Regency at Summerlin Homes For Sale

KEY TAKEAWAYS

What Should You Know About Regency at Summerlin at a Glance?

Regency at Summerlin is a guard-gated 55+ active adult community of 400+ single-story Toll Brothers homes priced $500K–$800K+ in Summerlin (ZIP 89135), where the median list price runs about $640,000 per Las Vegas REALTORS and median days on market sits near 35. Citywide context from the U.S. Census; the takeaways below unpack what that means for retirees and relocators.

• The community: 400+ guard-gated single-story Toll Brothers homes in Summerlin ZIP 89135 — HOPA age-restricted (55+), HOA $250–$500/month covering gate, clubhouse, and resort amenities.
• The price range: Villa collection starts near $500K; Avanti collection (2,600–3,200 sq ft) on mountain-view lots exceeds $800K — all single-story, all Toll Brothers.
• The tax advantage: Nevada zero income tax + 3% property-tax cap = among the lowest retirement carrying costs of any 55+ resort community in the West.
• Best for: Active retirees relocating from California who want resort amenities, guard-gated security, and Toll Brothers build quality — without the 13.3% state income tax.
• Do your homework: HOPA age-verification, HOA budget review, resale package, and lender warrantability confirmation for financed buyers — all need attention before you write an offer.

Last updated June 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation

PRICE DISTRIBUTION

How Many Regency at Summerlin-Area Homes Sell in Each Price Range?

ZIP code 89135 spans the full Summerlin South corridor — Regency, Trilogy, The Ridges, and surrounding neighborhoods — per Las Vegas REALTORS MLS data. Regency at Summerlin sits in the $500K–$800K+ band: villas and Loft homes from $500K, Avanti homes above $700K, and premium mountain-view sites exceeding $800K.

Counts reflect active MLS listings across ZIP code 89135 (Summerlin South) · June 2026. Regency at Summerlin itself spans $500K–$800K+.

SAFETY & CRIME

Is Regency at Summerlin Safe?

• 24/7Staffed entry gateCommunity association security since 2015
• PatrolsSecurity patrols inside the gatesHOA-funded per the plan record
• LVMPDLas Vegas Metro Police jurisdictionMetro coverage outside the gate
• WalledPerimeter walls + controlled accessEvery visitor verified at entry

Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community security details per the association plan record. Last updated June 2026.

LIVABILITY REPORT CARD

How Does Regency at Summerlin Score?

Regency earns top marks for resort amenities, gated security, and the Summerlin location — with honest trade-offs on HOPA age restriction, built-out resale-only inventory, and carrying costs. Below is the category-by-category report card our team walks through with every prospective 55+ buyer before a first showing.

• A

  Grade A: Safety

  24-hour staffed gate, security patrols, and Las Vegas Metro Police coverage — a layered security stack at the 55+ active adult tier.

• A

  Grade A: Amenities

  Private resort clubhouse, pool, spa, fitness center, movement studio, bocce court, putting green, fire terraces, community gardens, and a full social calendar.

• A-

  Grade A-: Location

  Five minutes to Downtown Summerlin, ten to Red Rock Canyon, twenty to the Strip — arguably the best-positioned 55+ guard-gated address in the Las Vegas Valley.

• B+

  Grade B+: Schools

  Bonner ES (9/10), Rogich MS (10/10), Palo Verde HS (8/10) per GreatSchools — top-tier CCSD zone, relevant for resale and multi-generational buyers.

• B

  Grade B: Cost of Living

  $500K–$800K+ entry plus $250–$500 monthly HOA is real carrying cost — though far below comparable coastal 55+ resort communities.

• A

  Grade A: Tax Environment

  Nevada zero state income tax + 3% property-tax cap = the most retiree-friendly tax environment of any major Sun Belt market.

Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.

POPULATION & GROWTH

How Fast Is the Regency at Summerlin Area Growing?

Regency itself is deliberately finished — 400+ homes since build-out, with growth happening through resale turnover rather than new rooftops. Summerlin and the 89135 corridor continue to attract high-income relocators at a faster pace than the metro average. Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the Summerlin west-valley corridor remains among the most in-demand in the city.

Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown because the Census does not tabulate Regency separately. Last updated June 2026.

LIVABILITY SCORES

How Does Regency at Summerlin Score for Livability?

Regency at Summerlin scores highest on resort amenities, gated security, and tax environment — Nevada's zero income tax and 3% property-tax cap are unmatched in the Sun Belt, and the private clubhouse rivals four-star resort facilities. Real trade-offs: $500K–$800K+ entry, $250–$500 monthly HOA, and a HOPA age restriction that narrows the exit buyer pool.

• 90A

  Overall Livability

• 80B+

  Schools (zoned + private)

• 92A

  Safety (gated 55+)

• 55C+

  Cost of Living

• 94A

  Amenities (resort clubhouse)

• 90A

  Tax Environment

Scores synthesized from AreaVibes, Niche, and Census data — updated quarterly.

MARKET TRENDS · LAST 12 MONTHS

How Is the Regency at Summerlin Area Real Estate Market Trending?

The charts below show Las Vegas citywide sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the liquid benchmark the 89135 corridor trades against. Regency itself is 400+ homes with limited turnover (92% owner-occupied), so ZIP 89135 benchmarks (~$640,000 median list, ~35 median days) are the most reliable signal.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How Competitive Is the Regency at Summerlin Market Right Now?

The 89135 ZIP code moved at roughly 35 median days per Las Vegas REALTORS data — moderate for a luxury 55+ market. With 400+ homes and 92% owner-occupancy, listings surface infrequently; Villa and Loft floor plans at $500K–$650K draw multiple inquiries quickly, while Avanti mountain-view homes attract deliberate California relocators.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. ZIP 89135 figures include all Summerlin South properties — treat Regency-specific statistics as indicative.

Collection Comparison

How Do Regency at Summerlin's Three Collections Compare?

A like-for-like comparison of Regency's three Toll Brothers collections — size, price, lifestyle fit, and who each suits — drawn from the community plan record and active-listing data via Las Vegas REALTORS. With 400+ homes total, per-collection medians would be statistical noise, so we publish entry points instead.

Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-collection $/SF and DOM intentionally omitted — samples are too small to be meaningful. ZIP 89135 benchmark: ~35-day median DOM.

Collection Deep Dive

What's Inside Regency at Summerlin's Three Collections?

BY ZIP CODE

How Does ZIP Code 89135 (Regency at Summerlin) Break Down?

ZIP code 89135 spans the full Summerlin South corridor — Regency at Summerlin, Trilogy at Summerlin, The Ridges, and surrounding neighborhoods. The table below breaks the corridor into real segments. The spread is the story: the same ZIP carries $500K villas and $5M+ custom homes, per Las Vegas REALTORS MLS data.

Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Segment-level $/SF and year-over-year change are intentionally omitted: sub-community samples are too small to be meaningful. Boundaries per Clark County GIS.

WHY REGENCY AT SUMMERLIN

Why Does Regency at Summerlin Stand Apart From Other 55+ Communities?

From the Toll Brothers build quality to the Summerlin master plan address, Regency occupies a niche no other Las Vegas 55+ community fills at this price point. The five advantages below are tied to verifiable sources — the Nevada Revised Statutes, Howard Hughes Corporation, Las Vegas REALTORS data, and the community plan record.

1. 1

   Toll Brothers quality — every home

   Single-builder consistency means predictable finishes, desert-contemporary architecture, and gourmet kitchens across all 400+ homes — no quality surprises when comparing resale candidates.

   Community plan record
2. 2

   Howard Hughes / Summerlin master plan

   Regency residents access 150+ miles of Summerlin trails, championship golf, and Downtown Summerlin's 125+ shops and restaurants — infrastructure a standalone community cannot replicate.

   Howard Hughes Corporation
3. 3

   Nevada zero income tax on all retirement income

   Social Security, pensions, IRA distributions, investment income — Nevada taxes none of it. California taxes all of it at up to 13.3%. That gap funds most relocations.

   Nevada Department of Taxation
4. 4

   Guard-gated at the boutique 55+ scale

   400+ homes is the permanent ceiling — small enough that neighbors know each other, staffed enough to keep strangers out, priced at $500K–$800K versus $1.5M+ for coastal equivalents.

   Community plan record
5. 5

   3% property-tax cap for life

   Annual tax increases on a primary residence are capped by Nevada statute — predictable carrying costs in retirement, regardless of Summerlin's appreciation.

   Nevada Revised Statutes 361.471

WHY BUY IN REGENCY AT SUMMERLIN

What Are the Top 10 Reasons to Buy a Home in Regency at Summerlin?

Regency at Summerlin's case rests on Toll Brothers quality, Nevada's tax environment, and Summerlin's master plan: single-story luxury behind a staffed gate at $500K–$800K, property taxes capped at 3% under Nevada Revised Statutes 361.471, zero state income tax, and a resort clubhouse five minutes from Downtown Summerlin. Ten sourced reasons follow.

1. 1

   Zero Nevada state income tax

   No tax on Social Security, pensions, IRA distributions, or investment income — the single biggest financial reason California retirees choose Nevada.

   Nevada Department of Taxation

2. 2

   3% property-tax cap

   Annual increases on a primary residence are capped by statute — predictable carrying costs through retirement.

   NRS 361.471

3. 3

   Toll Brothers — every home, single-story

   Three collections (Villa, Loft, Avanti), 1,800–3,200 sq ft, gourmet kitchens, spa bathrooms, desert-contemporary — consistent build quality community-wide.

   Community plan record

4. 4

   24-hour staffed guard gate

   HOPA-qualified security with verified visitor entry — the privacy standard 55+ buyers from California expect at this tier.

   Community plan record

5. 5

   Howard Hughes / Summerlin master plan

   150+ miles of trails, championship golf, Downtown Summerlin 5 minutes away — infrastructure built and maintained by Howard Hughes Corporation.

   Howard Hughes Corporation

6. 6

   Private resort clubhouse

   Pool, spa, fitness, movement studio, demo kitchen, bocce, putting green, fire terraces — amenities that rival four-star resort facilities.

   Community plan record

7. 7

   Red Rock Canyon 10 minutes west

   Managed by the Bureau of Land Management — 195,000 acres of hiking, scenic drives, and climbing, ten minutes from the gate.

   Bureau of Land Management

8. 8

   Top-rated CCSD school zone

   Rogich MS (10/10), Bonner ES (9/10), Palo Verde HS (8/10) — supports resale values and multi-generational appeal.

   GreatSchools.org

9. 9

   $500K–$800K replaces $1.5M+ coastal equivalent

   Guard-gated resort 55+ living that costs $1.5M+ in Palm Desert or Orange County starts at $500K in Regency.

   Community plan record + market comparison

10. 10

    Active social community

    Fitness classes, cooking demonstrations, card tournaments, community events — a peer-group lifestyle that independent retirement living cannot replicate.

    Community plan record

THIS WEEKEND'S OPEN HOUSES

Can You Tour Regency at Summerlin Homes This Weekend?

Open houses are structurally scarce here — a 24-hour staffed guard gate means every showing requires advance coordination. Most Regency sellers show by appointment only. Set up instant alerts to get notified the moment a home schedules an open house — or browse active listings now and let us arrange a gate-cleared private showing, typically with same-day turnaround.

RELOCATION TIMELINE

How to Relocate to Regency at Summerlin in 8 Steps

From first research to keys-in-hand, here's the 8–12 week timeline most Regency buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.

1. 01

   Pick your collection and set a budget

   Decide which Regency you're buying: Villa attached homes from $500K, Loft mid-range from $600K, or Avanti large-floor-plan from $700K+. Each carries different HOA obligations and financing paths.

2. 02

   Get pre-approved — HOPA and conforming limit aware

   Most Regency homes finance conventionally; Avanti-collection homes above the conforming limit go jumbo with 20–25% down plus reserves. Confirm HOPA age-qualification and lender acceptance of the association's governing documents before you tour.

3. 03

   Hire a Regency and Summerlin 55+ specialist

   With 400+ homes and 92% owner-occupancy, resale listings surface infrequently. Work with an agent who knows the three collections, follows every Regency listing, and has established gate-access protocols.

4. 04

   Tour in person or virtually

   All showings need gate clearance — coordinate 24 hours in advance minimum. Our team arranges same-day access in most cases. Virtual tours work well for California buyers doing preliminary research before flying in.

5. 05

   Write and negotiate the offer

   Cash offers are common among retirement buyers and close faster; financed buyers compete with clean pre-approvals and HOPA-compliant terms. Ask us where each seller actually stands before you write.

6. 06

   HOPA age verification + HOA document review

   Order the resale package immediately: current dues, reserve study, assessment history, CC&Rs, and HOPA age-verification compliance documentation. Nevada's statutory disclosure deadline drives the escrow timeline here.

7. 07

   Clear conditions and fund

   Nevada closes through escrow companies, not attorneys; expect 30–45 days from acceptance to funding. Cash closings can compress to 7–14 days. HOA questionnaire turnaround adds a week to most transactions.

8. 08

   Close, move, register, and establish Nevada residency

   Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), register gate transponders with the association, then handle the DMV — license within 30 days, registration within 60 — to start capturing the zero income tax benefit from day one.

ECONOMY & JOBS

What Drives the Regency at Summerlin Economy?

Regency at Summerlin runs on retirement income — residents are largely retired executives and professionals with average household income above $120,000. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro remains strong for those still working; Summerlin Hospital Medical Center and major corporate campuses sit within ten minutes.

Major Anchors Near Regency at Summerlin

• Summerlin Hospital Medical Center~10 minutes — major west-valley hospital and medical-office campus, the primary healthcare anchor for Regency residents
• Downtown Summerlin~5 minutes — 125+ shops, restaurants, and the Las Vegas Ballpark; the daily life hub for Regency residents
• Howard Hughes Corporation (Summerlin master plan)Master developer and ongoing community manager for the Summerlin master plan
• Red Rock Resort (Station Casinos)~10 minutes — resort, dining, and entertainment destination on the Summerlin border
• TPC Summerlin / Las Vegas National Golf~10 minutes — PGA Tour venue and championship golf for active residents
• Las Vegas Valley healthcare networkMultiple specialty medical campuses serving the 89135 corridor

Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.

COMMUNITY COMPARISON

How Does Regency at Summerlin Compare to Trilogy, Sun City Summerlin & Henderson?

Regency at Summerlin, Trilogy at Summerlin, Sun City Summerlin, and Henderson 55+ communities each serve a different budget and lifestyle — this side-by-side covers price range, builder, guard-gating, community size, private clubhouse, and drive time to the Strip, updated June 2026. Sources: LVR, the U.S. Census, and Howard Hughes Corporation.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts, Howard Hughes Corporation. Community size and amenity data per plan records. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Regency at Summerlin?

Summerlin South sits at the western end of the valley arterial grid — W Charleston Blvd and the 215 Beltway connect the gate to every valley destination. Las Vegas mean commutes run about 25 minutes per U.S. Census ACS data, and most Regency destinations beat that; retired residents find daily driving short and uncomplicated.

Drive Times from Regency at Summerlin

• ~5 minDowntown Summerlin (dining & shopping)W Charleston Blvd west
• ~10 minRed Rock Canyon NCAW Charleston Blvd west
• ~10 minSummerlin Hospital Medical CenterRampart Blvd north
• ~10 minTPC Summerlin / Las Vegas NationalSummerlin Pkwy
• ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
• ~30 minHarry Reid International AirportI-215 south → I-15
• ~35 minHenderson (via 215)I-215 east
• ~50 minMt. CharlestonUS-95 north → SR-157

Transportation Options

• Driving

  The primary mode — Summerlin South's arterial grid (Charleston, Rampart, Town Center) plus the 215 Beltway and Summerlin Parkway connect the community to every valley destination.

• RTC Transit

  Bus routes run the Charleston and Sahara corridors nearby, but Regency residents should not plan a car-free retirement — this is a suburb built around driving.

• Cycling & Trails

  The Summerlin trail system connects from the community to miles of paved and natural-surface routes. Red Rock Canyon's scenic loop — one of the best road rides in the Southwest — starts ten minutes west.

• Rideshare

  Fast and reliable throughout Summerlin; airport runs cost roughly $40–$55, and gate access for pickups is handled through the visitor entry like any guest.

Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.

Quick Answer

What down payment do you need to buy in Regency at Summerlin?

Most Regency buyers put down 10%–20%. Conventional financing applies across Villa and Loft collection homes — on a $640,000 home, plan $64,000 (10%) to $128,000 (20%). VA loans allow 0% for eligible veterans (the age restriction applies to occupancy, not buyer eligibility). Jumbo financing kicks in on Avanti-collection homes above the conforming limit; lenders want 20–25% down plus reserves. Confirm HOPA age-qualification and lender acceptance of the governing documents before you submit your pre-approval.

PEOPLE ALSO ASK

What Else Do People Ask About Regency at Summerlin?

These are the eight questions Regency at Summerlin buyers most commonly search on Google and ask AI assistants — covering HOPA age rules, HOA fees, guard-gate access, Toll Brothers collections, property taxes, and California-to-Nevada relocation math — each answered with specifics from Las Vegas REALTORS, Nevada Revised Statutes, and the community plan record.

WHY NEVADA REAL ESTATE GROUP

Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?

9,600+ closed transactions and $4.85B+ in volume since 2011 — representing buyers and sellers in Regency at Summerlin, Trilogy at Summerlin, Sun City Summerlin, and Heritage at Stonebridge. Nevada's largest agent team, 9,061+ five-star reviews, gate-cleared Regency access, and direct Summerlin 55+ community knowledge: that's the foundation of the #1 ranking in Nevada.

NEARBY COMMUNITIES

Which Communities Are Within 30 Minutes of Regency at Summerlin?

Trilogy at Summerlin is five minutes away and also guard-gated 55+; Sun City Summerlin adds three golf courses at lower entry prices ten minutes out; Henderson 55+ communities are about 35 minutes southeast. Each card below pairs drive time from Regency with median price positioning and community size.

A–Z INDEX

Which Regency at Summerlin Sections Can You Explore A–Z?

Three Toll Brothers collections make up the 400+ home community, from attached villas to large Avanti floor plans. The entries below are indexed alphabetically, and our team can pull current listings, dues, and HOA documents for any collection on request.

Sources & Methodology

Where Does This Regency at Summerlin Data Come From?

Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. Because Regency at Summerlin is 400+ homes in a 55+ restricted community, we present ZIP-area statistics (89135) as area benchmarks — never plan-only claims. Follow any link below to verify a figure.

1. Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and active counts for ZIP code 89135 (Summerlin South). lasvegasrealtors.com
2. Howard Hughes Corporation — Summerlin master plan developer — trail miles, Downtown Summerlin, park and golf infrastructure data. summerlin.com
3. U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Regency is not separately tabulated). census.gov/quickfacts
4. Clark County Assessor — Property tax rates, assessed values, and parcel data for the 89135 corridor. clarkcountynv.gov/assessor
5. Clark County School District (CCSD) — School zone assignments and enrollment data for Bonner ES, Rogich MS, and Palo Verde HS. ccsd.net
6. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
7. Nevada Department of Taxation — Nevada zero state income tax — confirmed for all retirement income streams. tax.nv.gov
8. California Franchise Tax Board — California's top marginal income tax rate of 13.3% — the relocation comparison baseline. ftb.ca.gov
9. FBI Uniform Crime Reporting (UCR) — Las Vegas and Summerlin corridor crime rate benchmarks. fbi.gov/ucr
10. U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
11. GreatSchools.org — K-12 school ratings and student-teacher ratios for Summerlin South campuses. greatschools.org
12. Bureau of Land Management — Red Rock Canyon National Conservation Area acreage and recreation data. blm.gov
13. Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms

Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).

Last refresh: June 2026 · Next scheduled refresh: July 2026