Cactus Senior Apartments became one of the most sought-after addresses in the Las Vegas valley. Not because of luxury amenities or a celebrity designer. But because it solved a problem thousands of homeowners face: how to maintain financial stability while transitioning to low-maintenance living.

This is the story of that property, the people it serves, and what it means for anyone considering selling their home to downsize in Las Vegas.

What Makes Buffalo Cactus Senior Apartments Different

Buffalo Cactus Senior Apartments sits at 10589 S Buffalo Dr, Las Vegas, NV 89179, at the intersection of Buffalo Drive and Cactus Avenue in Southwest Las Vegas. The three-story, 125-unit community opened in October 2025 after 18 months of construction. Developer Nevada HAND, the state's largest nonprofit affordable housing organization, designed the property specifically for seniors navigating the affordability crisis.

The attention it's generating isn't hype. It's necessity. Nevada ranks at the bottom nationwide for available affordable rental homes, according to the National Low Income Housing Coalition. Seniors represent nearly one-third of households classified as extremely low income. When Nevada HAND receives approximately 2,000 calls daily from people desperate for affordable housing, a 125-unit property doesn't solve the crisis—but it demonstrates what's possible when public and private resources align.

Clark County Commissioner Justin Jones emphasized the property's role: "It is a home for seniors, your mom, dad, aunt, and uncle, so you can visit them and have that experience with them in a beautiful property and community." The project received critical support from state and county leaders, with nearly half of its budget funded through government partnerships.

For homeowners exploring affordable senior housing options in Las Vegas, Buffalo Cactus represents a tangible alternative to the financial and physical demands of homeownership.

Affordable 55+ Senior Living in Southwest Las Vegas

Location shapes affordability. Buffalo Cactus Senior Apartments is situated in the Mountain's Edge area of Southwest Las Vegas, a developing region that balances access to services with lower land costs. The property sits near Mountains Edge Regional Park, offering walking trails and recreational spaces within a short distance.

The 89179 zip code provides proximity to shopping centers, medical facilities, and essential services, though the area has limited walkability (Walk Score: 0/100). Buffalo Cactus addresses this challenge through its free shuttle transportation service, reducing car dependency for residents who no longer wish to maintain personal vehicles.

For homeowners considering senior apartments in Southwest Las Vegas, the location offers a middle ground: newer infrastructure, access to parks and services, and proximity to major roadways without the premium pricing of more established neighborhoods.

How Income-Restricted Housing Works (30–60% AMI Explained)

Here's where Buffalo Cactus differs from market-rate senior apartments. The property operates as income-restricted housing, serving households earning between 30% and 60% of the Area Median Income (AMI) for Clark County.

What does that mean in actual dollars? For 2025, HUD's income limits set the following thresholds:

• One-person household: $21,450 to $42,840 annually
  

• Two-person household: Up to $48,960 annually
  
  

Rent is calculated as a percentage of your income, not a flat market rate. This income-based rent structure ensures housing costs remain proportional to what you earn. At Buffalo Cactus, monthly rent ranges from $573 to $1,377, depending on household size and income level.

Income Eligibility Snapshot

• 1-person household: $21,450–$42,840/year
  

• 2-person household: up to $48,960/year
  

• Rent range: $573–$1,377/month
  

• All utilities included
  

Why do these programs exist? Because market forces alone don't produce housing affordable to extremely low-income households. Income-restricted properties like Buffalo Cactus fill the gap between available income and actual housing costs, preventing displacement and homelessness among vulnerable populations.

For a deeper explanation of how AMI calculations work, see our guide on understanding AMI and income-restricted housing.

Understanding HOPA vs. 62+ Senior Housing Rules

Buffalo Cactus operates as a 55+ community under the Housing for Older Persons Act (HOPA), a federal law that permits age-restricted housing under specific conditions. This differs from Section 202 housing, which requires residents to be 62 or older.

HOPA allows communities to restrict residency to those 55 and above if they meet compliance requirements: at least 80% of occupied units must have one resident who is 55 or older, and the property must publish policies demonstrating intent to operate as senior housing.

The legal framework exists to balance fair housing protections with the need for housing tailored to older adults' preferences and circumstances. It's a process-based exemption, not a demographic preference—applicants simply need to meet the age threshold and income qualifications.

If you're 55 or older and meet income requirements, you're eligible. If you're 54, you're not—regardless of circumstances. The law doesn't assess "need" or "fitness." It sets clear, objective criteria.

Apartment & Community Amenities at Buffalo Cactus

Buffalo Cactus offers one-bedroom units (682–889 square feet) and two-bedroom units (849–890 square feet). All apartments feature modern finishes, energy-efficient design, and accessible features including elevator access throughout the three-story building.

What's included in rent sets Buffalo Cactus apart from many market-rate properties:

• All electric and gas utilities (no surprise bills)
  

• Free covered parking
  

• Free on-site laundry facilities
  

Community amenities include:

• Swimming pool and spa
  

• Fitness center
  

• Community room for social gatherings
  

• Library
  

• Dog park (pets up to 50 lbs welcome with $250 deposit)
  

• Free shuttle transportation
  

• On-site resident services
  

• 24-hour emergency maintenance
  

Why "Utilities Included" Changes the Math

In Las Vegas, where summer temperatures routinely exceed 110°F, utility costs can be unpredictable and substantial. Average electric bills during peak summer months often exceed $200–$300 for air conditioning alone. When you're on a fixed income, that variability creates stress.

Utilities included means your monthly housing cost is predictable. You pay the same amount whether it's July or January. For households managing Social Security income, this stability is critical for budgeting and financial planning.

Supportive Services and Transportation

Nevada HAND's on-site resident services provide no-cost support to help seniors live independently. These services include assistance connecting to community resources, wellness programs, and social activities designed to reduce isolation.

The free shuttle transportation addresses a key challenge: mobility without car ownership. As homeowners downsize, many consider whether they still need to maintain a vehicle with its associated costs (insurance, registration, fuel, maintenance). Buffalo Cactus's shuttle service provides an alternative, offering scheduled transportation for essential trips.

Downsizing Your Home: A Step-by-Step Guide for Las Vegas Sellers

If you're considering selling your home to downsize in Las Vegas, the process involves more than listing your property. It requires coordinating timing, understanding your financial position, and researching housing alternatives—ideally before you commit to a sale.

Step 1 — Calculate Your True Housing Costs

Most homeowners underestimate their total monthly housing expense. Start by adding:

• Mortgage payment (principal and interest)
  

• Property taxes
  

• Homeowners insurance
  

• HOA fees (if applicable)
  

• Average monthly utilities (electric, gas, water, trash)
  

• Maintenance and repairs (averaged annually, then divided by 12)
  

• Landscaping or yard care
  

• Property upgrades or improvements
  

For many Las Vegas homeowners, the true cost ranges between $2,200 and $3,000+ per month—often more than expected when maintenance and utility spikes are factored in.

Two-column comparison showing typical homeowner costs ($2,200–$3,000+) vs. Buffalo Cactus rent with utilities ($573–$1,377)

Compare that to income-based rent with utilities included at Buffalo Cactus. For eligible households, the savings can exceed $1,500–$2,000 monthly.

Step 2 — Get a Market Analysis

Las Vegas home values reached a median price around $480,000 in 2025, though individual property values vary widely by location, condition, and market timing. Understanding your home's current value and your equity position helps you evaluate whether downsizing makes financial sense.

Request a free seller consultation to get a professional market analysis. Consider factors like:

• Current comparable sales in your neighborhood
  

• Estimated net proceeds after closing costs and agent commissions
  

• Potential capital gains tax implications (consult a tax professional)
  

• Timeline to close and receive funds
  

For context on current market conditions, review our latest Las Vegas market update.

Step 3 — Research Senior Housing Options

Here's where timing matters. Properties like Buffalo Cactus lease quickly—115 of 125 units were claimed within days of opening. If you wait until after you've sold your home to research apartments, you may face a gap where you have proceeds but no place to move.

Start researching and applying to senior apartments with utilities included in Las Vegas before listing your property. Understand:

• Application requirements (income verification, background checks)
  
  

• Waitlist timelines (can range from weeks to months)
  
  

• Move-in costs (screening fees, holding deposits, security deposits)
  
  

• Lease terms and conditions
  
  

If Buffalo Cactus is full, Nevada HAND manages 35 communities across Southern Nevada, many serving seniors. Alternative income-restricted properties exist throughout the valley, though availability remains constrained.

Step 4 — Coordinate the Move

Downsizing from a single-family home to a one- or two-bedroom apartment requires decluttering and rightsizing your possessions. This process takes longer than most people anticipate.

Use our senior-focused moving checklist to plan the transition. Key considerations include:

• Sorting belongings (keep, donate, sell, discard)
  

• Measuring your new space to ensure furniture fits
  

• Scheduling movers experienced with senior relocations
  

• Transferring utilities and updating your address
  

• Coordinating closing dates with lease start dates
  
  

For a comprehensive guide to the entire process, see our complete downsizing guide for Las Vegas homeowners. thebrenkusteam.com

Financing Explained: LIHTC and Private Activity Bonds

How does a property like Buffalo Cactus get built when rents are far below market rate? Through a complex financing structure involving federal tax incentives, state and local government support, and nonprofit development expertise.

Buffalo Cactus Senior Apartments was financed through:

1. Low-Income Housing Tax Credits (LIHTC): The federal government's primary tool for creating affordable housing. Developers receive tax credits in exchange for keeping rents affordable for a minimum of 30 years.
   
   

2. Private activity bonds: The Nevada Housing Division issued multi-unit housing revenue notes not to exceed $24 million to finance the project's acquisition and construction. These tax-exempt bonds require no state or local government debt obligation.
   
   

3. State and county resources: Approximately half of Buffalo Cactus's budget came from state and county funding, likely including support from the Clark County Community Housing Fund and Nevada's affordable housing initiatives.
   
   

In plain English: public funding and tax incentives reduce the developer's cost of capital, allowing Nevada HAND to charge income-based rents that would be impossible if the project relied solely on conventional financing. The 30-year affordability requirement ensures these units remain accessible long-term, not just at opening.

For more detail on how LIHTC senior housing in Las Vegas operates, visit Nevada HAND's LIHTC overview.

Living in Mountain's Edge: Parks, Services, and Transportation

Mountain's Edge offers newer infrastructure and planned development compared to older Las Vegas neighborhoods. Residents have access to Mountains Edge Regional Park, featuring walking trails, sports fields, and recreational facilities. The area includes shopping centers with grocery stores, pharmacies, and restaurants within a few miles.

Medical facilities, including urgent care clinics and specialty providers, are accessible via major roadways. The neighborhood's master-planned nature means sidewalks, landscaping, and community amenities are integrated into the design—though vehicle access remains necessary for most errands.

Buffalo Cactus's free shuttle service helps bridge the transportation gap, particularly for residents who've chosen to forgo car ownership. For seniors evaluating whether to maintain a vehicle, this service provides flexibility without the $300–$500+ monthly cost of car payments, insurance, gas, and maintenance.

Additional Housing Programs: Section 8 and Voucher Acceptance

Buffalo Cactus Senior Apartments accepts Section 8 Housing Choice Vouchers, a federal rental assistance program administered by local public housing authorities. If you currently hold a voucher or are on a waiting list, Buffalo Cactus is an eligible property.

How vouchers work with income-restricted properties: Your voucher covers a portion of the rent based on your income, and you pay the difference (typically 30% of your adjusted monthly income). Because Buffalo Cactus already operates as affordable housing with income-based rents, combining a voucher can further reduce your out-of-pocket cost.

To apply for Section 8 vouchers in Clark County, contact the Southern Nevada Regional Housing Authority. Be aware that waitlists for vouchers can extend for months or years due to high demand.

Next Steps: How to Apply for Housing at Buffalo Cactus (89179)

Ready to explore whether Buffalo Cactus is right for your situation? Here's what the application process involves:

Contact Information:

• Property address: 10589 S Buffalo Dr, Las Vegas, NV 89179
  
  

• Nevada HAND main line: (702) 739-3345
  
  

• Website: Nevada HAND
  
  

Application Requirements:
You'll need to provide documentation including:

• Proof of income (pay stubs, Social Security statements, pension documentation)
  
  

• Government-issued photo identification
  
  

• Rental history (previous landlords, payment records)
  
  

• Background check authorization
  
  

Fees:

• Screening fee: $26 per adult household member ($17 for live-in aides)
  
  

• Holding deposit: $250 (applied toward move-in costs if approved)
  
  

• Security deposit: $500 or up to one month's rent, depending on credit evaluation
  
  

Timeline:
Processing times vary based on application volume and verification requirements. Expect several weeks from application submission to approval. As of late October 2025, approximately 115 of 125 units were leased, meaning limited immediate availability. Contact the property directly for current waitlist information.

Buffalo Cactus Quick Facts

• Address: 10589 S Buffalo Dr, Las Vegas, NV 89179
  

• Age requirement: 55+ (HOPA)
  

• Income: 30–60% AMI
  

• Units: 125 total (1BR and 2BR)
  

• Rent: $573–$1,377 (utilities included)
  

• Amenities: Pool, fitness center, free shuttle, on-site services
  

• Accepts Section 8: Yes
  

• Pet-friendly: Yes (≤50 lbs, $250 deposit)
  

• Developer: Nevada HAND
  
  

Frequently Asked Questions

Q: Is Buffalo Cactus Senior Apartments a 55+ or 62+ community?
A: Buffalo Cactus is a 55+ community operating under the Housing for Older Persons Act (HOPA). Residents must be at least 55 years of age to qualify.

Q: Are utilities included in the rent at Buffalo Cactus?
A: Yes. All electric and gas utilities are included in your monthly rent, providing predictable housing costs without surprise bills.

Q: What income level qualifies for housing at 30–60% AMI?
A: For 2025, one-person households earning between $21,450 and $42,840 annually qualify. Two-person household limits extend to $48,960 per year. Rent is scaled based on your income within this range.

Q: Does Buffalo Cactus accept Section 8 housing vouchers?
A: Yes. Buffalo Cactus Senior Apartments accept Housing Choice Vouchers (Section 8).

Q: How do I sell my house and move to a senior apartment in Las Vegas?
A: Start by getting a market analysis to understand your home's value and potential proceeds. Simultaneously, research senior housing options and apply early (waitlists exist). Work with a real estate agent experienced in downsizing transitions to coordinate timing between your home sale and apartment lease start.

Q: What amenities are included at Buffalo Cactus?
A: Amenities include a swimming pool, spa, fitness center, community room, library, dog park, free covered parking, free shuttle transportation, on-site resident services, and 24-hour emergency maintenance.

Q: Where is Buffalo Cactus located and what's nearby?
A: The property is at 10589 S Buffalo Drive in Southwest Las Vegas (89179), near the intersection of Buffalo and Cactus in the Mountain's Edge area. Mountains Edge Regional Park, shopping centers, and medical facilities are nearby.

Q: Who developed Buffalo Cactus Senior Apartments?
A: Nevada HAND, Nevada's largest nonprofit affordable housing developer, created Buffalo Cactus. The organization manages nearly 5,000 units across 35 communities in Southern Nevada.

Q: How was Buffalo Cactus funded?
A: The project used Low-Income Housing Tax Credits (LIHTC), private activity bonds from the Nevada Housing Division ($24M), and support from the Clark County Community Housing Fund and state resources.

Q: How long is the application process?
A: Processing times vary based on application volume and verification requirements. Expect several weeks from application submission to approval. Given high demand, early application is recommended.

Making the Decision That's Right for You

Downsizing isn't just about square footage. It's about aligning your housing costs with your financial reality, reducing maintenance burdens, and choosing a lifestyle that supports your priorities.

Buffalo Cactus Senior Apartments represents one option within a broader landscape of choices. For income-qualified households, it offers predictable costs, supportive services, and freedom from the responsibilities of homeownership. For homeowners whose income exceeds 60% AMI, market-rate senior communities or other housing alternatives may be more appropriate.

The key is starting the exploration process early—before financial pressure forces a rushed decision.

Curious how these options might fit your situation? Let's connect and explore your choices.

About the Author

Gavin Brenkus | Lead Agent & Director of Lead Generation

A three-time recipient of the prestigious "Who's Who Under 40" award from Las Vegas REALTORS®, Gavin Brenkus has firmly established himself as one of the most accomplished real estate professionals in Southern Nevada. As a Lead Agent and the Director of Lead Generation for The Brenkus Team, he is an integral part of a family-owned legacy that has achieved nearly $2 billion in sales volume and successfully closed over 8,000 transactions.

For Gavin, real estate is more than a profession—it's a lifelong passion. Immersed in the industry from the age of 16 and licensed before graduating high school, he offers a rare depth of market knowledge that combines youthful energy with decades of absorbed expertise.

His professional philosophy is built on a foundation of listening. Gavin is dedicated to fully understanding the unique wants and concerns of his clients, allowing him to curate a tailored and seamless experience from start to finish. This client-first approach ensures that everyone he works with feels heard, valued, and expertly guided.

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