Siena is Summerlin's guard-gated 55+ active adult community developed by Shea Homes (Trilogy brand) beginning in 2000 — 1,200+ single-story homes on 270 acres in Summerlin South (ZIP 89135) anchored by a 30,000-sqft private Siena Clubhouse with indoor pool, outdoor resort pool, fitness center, tennis, pickleball, card rooms, and organized social calendar. According to recent Las Vegas REALTORS market reports, prices ran $415,000 for entry patio-home single-stories through $925,000+ for premium Sun Colony at Siena models. The community's defining advantage over the much larger Sun City Summerlin is 24/7 staffed gate security — Sun City Summerlin is open-access despite its size. For active adults wanting Summerlin address + gated security + resort amenities without the scale of a 7,000-home Sun City, Siena is the clear first choice.
- Siena is a guard-gated 55+ active adult community in Summerlin South — 1,200+ single-story homes on 270 acres, Shea Homes developer, founded 2000, ZIP 89135.
- Median sold prices through early 2026 ran $415K (entry patio-home) through $925K+ (premium Sun Colony at Siena) — broadest price range of any valley 55+ community of comparable scale.
- Monthly HOA dues $245-$385 by floor plan, covering 24/7 gate security, front-yard landscaping maintenance, exterior painting, common areas, and the 30,000-sqft Siena Clubhouse amenity package.
- The Siena Clubhouse delivers resort-caliber amenities — indoor pool, outdoor resort pool, fitness center, tennis, pickleball, card rooms, arts studios, demonstration kitchen — fully covered by HOA without separate club dues.
- Best for: active adults seeking Summerlin address + guard-gated security + maintained landscape, downsizers from larger Summerlin estates, and out-of-state retirees relocating from California / Pacific Northwest for Nevada tax structure.
What Makes Siena Different From Other Las Vegas 55+ Communities?
Siena occupies a deliberately specific niche in the valley's age-qualified community landscape — it's the only guard-gated 55+ active adult community inside the Summerlin master plan. According to Las Vegas REALTORS MLS attribute data and our 6,225+ NREG transaction tracking, no other Summerlin community delivers that exact combination at this scale. Sun City Summerlin is 5.5x larger (~7,000 homes) but is not guard-gated. Sun Colony at Siena and Regency at Summerlin are smaller (~250-400 homes each) and lack Siena's scale-driven amenity depth.
The community's defining trait is the clubhouse-as-anchor model. Per Shea Homes development documentation, the 30,000-sqft Siena Clubhouse was the design centerpiece from the 2000 master plan — homes were positioned to maximize walkability to the clubhouse, the social calendar was budgeted into the HOA from the start, and the amenity-fee structure delivers resort-caliber facilities without the separate country-club dues that members-only models at Sun City Anthem or Anthem Country Club require.
Across the 6,225+ NREG closings, the typical Siena buyer is sharply defined: active retirees consolidating from larger Summerlin estates (downsizing from a 4,000-sqft Summerlin Hills home into a 2,200-sqft Siena single-story), out-of-state in-migration retirees relocating from California or the Pacific Northwest for Nevada's no-state-income-tax structure, and secondary-home buyers wanting a Summerlin foothold for winter snowbird residency.
How Was Siena Founded And Developed?
Siena was conceived by Shea Homes (operating under the company's Trilogy by Shea active-adult brand) as the active-adult anchor inside the larger Summerlin South Association master plan. According to Clark County zoning records, the master plan was approved in late 1999, ground broke on the residential lots and the Siena Clubhouse concurrently in early 2000, and the first homes delivered to buyers in late 2000 with the clubhouse opening in 2001.
The community phased across roughly nine years, with the bulk of residential inventory delivered between 2000 and 2007. According to Clark County Department of Building permit records, over 1,000 residential building permits were pulled for Siena parcels during the 2000-2007 buildout window, with a final smaller phase including Sun Colony at Siena (the premium upgraded section) delivering ~200 additional homes through 2009. The community essentially completed buildout in 2010.
Sun Colony at Siena is the most architecturally distinct section — added in the 2007-2009 phase, these homes feature larger square footage (typically 2,400-3,200 sqft vs. the 1,500-2,300 sqft for standard Siena inventory), upgraded interior finish (granite, hardwood, custom cabinetry), and slightly larger lots (0.16-0.22 acres vs. 0.10-0.16 standard). Sun Colony pricing runs $100K-$200K higher than equivalent standard Siena floor plans, reflecting the premium positioning.
Where Exactly Is Siena Located In Summerlin?
Siena sits in the Summerlin South Association along the south side of Far Hills Avenue between Town Center Drive and Hualapai Way (ZIP 89135). The community is roughly 2.5 miles south of Downtown Summerlin (the Howard Hughes-owned commercial center) and 3.8 miles west of the 215 Beltway. Drive-time from Siena's main gate:
- 18 minutes to the Las Vegas Strip via 215 Beltway / I-15
- 22 minutes to Harry Reid International Airport
- 5 minutes to Downtown Summerlin (Whole Foods, Trader Joe's, restaurants, retail)
- 2.5 minutes to TPC Summerlin (residents pay outside-club membership for golf access)
- 8 minutes to Red Rock Canyon NCA via West Charleston Boulevard
- 3 minutes to the Las Vegas Athletic Club / Crystals at Summerlin (alternate fitness option)
- 12 minutes to Henderson via 215 Beltway
According to Federal Communications Commission broadband data, ZIP 89135 is served by Cox gigabit fiber (up to 2 Gbps), CenturyLink fiber-to-the-home in select sections, and T-Mobile / Verizon 5G fixed wireless. Every Siena lot supports at least one gigabit-speed wired connection — meaningful for retirees who maintain remote-work or consulting income.
What Does Siena Look Like Today In 2026?
The community's physical fabric is exceptionally consistent because the entire 270-acre footprint was developed by a single builder (Shea Homes) across a single 2000-2009 build window. Architectural language is uniformly Mediterranean and desert-contemporary single-story — barrel-tile roofs, stucco façades, covered front-porch entries, and low-maintenance desert landscaping with mature palms and ficus established over 20+ years.
Standard Siena homes (~1,000 of 1,200) follow Shea's Trilogy production floor plans: 1,500-2,300 sqft, two-to-three bedrooms, two-car garages standard, covered rear patio with optional pool / spa integration, and the consistent single-story patio-home footprint. Lots range 0.10-0.16 acres reflecting Shea's age-qualified density model.
Sun Colony at Siena (~200 homes) features the premium Shea floor plans: 2,400-3,200 sqft, three-to-four bedrooms, three-car garages, larger lots (0.16-0.22 acres), upgraded interior finish package, and several plans with optional flex spaces convertible to home offices, hobby rooms, or guest suites. These homes command the community's top-of-market pricing.
According to Clark County Department of Building records, virtually no new construction has occurred inside Siena since 2012 buildout completion. The community is functionally a fixed-inventory market — buyers should expect each available listing to be a resale rather than new construction.
How Much Do Homes In Siena Cost?
Pricing reflects the standard-vs-Sun Colony tier distinction and the variance between interior cul-de-sac and clubhouse-adjacent positions:
| Home Type | Typical Sqft | Lot Size | Sold-Price Band | $/Sqft |
|---|---|---|---|---|
| Entry patio-home (2-BR) | 1,500 – 1,700 | 0.10 – 0.13 ac | $415,000 – $495,000 | $275 – $310 |
| Standard single-story (3-BR) | 1,800 – 2,300 | 0.11 – 0.16 ac | $485,000 – $625,000 | $265 – $290 |
| Upgraded standard with pool | 2,000 – 2,400 | 0.13 – 0.18 ac | $575,000 – $695,000 | $280 – $300 |
| Sun Colony at Siena entry | 2,400 – 2,800 | 0.16 – 0.20 ac | $695,000 – $815,000 | $285 – $305 |
| Sun Colony premium / pool | 2,800 – 3,200 | 0.18 – 0.22 ac | $815,000 – $925,000+ | $285 – $310 |
Across the 6,225+ NREG closings, Siena price-per-square-foot averages run 10-18% higher than non-gated equivalent 55+ inventory in the broader Las Vegas valley — a premium reflecting the gated security, Summerlin address value, and the resort-caliber clubhouse amenity infrastructure.
The strongest value position inside the community is the upgraded standard with pool at $575K-$695K, which delivers 2,000-2,400 sqft single-story living, the full clubhouse amenity package, and pool / spa integration without the Sun Colony premium. Sun Colony makes the most financial sense for buyers wanting the larger floor plans and three-car garage configuration.
What Are Siena HOA Fees And Clubhouse Amenities?
Siena monthly HOA dues run $245-$385 depending on your specific floor plan and section. The dues cover an unusually deep amenity package for the price band:
- 24/7 staffed gate security at the main entry on Far Hills Avenue
- Front-yard landscaping maintenance (every home — residents handle only their rear-yard / patio)
- Exterior painting on a rotating schedule (typically every 7-10 years)
- Roof inspection and minor repair
- 30,000-sqft Siena Clubhouse access (no separate dues)
- Indoor pool, outdoor resort pool, hot tub, fitness center, tennis courts, pickleball courts, bocce ball, card rooms, arts and crafts studios, demonstration kitchen
- Organized social calendar (50+ resident-run clubs, weekly events, instructor-led fitness classes)
- Common-area landscaping along the master streets
- Private street maintenance
This all-in HOA + clubhouse model is the single biggest financial advantage Siena offers over members-only club communities like Anthem Country Club, where comparable amenity access requires $1,200-$2,500/month in country-club dues on top of the HOA.
| Monthly Carry Item | Siena resident | Anthem Country Club resident |
|---|---|---|
| HOA dues (incl. all amenities) | $305 | $245 |
| Property tax (Clark County escrow) | approximately $315/mo | approximately $385/mo (higher home value) |
| Required country-club dues | $0 | approximately $1,800/mo (Full Golf tier) |
| Monthly carry (ex-mortgage) | approximately $620 | approximately $2,430 |
According to Freddie Mac PMMS mortgage data, the $1,810 monthly carrying-cost delta translates to roughly $295,000 of additional mortgage capacity at current 30-year-fixed rates — a meaningful structural advantage for retirees on fixed income.
Which Siena Floor Plans Are Most Common?
Shea Homes offered roughly 14-16 distinct production floor plans across the 2000-2009 build window, sold under Trilogy branding. The most common:
Entry patio-home plans (1,500-1,700 sqft) follow a two-bedroom two-bath layout with open kitchen-great room, two-car garage, and covered rear patio. Roughly 30% of inventory and the most common entry-point pricing.
Standard single-story plans (1,800-2,300 sqft) deliver three bedrooms (typically primary + guest + flex/office), two-car garage, larger covered rear patio, and frequently feature optional pool / spa packages. Roughly 50% of inventory and the most common move-up segment.
Sun Colony entry plans (2,400-2,800 sqft) deliver three-to-four bedrooms, three-car garages, upgraded interior finish (granite kitchens, hardwood floors, custom cabinetry), larger rear yards, and flex spaces convertible to dedicated home offices. Roughly 15% of inventory and the premium upgraded segment.
Sun Colony premium plans (2,800-3,200 sqft) deliver the largest floor plans in the community — typically four bedrooms with separate guest suite, formal dining, family room, dedicated home office, three-car garage, and integrated pool / outdoor great room. Roughly 5% of inventory and the community's top-of-market.
What Schools Are Near Siena?
Siena is an age-qualified 55+ community — homeowners must be 55+ and no one under 19 can be a permanent resident (per the federal Housing for Older Persons Act). Schools are therefore not a primary buyer-decision factor.
That said, several Siena buyers maintain grandchildren visits and want to understand nearby education infrastructure. Clark County School District attendance boundaries for the surrounding non-age-restricted Summerlin South residential areas include Goolsby Elementary, Becker Middle School, and Palo Verde High School — all rated 7-9/10 on GreatSchools and among the strongest CCSD attendance zones in the valley. The proximity to top-rated schools is one of Siena's underappreciated advantages for buyers planning to host grandchildren regularly or considering selling to non-age-restricted buyers in the future (though the 55+ deed restriction follows the property).
How Long Do Siena Homes Sit On The Market?
According to recent Las Vegas REALTORS reports for ZIP 89135, Siena inventory sells at a median 38-day DOM — roughly in line with the broader valley median and faster than other 55+ communities in the valley. DOM by price band:
| Price Band | Typical Buyer | Median DOM | List-price velocity |
|---|---|---|---|
| $415K – $525K (entry patio) | First-time 55+ buyer, downsizer | 22 days | 99.0% list |
| $525K – $695K (standard with pool) | Move-up downsizer, snowbird | 32 days | 98.2% list |
| $695K – $815K (Sun Colony entry) | Premium downsizer, CA relocator | 45 days | 97.5% list |
| $815K+ (Sun Colony premium) | Top-tier 55+ buyer, HNW retiree | 62 days | 96.8% list |
The entry patio-home band moves fastest because it serves the broadest 55+ buyer base — first-time age-qualified buyers, downsizers from larger Summerlin estates, and snowbird second-home buyers all compete in the $415K-$525K range.
Who Buys Homes In Siena In 2026?
Across the 6,225+ valley transactions the NREG team has represented, four buyer profiles account for roughly 85% of Siena closings:
- Active retiree downsizing from larger Summerlin (~35%): currently in 3,500-4,500-sqft Summerlin Hills, Summerlin Trails, or Summerlin Paseos estate; downsizing into a 2,000-2,500-sqft Siena single-story to reduce maintenance and consolidate into a 55+ guard-gated community.
- California / Pacific Northwest in-migration retiree (~28%): primary residence in coastal markets; relocating for Nevada's no-state-income-tax structure (per Nevada Department of Taxation). Target the $525K-$725K mid-range.
- Snowbird / second-home buyer (~17%): maintains primary residence elsewhere; uses Siena as Las Vegas winter residence. Typically targets entry patio-home or standard single-story.
- Premium 55+ buyer / HNW retiree (~8%): Sun Colony at Siena specifically; downsizing from larger valley estates or in-migrating from coastal HNW markets; $815K+ price band.
The remaining 15% are single-resident-of-record buyers (one spouse under 55, allowed if the qualifying spouse is 55+), out-of-state in-migration retirees from non-coastal markets, and a small cohort of investor / rental buyers (though the 55+ restriction limits rental pool).
How Does Siena Compare To Sun City Summerlin And Sun City Anthem?
For buyers cross-shopping the valley's major 55+ active-adult communities, the three relevant alternatives are Sun City Summerlin (same parent area, larger, NOT gated), Sun City Anthem (Henderson, larger, guard-gated), and Trilogy Sunstone (NW valley, newest, smaller).
| Attribute | Siena (Summerlin) | Sun City Summerlin | Sun City Anthem (Henderson) |
|---|---|---|---|
| Founded | 2000 | 1989 | 1998 |
| Home count | ~1,200 | ~7,000 | ~7,200 |
| Guard-gated | Yes (24/7) | No | Yes (24/7) |
| On-site golf | No (TPC nearby) | Yes (3 courses) | Yes (2 Hale Irwin courses) |
| Median sold price | $595,000 | $475,000 | $565,000 |
| Monthly HOA | $245-$385 | $135-$225 | $215-$315 |
Decision framework:
- Choose Siena if: you want Summerlin address + guard-gated security + maintained front-yard landscaping, you prefer smaller-scale community (1,200 vs 7,000 neighbors), or you don't need on-site golf course access.
- Choose Sun City Summerlin if: you want the largest 55+ amenity infrastructure (3 golf courses, multiple clubhouses, 100+ resident clubs), prefer Summerlin address at lower entry pricing, or don't require gated security.
- Choose Sun City Anthem if: you want guard-gated security AND on-site golf AND Henderson positioning (closer to airport / new Henderson development corridor), prefer the larger amenity infrastructure than Siena offers, or specifically want the Hale Irwin-designed courses.
What Are The Pros And Cons Of Buying In Siena?
Strengths: only guard-gated 55+ community inside the Summerlin master plan; resort-caliber clubhouse amenity package included in HOA (no separate club dues); single-story home universality removes mobility / aging-in-place barriers; HOA-maintained front yards reduce homeowner workload; mature 20+-year landscape canopy; close to Downtown Summerlin shopping and dining; strong CCSD attendance zones (relevant for grandchildren visits); Nevada tax structure attractive for out-of-state in-migration retirees.
Trade-offs: no on-site golf course (residents pay external club memberships for TPC Summerlin or Bear's Best at The Ridges); smaller community scale than Sun City alternatives (fewer resident clubs, slightly less social density); patio-home lot sizes (0.10-0.20 acres) substantially smaller than non-age-restricted Summerlin alternatives; 55+ deed restriction limits future resale to age-qualified buyers (though same is true of all 55+ communities); production-builder Shea Trilogy floor plans show less architectural diversity than custom communities like Spanish Hills.
For most Siena buyers, the framework reduces to: do you want guard-gated 55+ living inside Summerlin with included clubhouse access, or do you want the larger Sun City amenity infrastructure with on-site golf at lower entry pricing? Siena delivers the former; Sun City Summerlin or Sun City Anthem deliver the latter.
Frequently Asked Questions
Is Siena Summerlin guard-gated 24/7?
Yes. The Far Hills Avenue main entry is staffed 24 hours per day by a private security service contracted through the HOA. Every vehicle entering is logged at the gatehouse, and resident, guest, and vendor traffic follow separate entry protocols. This distinguishes Siena from the much larger Sun City Summerlin, which is open-access despite its 7,000-home size.
What are the 55+ age requirements for Siena residents?
Siena operates under the federal Housing for Older Persons Act 55+ exemption. At least one resident in each household must be 55 years or older, and no one under 19 can be a permanent resident. Visiting family members (children, grandchildren) can stay short-term but cannot establish permanent residency. The 55+ deed restriction follows the property and applies to all future resales.
What are typical Siena Summerlin HOA fees?
Monthly HOA dues range $245-$385 depending on your specific floor plan and section. The dues cover 24/7 gate security, front-yard landscaping maintenance, exterior painting on a rotating schedule, common-area maintenance, AND full access to the 30,000-sqft Siena Clubhouse amenity package (no separate club dues). Annual dues run roughly $2,940-$4,620 — moderate for a guard-gated 55+ community with this amenity depth.
Does Siena have an on-site golf course?
No. Siena has no on-site golf course. However, the community sits within 2.5 miles of TPC Summerlin (a Howard Hughes / PGA Tour-affiliated semi-private course) and 5 miles of Bear's Best Las Vegas at The Ridges. Residents who want golf access typically maintain external memberships at one of these courses or use the daily-rate option at other Summerlin-area public courses.
How does Siena compare to Sun Colony at Siena?
Sun Colony at Siena is the premium upgraded section within the Siena master community — added in the 2007-2009 buildout phase. Sun Colony homes are larger (2,400-3,200 sqft vs. 1,500-2,300 for standard Siena), feature upgraded interior finish (granite, hardwood, custom cabinetry), sit on slightly larger lots (0.16-0.22 acres), and command $100K-$200K higher pricing than equivalent standard Siena floor plans. Sun Colony residents share the same Siena Clubhouse amenity access and HOA structure.
Can I rent out my Siena home?
Yes, with restrictions. The 55+ deed restriction applies to tenants, so you can only rent to qualifying 55+ households. Minimum lease terms are typically 6 months (no short-term rental). Investor / rental buyers should consult current HOA rental rules before purchase — restrictions occasionally tighten. Per Nevada Revised Statutes Chapter 116 governing common-interest communities, the HOA has limited authority to outright ban rentals.
What's the best way to find an off-market Siena home?
The community sees roughly 75-100 listed sales per year, so off-market inventory is a smaller percentage of the total. The NREG team maintains direct relationships with several Siena homeowners and can introduce qualified buyers to homes that haven't reached public MLS — particularly valuable in the Sun Colony at Siena premium segment where inventory is thinnest. Call (702) 637-1759 or email info@nevadagroup.com.
Which Sources Inform This Siena Summerlin Guide?
- Las Vegas REALTORS — MLS sold-data and ZIP-89135 reports
- Clark County Assessor — parcel data
- Clark County Department of Building — Siena buildout permits
- Clark County School District — surrounding non-restricted attendance zones
- GreatSchools — surrounding school ratings
- U.S. Census Bureau — ZIP-89135 demographics
- Federal Communications Commission — broadband coverage
- Freddie Mac PMMS — current 30-year-fixed rate reference
- Nevada Department of Taxation — Nevada residency tax structure for in-migration retirees
- Nevada Revised Statutes — Chapter 116 common-interest community governance
The NREG team has represented 6,225+ valley closings over sixteen years. For Siena inventory, off-market opportunities, or tailored consultation on whether the community fits your retirement plans, call (702) 637-1759 or email info@nevadagroup.com.
Ready to Tour Siena Summerlin?
Siena is the entry point for active adults wanting the Summerlin address, guard-gated security, and resort-caliber clubhouse amenities at the most attainable price band in the valley's gated 55+ tier. For retirees consolidating from larger Summerlin estates, California or Pacific Northwest in-migration retirees, and snowbird second-home buyers, the combination of single-story design, included amenity access, and Summerlin geographic positioning is genuinely unmatched.
The NREG team maintains direct Siena homeowner relationships for off-market inventory introductions, Sun Colony at Siena premium-segment analysis, and full transaction representation. Call Chris Nevada at (702) 637-1759 or browse Las Vegas luxury communities and guard-gated communities on our property search.
