Las Vegas 55+ active adult communities deliver age-restricted housing with extensive amenities — pools, golf, fitness centers, social clubs, on-site staff — at price points typically $100-200K below comparable non-restricted homes. The largest 55+ master plans in the valley are Sun City Summerlin (7,800+ homes), Sun City Anthem (7,144 homes), Sun City MacDonald Ranch, Sun City Aliante, Sun City Mesquite (Pulte), Solera at Anthem (Del Webb), Trilogy at Summerlin (Shea), Heritage at Cadence, Heritage at Stonebridge, and Regency at Summerlin. Most 55+ communities require at least one resident age 55+ and prohibit residents under 19.
Las Vegas has 21 active 55+ communities housing 25,000+ age-restricted homes — the largest concentration in the western United States. The two anchors are Sun City Summerlin (7,779 homes) and Sun City Anthem (7,219 homes), both Del Webb. Entry prices start at $280K (Ardiente, North Las Vegas); luxury tops $1.3M (Sun Colony at Siena). Match with the right community →
According to the US Census Bureau 2020 Demographic and Housing Characteristics, Clark County’s 65+ population grew 38% from 2010 to 2020 — the highest growth rate of any major Sun Belt metro. The combination of zero state income tax, a 3% annual property-tax cap on primary residences (NRS 361.4723), 300+ sunny days, and the densest concentration of Del Webb master-planned 55+ inventory in the western US makes Southern Nevada the top retirement-relocation destination.
Retirement income (Social Security, pensions, IRA distributions, 401(k) withdrawals) faces no state tax in Nevada. California taxes withdrawals up to 13.3%; New York up to 10.9%. A $200K-income retiree saves $15,000-$26,000 per year.
Nevada has zero state-level estate or inheritance tax. California, New York, Illinois, and 15 other states tax estates at the state level. For high-net-worth retirees, Nevada residency saves 6-16% of estate value.
NRS 361.4723 caps annual tax increases at 3% for owner-occupied primary residences. Long-tenured 55+ owners enjoy multi-decade tax certainty no other state matches.
UMC Trauma Center, Sunrise Hospital, Henderson Hospital, St. Rose Dominican (3 campuses), Mountain View, and Centennial Hills are within 30 minutes of every major 55+ community. Roseman University adds geriatric specialty care.
300+ sunny days. Mild winters (50-65°F daytime) ideal for year-round golf, hiking, pickleball, biking. Per the AARP Livability Index, the valley scores above average on outdoor-active categories.
Sun City Summerlin has 80+ chartered clubs and three golf courses. Sun City Anthem has 100+ clubs and 67,000 sqft of clubhouses. No other US metro concentrates this much active-adult programming.
Sources: US Census Bureau 2020 DHC, AARP Livability Index, Nevada Department of Taxation.
All 21 active 55+ communities with photos, builder info, total home counts, HOA fee ranges, and the buyer profile each best serves. Cards link through to the full community page with current listings, HOA documents, and contact info.
The original Sun City Las Vegas — opened 1989 on the Summerlin master plan. 7,779 single-family homes across 2,400 acres with three golf courses, four rec centers, 80+ clubs, and tennis/pickleball complexes. Highest elevation in the valley (2,700 ft) means cooler summer evenings.
Guard-gated Toll Brothers community on the west edge of Summerlin with an 18-hole Sienna Golf Club, lakes, and a 35,000 sqft clubhouse. Smaller footprint than Sun City but tighter community feel and premium finishes.
The luxury enclave inside Siena — single-story estates 2,000–3,500 sqft with private courtyards and golf-course frontage. Top tier of 55+ pricing in Las Vegas.
Newest active-adult community inside Summerlin (started 2019). Toll Brothers single-story floor plans 1,800–3,000 sqft with a private clubhouse, fitness, pickleball, resort pool, and indoor lap pool.
Shea Homes single-story plans with Outlook Club amenity hub — resort pool, fitness, demo kitchen, art studio, pickleball. Modern desert-contemporary architecture, popular with relocating CA executives.
Lennar's active-adult plan inside the Stonebridge village of Summerlin. Single-story new construction with a 14,000 sqft private clubhouse, resort pool, pickleball, and dog park.
The newest Summerlin village (not exclusively 55+, but includes Heritage at Stonebridge). Lower elevation neighborhoods front the Red Rock canyon. Great fit for buyers who want age-restricted living inside a multi-generational master plan.
Boutique 55+ neighborhood inside Summerlin South — KB Home single-story plans 1,400–2,200 sqft. No private clubhouse (residents use the Summerlin Trails system) which keeps HOA low.
Late-1990s Del Webb community off Cheyenne in northwest Las Vegas. Mature trees, smaller plans (1,200–2,000 sqft), and one of the lowest HOAs in the active-adult category. 18-hole golf course included.
Shea Homes' active-adult community inside the Skye Canyon master plan in northwest Las Vegas. 1,275 single-story homes with a 19,000 sqft Outlook Club — resort pool, fitness, pickleball, demo kitchen, art studio. Best fit for buyers who want newer construction outside Summerlin proper.
Largest 55+ community in Henderson — 7,219 homes on 2,000 acres along the Black Mountain foothills. Three rec centers, two 18-hole courses nearby, 50+ clubs, and panoramic Strip views from the upper neighborhoods.
The center section of Sun City Anthem with closest access to the 49,000 sqft Anthem Center clubhouse. Same HOA, same amenities as the full community — just a different geographic slice.
Upper-elevation south section of Sun City Anthem — best Strip and Black Mountain views in the master plan. Newer construction than the original Anthem center, slightly higher prices.
Mid-size Del Webb community wrapping the MacDonald Ranch 18-hole golf course in central Henderson. 2,491 homes, 35,000 sqft clubhouse, easier access to Henderson dining and 215 than Sun City Anthem.
Quieter sibling community next to Sun City Anthem — 1,084 homes with a 14,000 sqft clubhouse, two pools, fitness, tennis, pickleball. Lower HOA and more affordable entry than neighboring Sun City Anthem.
Lennar's active-adult section inside the Cadence master plan — a 2,200-acre former cement plant redevelopment with 110 acres of parks and a central event lawn. Single-story new construction with a private Heritage clubhouse.
Guard-gated Del Webb section inside the Lake Las Vegas resort community. 1,225 homes with a 30,000 sqft Falls Lodge clubhouse, two pools, fitness, two golf courses adjacent, and walkable access to MonteLago Village.
Pulte's active-adult community in south Henderson off St. Rose Parkway. 498 single-story homes with a 13,000 sqft clubhouse, resort pool, pickleball, dog park, and easy access to Henderson Executive Airport.
The most affordable entry into Las Vegas 55+ living. Shea Homes single-story plans starting in the $280s, guard-gated with a 21,000 sqft clubhouse, resort pool, pickleball, and fitness.
Del Webb's North Las Vegas community wrapping the Aliante Golf Club. 1,917 homes, 31,000 sqft clubhouse, two pools, tennis/pickleball, and one of the lowest median list prices among Las Vegas 55+ communities.
Newest Del Webb community in north Las Vegas (started 2022). Single-story new construction with a private clubhouse, resort pool, pickleball, and the lowest entry pricing for new construction in the active-adult category.
The three flagship Del Webb communities in the valley together house ~17,500 of the 25,000+ 55+ homes. Most Del Webb-loyal buyers narrow to one of these three within their first week of touring. Here's the side-by-side.
| Factor | Sun City Summerlin | Sun City Anthem | Sun City MacDonald Ranch |
|---|---|---|---|
| Built | 1989–2002 | 1998–2008 | 1995–2002 |
| Total homes | 7,779 | 7,219 | 2,491 |
| Location | NW Las Vegas (Summerlin) | Henderson (Black Mountain) | Central Henderson |
| Elevation | ~2,700 ft | ~2,200 ft | ~1,900 ft |
| Drive to Strip | 18-22 min | 22-28 min | 15-20 min |
| Drive to Reid Airport | 22-26 min | 16-20 min | 14-18 min |
| Rec center sqft | 120,000+ (4 centers) | 67,000 (2 centers) | 35,000 (1 clubhouse) |
| On-site golf courses | 3 (Del Webb) | 0 on-site (Anthem CC nearby) | 1 (MacDonald Ranch GC) |
| Chartered clubs | 80+ | 100+ | 40+ |
| HOA fees | $135-$165/mo | $125-$155/mo | $130-$160/mo |
| Price range | $420K-$850K | $390K-$780K | $430K-$720K |
| Demographic skew | Older, established social | Younger, more newer construction | Mid-tier, central location |
The decision rule we use with clients: if golf is the #1 priority, Sun City Summerlin wins (3 on-site Del Webb courses). If social-club density is #1, Sun City Anthem wins (100+ clubs and the largest single clubhouse in any 55+ community in the western US). If proximity to Henderson dining and the airport matters most, Sun City MacDonald Ranch wins. Resale velocity in 2026 has been strongest at Sun City Anthem (median 22 days on market) versus Summerlin (28 days) and MacDonald Ranch (34 days).
According to the US Department of Housing and Urban Development, the Housing for Older Persons Act of 1995 (HOPA) requires that at least 80% of occupied units in a community have one resident aged 55 or older. According to the US Department of Justice, age-restricted communities that meet HOPA criteria qualify for a legal exemption under the Fair Housing Act of 1968. Three rules apply to every Las Vegas 55+ community:
The 20% allowance gives flexibility for surviving spouses under 55, adult-child caregivers, disabled family members, and similar cases. It does not mean 20% of buyers can be under 55 by choice.
Many Las Vegas 55+ communities apply stricter local CC&Rs. Sun City Summerlin and Sun City Anthem both prohibit permanent residents under 19 (visitors of any age are fine within guest-stay limits). Solera at Anthem, Trilogy at Summerlin, and Sun Colony at Siena have similar under-19 permanent-residency restrictions.
What to verify before purchasing:the community’s current age-occupancy ratio (some are at 95%+ over 55), the specific permanent-residency age floor, and the guest-stay maximum (typically 30-90 days/year). Nevada Real Estate Group can pull the current age-occupancy stats during your buy-box conversation.
Most 55+ buyers fit one of six profiles. Match yours, then narrow to 2-3 communities for in-person touring.
3 on-site Del Webb courses with bundled resident play. Trilogy at Summerlin adds modern desert-contemporary design.
100+ chartered clubs, 47,000 sqft Anthem Center plus 20,000 sqft Liberty Center — the largest clubhouse footprint in any 55+ community in the western US.
Guard-gated, premium finish, single-story custom-feel homes inside larger master plans. The "downsizer-but-not-really" buyer.
New construction, HOA-maintained landscape, lock-and-leave-friendly. Best for buyers spending 4-6 months per year out of state.
North Las Vegas. Lower entry prices, smaller homes, still HOA-maintained with rec center access. Best dollar-per-sqft.
Shea Homes, Lennar, and Del Webb 55+ inventory still under active sales. Builder incentives, customization windows, and 10-year warranties.
Las Vegas 55+ HOA structures confuse most first-time buyers because there are typically two or three layers stacked on top of each other. Here’s how to read them.
Layer 1 — Master HOA. The master association fee for the larger neighborhood (Summerlin, Cadence, Lake Las Vegas). This covers shared parks, trails, perimeter landscaping, and master-plan governance. Sun City Summerlin pays no master fee because Sun City IS the master plan. Heritage at Cadence pays both a Cadence master fee AND a Heritage sub-association fee.
Layer 2 — Sub-association (your community).The 55+ community’s own HOA covers exterior landscape on your lot, the clubhouse and rec center, pools, fitness facilities, organized social programming, and reserves for major capital projects. This is usually the bigger of the two layers ($120-$200/month typical).
Layer 3 — Golf membership (if applicable). On-site golf is sometimes bundled (Trilogy at Summerlin includes Outlook Club golf in HOA) and sometimes separate (Sun City Anthem residents pay $50K-$100K+ for Anthem CC membership). Sun City Summerlin golf is technically public-access semi-private with discounted resident play — no separate "membership," just lower greens fees.
Recreation transfer fee on resale. Most master plans charge a one-time transfer fee at close ($500-$3,500) plus a capital contribution to the reserve fund. These are negotiable in some transactions but rarely waived — confirm the line items in your title commitment.
Special assessments for major work. When a clubhouse needs renovation, the HOA can levy a special assessment on every homeowner. Sun City Summerlin charged $1,400 per home in 2023 for the Mountain Shadows Pavilion renovation. Sun City Anthem assessed $850 per home in 2024 for Anthem Center HVAC replacement. Always review the most recent reserve study and 2-year meeting minutes before going under contract.
Beyond purchase price, plan for these recurring and one-time costs.
| Cost Category | Range | Notes |
|---|---|---|
| Monthly HOA | $110-$215 | Eagle Crest low end; Sun Colony at Siena high end |
| Annual property tax (effective) | 0.94-1.03% of market value | $2,800-$5,200/yr on $300K-$500K homes |
| Golf membership (if private) | $50K-$150K initiation | Anthem CC, Revere, DragonRidge — optional |
| Annual golf dues (if member) | $8K-$30K | Plus cart fees, food/bev minimum |
| Capital contribution at close | $500-$5,000 | One-time HOA fee, seller may credit |
| HOA transfer fee | $200-$500 | One-time at closing |
| Annual special assessment | $0-$2,800 | SID/LID bonds in newer master plans |
| Summer utilities (3,000 sqft) | $250-$450/month June-Sept | NV Energy + Southwest Gas |
According to the Nevada Department of Taxation, owner-occupied primary residences are capped at a 3% annual property tax increase under NRS 361.4723 — meaningful long-term protection for fixed-income retirees. According to the US Bureau of Labor Statistics Consumer Expenditure Survey, the average Las Vegas household spent ~$5,200 on utilities in 2024 — summer cooling drives the majority of that bill for 55+ buyers in larger single-story homes.
Additional data: Clark County Treasurer, individual community HOA published budgets.
New construction wins on:10-year structural builder warranty, 2026 finishes (smart-home wiring, EV-ready garages, energy-efficient HVAC), customization windows (cabinet/counter/flooring selections during construction), and 2026 builder incentives. Current incentives we’re seeing: Del Webb at North Ranch is offering a 2/1 rate buydown reducing year-one mortgage rate by 2 percentage points; Lennar at Heritage at Cadence is crediting $15,000-$25,000 toward closing costs; Toll Brothers at Regency at Summerlin includes the design-center upgrade package at no additional cost on inventory homes.
Resale wins on: mature landscaping (a 25-year-old Sun City Summerlin home has full-grown trees vs a new Cadence home with twigs), proven clubhouse usage patterns (you can see which clubs are active before joining), no construction-noise neighbors, and the ability to walk the actual home before committing. Resale also typically transacts faster (30-45 day escrow vs 6-12 months for new build).
Appreciation data 2023-2026. Per Clark County recorded sale comparisons, the five largest 55+ communities have appreciated as follows over the trailing 36 months: Sun City Summerlin +18.2%, Sun City Anthem +21.4%, Sun City Aliante +24.1% (lower base, highest %), Sun City MacDonald Ranch +16.8%, and Solera at Anthem +19.5%. Newer construction generally appreciates slightly faster from a lower base; older established communities deliver more stable appreciation with lower volatility.
Our recommendation: if you’re 65 or older and want to be settled in within 6 months, buy resale. If you’re 55-65 with timeline flexibility and want builder warranties, buy new construction. According to the AARP Livability Index, Las Vegas scores above average on housing affordability and outdoor-recreation categories for residents 55+ — both new construction and resale 55+ inventory benefit from that backdrop. Either way, Nevada Real Estate Group represents you at no cost in either transaction (the seller or builder pays the buyer agent commission).
Free 55+ Match Consult30-minute call with Chris Nevada or a senior 55+ specialist. We map your buy box, lifestyle, golf preference, social-club priority, and pet/family situation against the right 2-3 communities. No obligation.
The Las Vegas metro area has 21 distinct 55+ active adult communities housing more than 25,000 age-restricted homes. The two largest are Sun City Summerlin (7,779 homes in northwest Las Vegas) and Sun City Anthem (7,219 homes in Henderson), both developed by Del Webb. Newest additions include Trilogy Sunstone in Skye Canyon, Del Webb at North Ranch in North Las Vegas, and Heritage at Cadence in Henderson.
The federal Housing for Older Persons Act (HOPA) allows 55+ communities to legally restrict residency by age. At least 80 percent of occupied units must have one resident aged 55 or older. The remaining 20 percent provides flexibility for surviving spouses, adult-child caregivers, and similar cases. Some Las Vegas communities apply stricter local CC&Rs — Sun City Summerlin and Sun City Anthem both prohibit permanent residents under 19, regardless of the 80/20 allowance.
Sun City Summerlin (1989-2002, 7,779 homes, northwest Las Vegas in ZIP 89134/89144) sits at higher elevation against Red Rock Canyon. It has four recreation centers totaling 120,000+ sqft, three Del Webb golf courses, and 80+ chartered clubs. Sun City Anthem (1998-2008, 7,219 homes, Henderson in ZIP 89052) sits in the southeast valley. It has two championship golf courses, a 47,000-sqft Anthem Center plus a 20,000-sqft Liberty Center, and 100+ clubs. Sun City Summerlin tends to have older buyers and more established social structure; Sun City Anthem skews slightly younger.
Monthly HOA fees range from approximately $110 at older Del Webb communities like Eagle Crest to $215+ at newer luxury communities like Sun Colony at Siena. Median range is $140-$185/month. Fees typically cover exterior landscape maintenance, recreation center access, community pools, fitness facilities, and organized social programming.
Most do, but golf model varies. Sun City Summerlin has three on-site Del Webb-built courses, public-access semi-private with discounted resident memberships. Sun City Anthem residents access Anthem CC and Revere at Anthem (private, separate $50K-$100K+ initiation). Trilogy at Summerlin, Siena, Sun City MacDonald Ranch, and Del Webb at Lake Las Vegas have on-site courses with bundled resident play. Newer Del Webb communities often partner with nearby courses rather than build on-site.
All Las Vegas 55+ communities allow grandchildren and family members of any age to visit. The age restriction applies to permanent residency, not guests. Most communities permit guest stays of 30-90 days per year. Sun City Summerlin and Sun City Anthem prohibit permanent residents under 19, but allow extended visits within published guest-stay limits.
Yes, with restrictions. Most communities allow up to two domestic pets per household, with breed and weight limits specified in the CC&Rs. Sun City Summerlin and Sun City Anthem both allow dogs and cats with a 2-pet limit and leash requirements in common areas. Some communities restrict aggressive breeds. Newer Del Webb communities tend to have more pet-friendly policies than older properties.
Long-term rentals are typically allowed with restrictions. Sun City Summerlin requires 12-month minimum lease and tenant age verification. Sun City Anthem requires board approval and 6-month minimum lease. Newer luxury communities like Trilogy at Summerlin and Heritage at Stonebridge often restrict rentals during the first year of ownership. Short-term rental (under 30 days) is universally prohibited under both HOA rules and the federal HOPA framework.
Ardiente in North Las Vegas has the lowest starting prices at approximately $280,000-$480,000, followed by Sun City Aliante ($320K-$520K), Del Webb at North Ranch ($340K-$550K), and Solera at Anthem ($370K-$590K). For new construction at attainable prices, Del Webb at North Ranch and Heritage at Cadence are the best value plays in 2026.
Sun Colony at Siena ($700K-$1.3M+) in Summerlin is the highest price-tier 55+ community in the valley, with guard-gated luxury homes inside the larger Siena master plan. Regency at Summerlin ($650K-$1.1M) and Del Webb at Lake Las Vegas ($520K-$1.1M) follow as premium-tier communities. Trilogy at Summerlin ($525K-$925K) and Trilogy Sunstone ($520K-$880K) round out the Shea Homes luxury tier.
Call (702) 637-1759 or email info@nevadagroup.com. We coordinate guard-gate access, builder appointments, and lifestyle previews across all 21 55+ communities.
Nevada Real Estate Group · LPT Realty · NV License S.181401 · 8945 W Russell Rd, Suite 170, Las Vegas, NV 89148
