Direct answer: Las Vegas has more 55+ active adult communities per capita than nearly any U.S. metro — led by Sun City Summerlin (7,779 homes, two golf courses, Northwest LV), Sun City Anthem Henderson (7,144 homes, three rec centers, panoramic Strip views), and a growing tier of newer master-planned options including Heritage at Cadence, Solera at Anthem, and Siena. Typical 2026 pricing runs $385K–$1.2M depending on community age, view lot, and golf-course frontage. Combined HOA + master plan fees range $115–$320/month. The right pick comes down to four factors: amenity style (golf vs fitness vs social club), home age tolerance, view premium, and commute needs to medical facilities.
Key Takeaways
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Sun City Summerlin is the original Las Vegas Del Webb community (opened 1988) and still the largest — 7,779 homes across three guard-attended sections with two championship golf courses.
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Sun City Anthem in Henderson is the newer, view-rich sister community — 7,144 homes on hillside terrain overlooking the Strip and Black Mountain.
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Nevada has no state income tax, no estate tax, and no tax on Social Security — a structural advantage for retirees relocating from CA, OR, WA, or the Northeast.
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HOA fees for Sun City Summerlin (2026): approximately $155–$165/month base. Sun City Anthem: approximately $130–$145/month base, plus Anthem master plan fees of approximately $40–$55/quarter.
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Newer alternatives like Heritage at Cadence (Lennar, Henderson, 2018+) and Trilogy at Summerlin offer modern floor plans without the 30-year-old infrastructure tradeoffs.
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Smaller boutique options — Solera at Anthem (1,326 homes), Siena (2,251 homes), Sun City MacDonald Ranch (2,490 homes) — trade scale for tighter community feel.
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The single biggest mistake buyers make: focusing only on home price and ignoring HOA history, special assessments, and amenity replacement schedules on aging communities.
Table of Contents
- What counts as a 55+ community in Nevada
- Why Las Vegas dominates active adult living
- Sun City Summerlin — the flagship
- Sun City Anthem (Henderson) — the view community
- Sun City MacDonald Ranch — the small Henderson option
- Sun City Aliante — the North LV alternative
- Solera at Anthem — the boutique Henderson 55+
- Siena — the golf-focused Summerlin pick
- Heritage at Cadence — the modern Lennar option
- Trilogy at Summerlin — the newer Shea offering
- HOA fees and master plan costs explained
- Comparison table: top 6 communities side by side
- How to choose the right community
- Frequently asked questions
What counts as a 55+ community in Nevada
The federal Housing for Older Persons Act (HOPA) governs 55+ designations nationwide. A community qualifies if at least 80% of occupied units have one resident age 55 or older, and the HOA publishes age-verification policies. Nevada follows the federal standard with no additional state overlay. Practically, this means:
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At least one occupant per unit must be 55+. The second occupant can be younger.
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Communities can (and do) set their own minimum age for the secondary occupant — commonly 40, 45, or 19+.
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Adult children visiting are fine; long-term residency of anyone under the minimum age is restricted.
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Grandchildren visiting is allowed; multi-week stays often capped at 30–90 days per year.
What you give up
Buyers from outside Nevada sometimes underestimate the lifestyle change. In a 55+ community you trade school-district considerations, family-block trick-or-treating, and youth sports leagues for tighter rules on overnight guests, work-from-home noise limits, and (in some cases) RV/boat parking restrictions. None of these are dealbreakers if you go in expecting them.
What you gain
Lower property tax effective rates (smaller school-district allocation in some sub-districts), built-in social infrastructure, and amenities priced into the HOA that would cost $2,500–$5,000/year as standalone gym + golf + pickleball memberships. For a single retiree or couple, this is often the math that closes the deal.
Why Las Vegas dominates active adult living
Las Vegas was effectively built for retirees in the 1980s and 1990s, and the bones still favor active adults today. Six structural advantages:
- No state income tax. Nevada is one of nine states with zero personal income tax. Pension, IRA, and 401(k) withdrawals are not state-taxed. Social Security is not taxed at the state level.
- No estate or inheritance tax. Heirs receive the full estate after federal obligations.
- Year-round outdoor sports weather. 294 average sun days, low humidity, and mild winters mean golf, pickleball, and hiking calendars run 11 months a year.
- Dense medical infrastructure. Summerlin Hospital, Henderson Hospital, MountainView Hospital, and Spring Valley Hospital sit within 10–15 minutes of every major 55+ community.
- McCarran / Harry Reid International. Direct nonstop flights to 150+ U.S. cities make visiting grandkids (and being visited) trivially easy.
- Mature 55+ resale inventory. Unlike newer Sun Belt metros where buyers must wait for new-build delivery, Las Vegas has 25,000+ existing 55+ units on resale — meaning move-in-ready supply at almost every price point.
If you're moving from California, Oregon, Washington, or the Northeast, the tax savings alone often offset the home price differential within 18–36 months. Run the math against your current state's marginal rate on retirement income before assuming Vegas is "too expensive."
Sun City Summerlin — the flagship
Sun City Summerlin opened in 1988 as Del Webb's first Las Vegas community and remains the largest active adult development in Southern Nevada. The community occupies the elevated northwest corner of the valley, ranging from 2,800 to 3,200 feet of elevation — meaningfully cooler than the Strip in summer and offering broad valley views from upper sections.
The numbers
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Total homes: 7,779 across three sections (Pueblo, Eagle Crest, Highland Falls)
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Year built: 1988–1999, with isolated infill builds through 2003
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Home types: single-family detached (majority), attached duets, a small number of condos
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Square footage: 1,000 to 3,400+ sq ft, with most floor plans in the 1,400–2,200 range
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2026 price range: approximately $385K (smaller attached units) to $950K+ (premium view lots on golf course)
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HOA dues: approximately $155–$165/month, including community amenity access
Amenities
This is where Sun City Summerlin earns its reputation. The community operates four full recreation centers (Pinnacle, Mountain Shadows, Desert Vista, Sun Shadows), two championship 18-hole golf courses (Highland Falls and Eagle Crest), and one executive 18-hole course (Palm Valley). Add four swimming pools, three fitness centers, tennis and pickleball complexes, ceramics and woodworking studios, two ballrooms, a library, a billiards hall, and 100+ active resident clubs ranging from astronomy to ham radio to mahjong.
For a more detailed breakdown of homes currently on the market, see the Sun City Summerlin home search page.
The honest tradeoff
Sun City Summerlin's age is its strength and its weakness. Established trees, mature landscaping, and a 35-year-old social fabric make it feel rooted — not the freshly-finished feeling of a 2024 community. But infrastructure is aging: original roofs, HVAC systems, and water heaters are at or past replacement age on most homes. Budget $15K–$45K of capital expense in the first 5–7 years of ownership on a home that hasn't already been updated.
Best for
Buyers who prioritize amenity depth, established community feel, and golf-course living. The community is a 5–10 minute drive to Summerlin retail (Downtown Summerlin, Tivoli Village), 25 minutes to the Strip, and 35 minutes to Red Rock Canyon.
Sun City Anthem (Henderson) — the view community
Sun City Anthem opened in 1998 as Del Webb's second Las Vegas community, built into the hillsides of Henderson's Anthem master plan. The community sits 200–500 feet higher than the valley floor, with the upper "El Dorado" and "Sunridge" sections offering some of the best Strip and Las Vegas skyline views available at any price point in Southern Nevada.
The numbers
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Total homes: 7,144 across multiple sub-villages
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Year built: 1998–2008
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Home types: single-family detached (overwhelming majority) and a small inventory of casita homes
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Square footage: 1,100 to 3,600+ sq ft, most concentrated in 1,500–2,400 range
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2026 price range: approximately $425K (smaller interior lots) to $1.2M+ (Strip-view lots in upper sections)
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HOA dues: approximately $130–$145/month base, plus Anthem master plan dues of approximately $40–$55/quarter
Amenities
Three recreation centers (Anthem Center, Independence Center, Liberty Center) anchor the community. Anthem Center is the social hub — 77,000 sq ft housing a ballroom, fitness center, indoor walking track, lap pool, dance studio, billiards, library, and computer lab. The Revere Golf Club (two 18-hole championship courses by Greg Nash and Billy Casper) sits within the community but operates as a separate semi-private facility — not included in HOA dues. Add 100+ active clubs and you get scale comparable to Sun City Summerlin with newer construction.
For the active listing inventory and recent sales data, the Sun City Anthem home search tracks every available home.
The honest tradeoff
Hillside location is the headline upside (views, breeze, the visual dramatics of approaching homes uphill) and also the biggest practical caveat. Steeper streets, longer driveways, and stair-stepped lots are routine. If mobility is a current or near-future concern, the lower sections (around Anthem Parkway) are flatter and worth prioritizing over upper-elevation lots.
Best for
Buyers who want newer construction than Sun City Summerlin, panoramic views, and Henderson's quieter, more suburban feel. Commute is 20–25 minutes to the Strip, 5–10 minutes to The District at Green Valley Ranch, and 12 minutes to Henderson Hospital.
Sun City MacDonald Ranch — the small Henderson option
Often overlooked because of its smaller scale, Sun City MacDonald Ranch opened in 1996 between Sun City Anthem and the older Henderson core. At 2,490 homes, it offers a more intimate community feel without sacrificing core amenities.
The numbers
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Total homes: 2,490
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Year built: 1996–2002
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2026 price range: approximately $415K to $850K
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HOA dues: approximately $135–$150/month
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Signature amenity: 36,000 sq ft Mountain View Lodge clubhouse, indoor and outdoor pools, MacDonald Ranch Golf Club (semi-private, separate membership)
The smaller resident base means waitlists for clubs and classes are shorter, neighbors recognize each other, and the social culture is more knit. The tradeoff is fewer total amenity dollars amortized across fewer households — HOA dues are similar to larger Sun Cities, but you get one rec center instead of three or four.
Best for
Buyers who want the Sun City brand and amenity standard without the 7,000-home scale. Particularly attractive to couples downsizing from larger family homes who want community but not anonymity.
Sun City Aliante — the North LV alternative
Sun City Aliante opened in 2003 as Del Webb's North Las Vegas play, tucked into the larger Aliante master plan near the foothills of the North Las Vegas Mountain Range. At 2,000 homes, it's the smallest of the four area Sun City communities — and the most price-accessible.
The numbers
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Total homes: 2,000
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Year built: 2003–2008
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2026 price range: approximately $365K to $675K
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HOA dues: approximately $120–$135/month
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Signature amenity: Aliante Rec Center (40,000 sq ft), Aliante Golf Club (Gary Panks design, semi-private)
Best for
Buyers with budget discipline who want a Del Webb-built Sun City experience but can't justify $500K+ entry pricing. The location is the honest tradeoff: 30 minutes to the Strip, 25 minutes to Summerlin, and fewer nearby restaurants and retail compared to Henderson or Summerlin. The Aliante Casino + 215 Beltway access offset most of that for daily errands.
Solera at Anthem — the boutique Henderson 55+
Solera at Anthem sits just east of Sun City Anthem in the broader Anthem master plan. Pulte built it from 2003 to 2008 as a more compact 55+ alternative for buyers who wanted Anthem's location but a smaller community footprint.
The numbers
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Total homes: 1,326
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Year built: 2003–2008
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2026 price range: approximately $420K to $725K
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HOA dues: approximately $165–$180/month plus Anthem master plan dues
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Signature amenity: Solera Lodge (18,000 sq ft), heated outdoor pool, fitness center, bocce courts, multi-purpose room
Best for
Buyers who want Henderson's location and view exposure without the size of Sun City Anthem. The smaller amenity footprint means lower amenity costs but also less variety — one rec center vs three at Sun City Anthem next door.
Siena — the golf-focused Summerlin pick
Siena is a 2,251-home Pulte community on the western edge of Summerlin, opened from 1999 to 2007. Unlike the Sun Cities, Siena is built around a private 18-hole golf course (Siena Golf Club, designed by Lee Schmidt) that runs through and around the community.
The numbers
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Total homes: 2,251
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Year built: 1999–2007
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2026 price range: approximately $465K to $1.1M
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HOA dues: approximately $190–$210/month
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Signature amenity: Siena Golf Club, Siena Clubhouse (24,000 sq ft), tennis, pickleball, fitness center, two pools
Best for
Active golfers who want golf-course living without the membership separation of Sun City Anthem's Revere Club. Siena's HOA dues are higher than the Sun Cities, but the in-community golf access and Summerlin location justify the premium for the right buyer.
Heritage at Cadence — the modern Lennar option
Heritage at Cadence is the newest major 55+ community in the Las Vegas valley, built by Lennar inside the Cadence master plan in eastern Henderson. Construction started in 2018 and is still active in 2026, meaning new-build inventory is available alongside lightly-used resale.
The numbers
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Total homes (planned): 1,500
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Year built: 2018–ongoing
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2026 price range: approximately $485K (resale, 1,500 sq ft) to $950K+ (new build, premium lots, 2,800+ sq ft)
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HOA dues: approximately $185–$210/month including Cadence master plan
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Signature amenity: The Heritage Club (35,000+ sq ft) with resort-style pool, fitness center, indoor walking track, demonstration kitchen, pickleball, bocce
Best for
Buyers who explicitly want modern construction (post-2018 efficiency standards, smart home wiring, current floor plan ergonomics) and don't need the deepest amenity stack. Heritage is also one of the few 55+ communities where you can still buy new-construction from the builder in 2026 — Sun City Summerlin and Anthem are effectively all-resale at this point.
Trilogy at Summerlin — the newer Shea offering
Shea Homes' Trilogy at Summerlin (sometimes branded as Trilogy in Summerlin) opened in 2021 as a 55+ enclave inside Summerlin's "Far West" neighborhoods. At 750 planned homes, it's the smallest community on this list and trades scale for newness and master-plan access.
The numbers
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Total homes (planned): 750
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Year built: 2021–ongoing
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2026 price range: approximately $525K to $1.1M+
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HOA dues: approximately $200–$230/month including Summerlin master association
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Signature amenity: Outlook Club (in development), pool, fitness, multi-purpose facilities; full Summerlin master-plan trail access
Best for
Buyers who want Summerlin's broader master-plan amenities (Downtown Summerlin, Red Rock proximity, parks, trails) layered on top of a 55+ enclave. The smaller community footprint trades amenity depth for newness and Summerlin's premium suburban brand.
HOA fees and master plan costs explained
Active adult buyers consistently underestimate the layered fee structure in master-planned 55+ communities. Three distinct charges can apply, and which ones depend on the specific community:
1. Community HOA dues (always apply)
Pays for community amenities, gated entry, common-area landscaping, social staff, and capital reserves. Ranges from $120/month (Sun City Aliante) to $230/month (Trilogy at Summerlin) in 2026.
2. Master plan dues (apply only in some communities)
Sun City Anthem, Solera at Anthem, and Heritage at Cadence sit inside larger master plans (Anthem, Cadence) and pay an additional master-plan fee for plan-level common areas, parks, and trails. Typical range: $40–$80/quarter, or approximately $15–$25/month equivalent.
3. Golf, racquet, or club memberships (always optional)
Where in-community golf operates as a separate membership (Sun City Anthem's Revere, Sun City Summerlin's Eagle Crest), expect $250–$650/month additional for full golf privileges. Trail-fee and walk-on play is usually cheaper but capacity-limited.
Special assessments — the line item buyers miss
Older communities (Sun City Summerlin in particular) periodically vote special assessments for capital projects — clubhouse renovations, pool resurfacing, golf course capital improvements. The 2022 Sun City Summerlin clubhouse modernization vote added $35–$60/month for a defined period. Pull 5 years of HOA meeting minutes before closing on any community older than 20 years — this is where the surprises hide. A free home valuation from our team includes HOA history review when relevant.
Comparison table: top 6 communities side by side
| Community | Homes | Built | 2026 Price Range | HOA (mo) | Best For |
|---|---|---|---|---|---|
| Sun City Summerlin | 7,779 | 1988–2003 | $385K–$950K+ | $155–$165 | Amenity depth, golf, established feel |
| Sun City Anthem | 7,144 | 1998–2008 | $425K–$1.2M+ | $130–$145 + master | Strip views, Henderson location |
| Sun City MacDonald Ranch | 2,490 | 1996–2002 | $415K–$850K | $135–$150 | Tighter community feel, Henderson |
| Solera at Anthem | 1,326 | 2003–2008 | $420K–$725K | $165–$180 + master | Anthem location, smaller scale |
| Siena | 2,251 | 1999–2007 | $465K–$1.1M | $190–$210 | Golf-course living in Summerlin |
| Heritage at Cadence | 1,500 | 2018–ongoing | $485K–$950K+ | $185–$210 | Modern construction, new build available |
| Bottom line: Sun City Summerlin and Sun City Anthem cover 70% of all 55+ buyer scenarios in Las Vegas. The smaller communities solve for specific edge cases — budget (Aliante), golf-first lifestyle (Siena), modern construction (Heritage), or intimate community feel (MacDonald Ranch, Solera). |
How to choose the right community
After helping hundreds of 55+ buyers across these communities, the decision usually clarifies if you weight five questions in this order:
1. What's your amenity intensity?
If you want 100+ active clubs and three rec centers within a five-minute drive, Sun City Summerlin or Sun City Anthem. If you want one nice clubhouse and a quieter community, Solera, MacDonald Ranch, or Heritage at Cadence. If golf is the headline, Siena.
2. How much home age can you tolerate?
Sun City Summerlin homes are 25–38 years old. Plumbing, electrical panels, HVAC, and roofs are at replacement age. Either buy a unit that has already been updated (verify with permits), or budget capital expenses upfront. Newer alternatives: Heritage at Cadence (2018+), Trilogy at Summerlin (2021+).
3. Do views matter?
Sun City Anthem's upper-elevation lots offer the best Strip views available in any 55+ community in the valley. Sun City Summerlin's upper sections offer broad valley views without the Strip-specific angle. If view is critical, expect a $75K–$200K+ premium over interior lots within the same community.
4. Where do you need to be regularly?
Doctor visits, family in town, McCarran trips, favorite restaurants. Henderson (Sun City Anthem, MacDonald Ranch, Solera, Heritage) is fastest to the airport and Henderson Hospital. Summerlin (Sun City Summerlin, Siena, Trilogy) is fastest to Summerlin Hospital, Red Rock, and Downtown Summerlin. North LV (Aliante) is the budget play but adds 10–15 minutes to most destinations.
5. What's your fit with the community's culture?
Each community develops a distinct social vibe. Sun City Summerlin skews slightly more East Coast retiree. Sun City Anthem leans California transplant. Heritage at Cadence is the youngest demographic of the bunch. Spend a weekend in each before deciding — clubhouse coffee mornings are open to non-residents in most communities, and an hour at the rec center tells you more than 10 listings.
For a sense of what surrounding non-55+ neighborhoods look like, check our Spring Valley guide (adjacent to Sun City Summerlin) or our Southwest Las Vegas guide.
Frequently asked questions
Do both spouses need to be 55 or older to live in these communities?
No. Under federal HOPA rules, only one occupant per home must be 55+. The second occupant must be over the community's minimum secondary age, typically 40, 45, or 19. Each community publishes its own secondary age. Sun City Summerlin and Sun City Anthem both allow a secondary occupant aged 19+, provided the primary occupant is 55+.
Can grandchildren live with us in a 55+ community?
Visiting is unrestricted. Long-term residency of anyone under the community's minimum secondary age is restricted, typically capped at 30–90 days per calendar year. Sun City Summerlin allows up to 90 days, Sun City Anthem caps at 60. Always confirm with the HOA before assuming a grandchild can move in for a school year or longer.
How much do HOA fees actually run when you add up everything?
Plan on $1,800–$2,900/year for a base 55+ community membership in Las Vegas. Sun City Aliante is the low end (approximately $1,500/year). Trilogy at Summerlin is the high end (approximately $2,750/year). Add in any master-plan dues (Anthem, Cadence, Summerlin) for $200–$500/year more. Optional golf memberships are separate — budget $3,500–$8,000/year per golfer for full club privileges.
Is Sun City Summerlin or Sun City Anthem better?
Neither is "better" — they solve for different priorities. Sun City Summerlin has more total amenities, deeper club options, more golf, and a more established 35-year community fabric, with the tradeoff of older home stock. Sun City Anthem has newer construction (1998–2008 vs 1988–2003), better Strip and valley views from upper-elevation lots, and Henderson's quieter suburban feel, with slightly thinner amenity stack. If amenity depth tops your list, Summerlin. If views and newer construction matter more, Anthem.
Are there any 55+ communities still actively building new homes?
Yes — Heritage at Cadence (Lennar, Henderson) and Trilogy at Summerlin (Shea, Summerlin) are both still delivering new construction in 2026. Sun City Summerlin and Sun City Anthem are effectively all-resale at this point, with no remaining builder inventory. If you specifically want new-build, your options are Heritage and Trilogy — plan on $485K–$1.1M+ depending on plan and lot premium.
What about property taxes in these communities?
Clark County's effective property tax rate runs 0.55–0.75% of assessed value, capped at 3% annual growth on owner-occupied primary residences thanks to Nevada's tax-cap law. For a $600K home, expect roughly $3,500–$4,000/year. There's no additional 55+ surcharge, and seniors aged 62+ may qualify for additional homestead exemption protections. Pair the property-tax cap with no state income tax and Nevada becomes structurally cheaper to retire in than nearly every coastal state.
How's resale liquidity in 55+ communities?
Strong. The combined Las Vegas 55+ market turns over roughly 8–12% of inventory annually, meaning 2,000–3,000 resale transactions per year across the major communities. Sun City Summerlin and Sun City Anthem typically sit at 30–55 days on market in a balanced market — faster than the general Las Vegas market average. Newer communities (Heritage, Trilogy) have thinner resale histories but trade quickly when units do list.
Should I rent in a 55+ community before buying?
Most 55+ HOAs restrict short-term and even long-term rentals, often capping the percentage of rental units at 5–10% community-wide and requiring minimum 6–12 month lease terms. Renting is possible but supply is limited and rates run higher than market. For the cost of three to four months' rent, you can fly out for two long visits and stay in nearby Summerlin or Henderson hotels — usually a better information-gathering ratio than chasing limited rental supply inside the community itself.
Ready to tour a 55+ community in Las Vegas?
Our team has closed transactions in every community covered in this guide. We can match your priorities (amenity depth, views, modern construction, budget, golf focus) against current listings and walk you through community-specific tradeoffs that don't show up in MLS data. Start with a free home valuation if you already own a Las Vegas home and are considering a move within the valley, or contact us directly to set up community tours.
About the author. Chris Nevada is the broker-owner of Nevada Real Estate Group, a 150-agent team headquartered in Southwest Las Vegas. Nevada license S.181401. Office: 8945 W Russell Rd Suite 170, Las Vegas, NV 89148. Phone: (702) 637-1759.
Fair Housing Notice. Nevada Real Estate Group fully supports the principles of the Fair Housing Act and the Equal Opportunity Act. 55+ community age restrictions are permitted under the Housing for Older Persons Act (HOPA) exemption. All other classifications protected under federal and Nevada fair housing law are honored without exception. Information in this guide is sourced from publicly available HOA documents, MLS data, and direct community contact; pricing, fees, and policies are subject to change at the community's discretion. Verify current details with the specific community HOA before making purchase decisions.
