Top Rated
9/10
9/10The Meadows School (Lower)
Private · Summerlin (12 min)
PreK-5300 Students8:1
Summerlin, Las Vegas
Siena Homes For Sale
Nevada's #1 team for Siena real estate. Search guard-gated 55+ homes, Sun Colony estates, and patio homes in Summerlin's premier age-qualified community.
ZIP-AREA MEDIAN LIST (89135)
$600K
LVR / GLVAR, June 2026
SIENA PRICE RANGE
$400K–$900K
Community plan record
HOMES (55+ HOPA)
1,200+
Community plan record
DAYS ON MARKET (89135)
32
LVR / GLVAR sold data, June 2026
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Siena Summerlin at a Glance?
Siena is Summerlin's only guard-gated 55+ active-adult community — 1,200+ single-story homes priced $400K–$900K in ZIP 89135, anchored by a 30,000 SF clubhouse, with HOA dues of $200–$450/mo covering gate staffing, front-yard maintenance, and full amenity access per Las Vegas REALTORS and community records. Demographics and city context drawn from the U.S. Census Bureau.
- The 55+ HOPA distinction: at least one resident per household must be 55+ — Siena is the only guard-gated age-qualified community in Summerlin, setting it apart from Sun City (access-code, not staffed gate).
- Single-story throughout: all 1,200+ homes are single-story, 1,500–3,200 SF, designed for active-adult living with low-maintenance covered patios and desert landscaping.
- Resort clubhouse included: the 30,000 SF Siena Clubhouse — indoor/outdoor pools, fitness, tennis, pickleball, art studios — is fully funded by HOA dues with no separate membership.
- Nevada tax advantage: zero state income tax on Social Security, pensions, and IRA distributions — plus a 3% annual property-tax cap under NRS 361.471.
- Section matters: Siena Classic (from $400K, established), Siena Grand (from $550K, spacious), Sun Colony (from $700K, double-gated premium) — pick the right section before you tour.
Last updated June 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
Where Can I Find Siena Homes for Sale?
Siena sits entirely within ZIP code 89135, where active MLS listings are tracked daily according to Las Vegas REALTORS data. The community's 1,200+ HOPA-qualified homes span four sections — Classic, Grand, Patio Homes, and Sun Colony at Siena — with the newest listings shown below and full inventory searchable in our live portal.
PRICE DISTRIBUTION
How Many Siena Homes Sell in Each Price Range?
Siena's four sections span a $500,000 price range — patio homes from $400,000 to Sun Colony estates above $900,000. According to Las Vegas REALTORS MLS data for ZIP 89135, the bands below reflect the active market across Summerlin South, with Siena's sections mapping cleanly to the $400K–$900K slice.
Browse Siena Listings
How Can You Find a Siena Home by Section, Size & Price?
Siena's 1,200+ HOPA-qualified homes break into four sections covering patio homes to double-gated Sun Colony estates — each link below opens our live Las Vegas MLS search filtered to ZIP 89135, with counts updated daily from Las Vegas REALTORS MLS data.
Which Siena Sections Should You Explore?
Four sections define the Siena buying decision. The section you choose determines your gate level, HOA tier, floor-plan range, and price point — getting this right before touring saves weeks.
By Section
By Price Range
Updated daily · 1,200 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Siena Listings First?
Custom alerts by section, price, bedrooms, and floor-plan size — no spam, unsubscribe anytime. With 1,200 total homes and only a handful trading each month, the right Siena section and floor plan may appear once a quarter; alert subscribers see it within hours, not weeks.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
EDUCATION
9/10
8/10
7/10
How Are the Schools near Siena?
Siena is a 55+ HOPA community — resident children are not the norm — but nearby school quality matters for resale value and for Siena owners whose grandchildren visit. The Meadows School (PreK–12, A+) and Bishop Gorman High School (9–12, A+) are both within a short drive. Doral Academy Red Rock (K–12, 9/10) is the top public-charter option.
9/10Doral Academy Red Rock
Charter · Summerlin (10 min)
K-8900 Students20:1
8/10Coral Academy of Science
Charter · west Summerlin (15 min)
K-121100 Students18:1
7/10Bonner ES (zoned)
Public · CCSD (10 min)
K-5650 Students19:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best Near Siena for Grandchildren and Resale?
According to GreatSchools.org, the top-rated options near Siena are Bishop Gorman HS (A+, 10 min), The Meadows School (A+, 12 min), and Doral Academy Red Rock (9/10, 10 min). Ratings cross-referenced with the Nevada Report Card. Because Siena is 55+ HOPA, most owners care about resale demographics and occasional grandchildren visits rather than daily school commutes.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Bishop Gorman HS | Private | 9-12 | A+ | Summerlin South · 10 min | $400,000+ |
| 2 | The Meadows School | Private | PreK-12 | A+ | Summerlin · 12 min | $400,000+ |
| 3 | Doral Academy Red Rock | Public charter | K-12 | 9/10 | Summerlin · 10 min | $400,000+ |
| 4 | Palo Verde HS | Public (zoned) | 9-12 | 8/10 | Summerlin · 12 min | $400,000+ |
| 5 | Coral Academy of Science | Public charter | K-12 | 8/10 | West Summerlin · 15 min | $400,000+ |
SAFETY & CRIME
Is Siena Safe?
Direct Answer
Yes — Siena is among the safest communities in the Las Vegas Valley. A 24-hour staffed gate, interior security patrols, perimeter walls, and Sun Colony's secondary gate create a layered security stack Sun City Summerlin's access-code model cannot match. ZIP 89135 consistently ranks among Clark County's lowest-crime areas per FBI Uniform Crime Reporting data.
- Staffed guard gate since 2000Siena HOA security
- Sun Colony double-gated for added privacySecondary gate inside the community
- Interior security patrolsHOA-funded community-wide
- Perimeter walls and controlled accessEvery visitor verified at entry
What Buyers Should Know
Unlike Sun City Summerlin, which uses access-code entry that any resident can share, Siena's 24-hour staffed gate requires human verification of every vehicle — residents, guests, delivery drivers, and service providers alike. This makes tailgating and unauthorized entry structurally difficult, and it is the single security feature retirees most consistently cite as the deciding factor over larger 55+ communities.
The Summerlin South corridor (ZIP 89135) consistently registers property and violent crime rates well below the Las Vegas metro average, per FBI UCR-based data tools buyers can access independently. Inside the gates, the typical incident is a minor parking or HOA compliance matter — not the property crime that plagues higher-traffic neighborhoods.
For active-adult buyers who travel frequently or maintain a second home, Siena's security model is purpose-built: the community knows who is inside the gates at all times, and the HOA manages landscaping so the home doesn't signal vacancy during extended absences. That combination is worth more than any alarm system.
Sources: FBI Uniform Crime Reporting (latest available data), Clark County. Community security details per the Siena HOA plan record. Last updated June 2026.
Living In
What's It Like Living in Siena, Summerlin?
The Answer
Living in Siena means single-story convenience, a 24-hour staffed gate, a 30,000 SF clubhouse steps from your door, and a social calendar packed year-round — all inside the Howard Hughes Corporation-developed Summerlin master plan, with Red Rock Canyon twelve minutes west and Downtown Summerlin five minutes east.
What is Siena known for?
Siena is known for being Summerlin's only guard-gated 55+ community: 1,200+ single-story homes, the 30,000 SF Siena Clubhouse with resort pools and social programming, and HOA-covered front-yard maintenance that lets residents focus on the lifestyle.
Who should live in Siena?
Active adults 55+ who want genuine gated security (staffed gate, not access codes), a vibrant social community, low-maintenance living with HOA handling the yard work, and Summerlin's world-class location — without the scale and golf-course footprint of Sun City Summerlin.
What is daily life like in Siena?
Morning lap swim or fitness class at the Siena Clubhouse, a round of golf at adjacent Siena Golf Club, lunch at Downtown Summerlin five minutes east, an afternoon hike at Red Rock Canyon twelve minutes west, and back behind the gate by evening — all single-story, low-maintenance, with neighbors who actually use the amenities.
Location
Where Is Siena in Summerlin
Siena sits in the Summerlin South Association in the City of Las Vegas, ZIP 89135 — roughly bounded by Siena Monte Avenue and the Summerlin South open-space corridors. About 270 acres, approximately 14 miles from the Strip, immediately adjacent to the Siena Golf Club.
Downtown Summerlin
5
Min
Red Rock Canyon
12
Min
Summerlin Hospital
7
Min
Strip
20
Min
Airport
30
Min
Siena
At a Glance$600,000
Median List Price (89135)
$400K–$900K+
Siena Price Range
32
Days on Market (89135)
95%
Homeownership Rate
- Setting
- Guard-gated 55+ in Summerlin South
- Acreage
- ~270 acres
- Homes
- 1,200+
- Established
- 2000
- Developer
- Shea Homes
- Sections
- 4 (Classic, Grand, Patio Homes, Sun Colony)
- Gate
- 24-hour staffed (Sun Colony: double-gated)
- HOA
- $200–$450/mo
- Age Qualification
- 55+ HOPA
- Floor Plans
- Single-story only, 1,500–3,200 SF
- Clubhouse
- 30,000 SF resort-caliber
- Distance to Strip
- ~20 min
LIVABILITY REPORT CARD
How Does Siena Score for Active Adult Living?
Siena earns top marks for security, amenities, and low-maintenance living — with honest trade-offs on the age restriction and the non-golfing retiree who wants on-site courses. The six categories below are the same factors our agents walk through with every active-adult buyer before scheduling a first gate-access tour.
Grade A: Safety
24-hour staffed gate, interior patrols, perimeter walls, and Sun Colony's secondary gate — the security stack Sun City Summerlin cannot match.
Grade B+: Amenities
30,000 SF Siena Clubhouse with dual pools, fitness, tennis, pickleball, card rooms, art studios — included in HOA dues, no separate membership.
Grade B: Cost of Living
$400K–$900K range plus $200–$450/mo HOA — premium for the 55+ market but significantly below comparable California gated communities.
Grade A: Maintenance-Free Living
HOA covers front-yard landscaping, exterior painting, and all common areas — defining appeal for active adults who want the lifestyle without the yardwork.
Grade A: Outdoor Access
Red Rock Canyon 12 minutes west, Siena Golf Club adjacent, Downtown Summerlin trail network 5 minutes east — 300 days of sunshine per year.
Grade A-: Tax Efficiency
Zero Nevada state income tax, 3% primary-residence cap under NRS 361.471 — the single biggest financial advantage for California and Pacific Northwest retirees.
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.
Quick Answer
Is Siena a good place to retire?
Yes — for active adults who want Summerlin's world-class location behind a staffed guard gate, without the scale of Sun City Summerlin. Siena pairs 1,200+ single-story homes priced $400K–$900K with a 30,000 SF resort clubhouse, HOA-managed front-yard maintenance, Nevada's zero income tax, and Red Rock Canyon twelve minutes west. The trade-offs are real — the 55+ HOPA rule limits resale to age-qualified buyers, and on-site golf is at an adjacent club rather than inside the walls — but for the target buyer, few active-adult addresses in the Southwest compete.
Source: Howard Hughes Corporation
DEMOGRAPHICS
Who Lives in Siena?
According to the U.S. Census Bureau QuickFacts, Las Vegas — the parent city — reports 656,274 residents and a median household income of $66,820. Inside Siena's gates the profile differs sharply: roughly 2,000+ residents, a median age of 68, average household income above $125,000, and a 95% homeownership rate.
The Census does not tabulate Siena separately — the 55+ enclave is too small for its own QuickFacts entry — so Las Vegas citywide figures serve as the statistical backdrop. Inside the gates, NREG's transaction data shows a mix of professional retirees, former executives, snowbird part-timers, and an overwhelming share of California and Pacific Northwest relocators who chose Summerlin for its zero-income-tax Nevada advantage.
2,000+
vs Las Vegas 656,274
68
vs Clark Co 38
$125,000+
vs Clark Co median $74,007
95%
vs Clark Co 59%
1,200+
vs Clark Co ~860,000
55+ HOPA
vs Las Vegas all-ages
Source: NREG community records & U.S. Census Bureau QuickFacts, Las Vegas city (Siena not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Siena Area Growing?
Siena itself is deliberately built out at 1,200+ homes — growth happens through resale turnover rather than new rooftops. The surrounding Summerlin South corridor and Las Vegas city continue expanding: according to U.S. Census data, Las Vegas has added roughly 72,000 residents since 2010, and Howard Hughes Corporation continues developing new Summerlin villages west of Siena to meet ongoing demand.
656,274Las Vegas residents (Census)
1,200+Siena homes (built out)
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Siena's 1,200+ home count is permanent — the 270-acre plan is fully built out. Supply is structurally capped, which supports long-run value for owners while Summerlin and Las Vegas continue to attract retirees and relocators at a national scale. The Summerlin South Association's overall land plan still has new villages developing to the west, but those are all-ages communities — the 55+ HOPA inventory at Siena will not be supplemented by new age-qualified supply inside the same gates.
Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown because the Census does not tabulate Siena separately. Last updated June 2026.
LIVABILITY SCORES
How Does Siena Score for Active Adult Livability?
Siena scores highest on safety, maintenance-free living, and tax efficiency: a 24-hour staffed gate, HOA-managed front-yard care, and Nevada's zero state income tax advantage for retirees drawing Social Security, pension, or IRA income. The honest trade-off is the HOPA age restriction — resale is limited to 55+ qualified buyers. Five categories below, benchmarked to Census and community data.
- 91A
Overall Active-Adult Livability
- 93A
Safety (gated)
- 95A+
Maintenance-Free Living
- 88A-
Amenities & Social Life
- 96A+
Tax Efficiency (NV vs CA)
- 72B
Resale Liquidity (55+ pool)
MARKET TRENDS · LAST 12 MONTHS
How Is the Siena 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 Siena's ZIP 89135 trades against. Siena's 1,200-home count means per-community monthly series carry statistical noise; the data cards report ZIP 89135 benchmarks alongside Siena's known plan pricing.
Median List Price
$600,000 ZIP 89135 median — Siena ranges $400K–$900K by section
vs May 2025
Source: Las Vegas REALTORS
Days on Market
32 median days in 89135; Sun Colony custom homes may run longer
vs May 2025
Source: Las Vegas REALTORS
Homeownership
95% owner-occupied in Siena — one of the highest rates in the valley
vs May 2025
Source: Las Vegas REALTORS
The long view: Siena's median sold price rose 147% between 2014 ($167,925) and 2026 ($415,429), across 232,172 recorded closings — Las Vegas REALTORS MLS records via Repliers.
32
DAYS ON MARKET (89135)
$600K
ZIP-AREA MEDIAN LIST
1,200+
SIENA HOMES
< 1 hr
OUR RESPONSE TIME
LOW-MAINTENANCE LUXURY
Get matched with a
Siena specialist.
Market Competitiveness
How Competitive Is the Siena Market Right Now?
Siena runs at a moderate-to-steady pace: the 55+ HOPA rule constrains demand to age-qualified buyers, but the community's combination of guard-gated security, Summerlin address, and HOA-managed maintenance creates persistent demand from active-adult relocators. ZIP 89135 recorded a 32-day median days-on-market over the past 100 days per Las Vegas REALTORS data.
62Steady 55+ Market
- 32 daysZIP 89135 median DOM (sold, 100d)
- $400K–$900KSiena price range by section
- 1,200+Total homes (built out)
- 95%Owner-occupied rate
Is Siena Right for You?
Who Should Buy a Home in Siena?
Siena is not for everyone — it is HOPA age-qualified, which means the buyer pool and resale market are limited to active adults 55+. But for the right buyer, it is the most compelling combination of Summerlin location, guard-gated security, HOA-managed maintenance, and active-adult social infrastructure available in Las Vegas.
Which Siena Sections Fit Your Buyer Type?
California Retirement Relocators
- Zero Nevada state income tax on all retirement income
- 3% primary-residence property-tax cap under NRS 361.471
- Guard-gated Summerlin estate at $400K–$900K vs. $1.5M+ in California
- Our relocation team handles virtual tours and gate access
Lock-and-Leave Snowbirds
- HOA covers front-yard landscaping during absences
- CC&Rs permit long-term leases to 55+ qualified tenants
- Siena Patio Homes: smallest, most maintenance-free floor plans
- Interior security patrols during extended travel
Downsizers from Summerlin
- Single-story floor plans throughout — no stairs
- Familiar Summerlin South location, same ZIP 89135
- HOA handles the yardwork they no longer want
- Sun Colony at Siena for buyers upgrading within the 55+ market
Active-Adult Social Buyers
- 30,000 SF clubhouse with full social calendar
- Tennis leagues, pickleball groups, card clubs, art studios
- Siena Grand and Classic sections: established neighbor networks
- Community-scale feels intimate (1,200 homes) vs. Sun City (7,700)
Golf-Lifestyle Buyers
- Siena Golf Club adjacent — preferred resident access
- TPC Summerlin 10 minutes north (PGA Tour host course)
- Angel Park Golf Club 15 minutes east (27 holes, public)
- Short drive to Las Vegas National Golf Club
Privacy-Priority Retirees
- 24-hour staffed gate — every visitor verified
- Sun Colony at Siena: secondary interior gate option
- Perimeter walls and interior security patrols
- A 1,200-home community where neighbors know each other
Best Fit For
- California and Pacific Northwest retirees — trading state income tax, high property taxes, and $1.5M+ gates for Siena's $400K–$900K range and Nevada's zero tax.
- Snowbirds and part-timers — HOA-managed front yards and CC&R-permitted long-term leases make Siena purpose-built for extended absences.
- Summerlin downsizers — single-story floor plans, familiar ZIP 89135 location, and a social infrastructure built for active retirement.
- Social-lifestyle retirees — the 30,000 SF Siena Clubhouse calendar keeps the community active — tennis leagues, pickleball, card clubs, art studios, and organized events year-round.
- Golf buyers — Siena Golf Club immediately adjacent with preferred resident access, plus TPC Summerlin ten minutes north.
- Privacy-priority buyers — staffed gate, roving patrols, perimeter walls, and Sun Colony's secondary gate — the security stack Sun City Summerlin cannot replicate.
Ready to explore homes in Siena? Our team knows every section, floor plan, and HOA tier — and we'll coordinate gate access and HOPA compliance review before you write.
Start Your Home SearchPros
- Only guard-gated 55+ HOPA community in Summerlin — a unique combination no other Las Vegas 55+ community offers
- HOA covers front-yard landscaping and exterior painting — the defining maintenance-free advantage for active adults
- Zero Nevada state income tax on Social Security, pensions, IRA distributions, and capital gains
- 3% annual property-tax cap on primary residences under NRS 361.471 — predictable carrying costs for fixed-income retirees
- 30,000 SF Siena Clubhouse included in HOA dues — no separate membership fee for pools, fitness, or tennis
- Single-story floor plans throughout — no stairs, 1,500–3,200 SF, designed for active-adult living
- Red Rock Canyon twelve minutes west; Downtown Summerlin five minutes east; Siena Golf Club adjacent
Honest Considerations
- HOPA age restriction limits resale pool to 55+ qualified buyers — wider hold-time needed vs. all-ages communities
- No on-site golf course — Siena Golf Club is adjacent but separately operated; Sun City Summerlin has on-property courses
- HOA dues of $200–$450/mo are real carrying costs — Sun Colony tier trends highest; request the full resale package
- All resale, no new construction inside the gates — floor-plan finishes vary by vintage and renovation history
- ZIP 89135 values can be influenced by broader Summerlin South market activity outside the HOPA gates
- Summer heat runs 105°F+ from July through September — standard Las Vegas valley reality, not Siena-specific
Section Comparison
How Do Siena's Four Sections Compare?
A like-for-like comparison of Siena's four sections — entry pricing, floor-plan range, lifestyle fit, and gate level — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Honesty note: with 1,200 total homes and HOPA qualification, per-section medians shift quickly; we publish section entry points and known ranges instead of per-section medians.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Sun Colony at Siena | From $700K | n/a* | n/a* | n/a* | Double-gate · Premium 55+ |
| Siena Grand | From $550K | n/a* | n/a* | n/a* | Spacious · 2,000–2,800 SF |
| Siena Classic | From $400K | n/a* | n/a* | n/a* | Established · Entry value |
| Siena Patio Homes | From $400K | n/a* | n/a* | n/a* | Lock-and-leave · Compact |
Source: Las Vegas REALTORS MLS data plus the Siena HOA plan record, June 2026. HOPA 55+ age qualification applies to all sections. Confirm exact section boundaries and current dues in escrow.
Section Deep Dive
What's Inside Siena's Four Sections?
Submarket 1
Sun Colony at Siena
The pinnacle of Siena: larger 2,200–3,200+ SF floor plans, premium finishes, and a secondary guard gate inside the main gate. The last phase developed by Shea Homes and the most sought-after section for buyers who want maximum space and two levels of gate security.
Browse Sun Colony at Siena homes →$700K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Siena Grand
Siena's middle tier — larger floor plans in the 2,000–2,800 SF range, popular with downsizing buyers who want space without the multi-story layout. Mature landscaping and established neighborhood character define this section.
Browse Siena Grand homes →$550K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Siena Classic
The original Siena neighborhoods — the most established landscaping and community character in the development. Homes run 1,500–2,500 SF. The entry point into Siena gate security, Summerlin address, and clubhouse access.
Browse Siena Classic homes →$400K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Siena Patio Homes
Smaller patio homes ideal for snowbirds, part-timers, and buyers who want Siena's lifestyle without a large footprint to manage. Efficient floor plans, maximum HOA-covered maintenance, and full clubhouse access.
Browse Siena Patio Homes homes →$400K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
Siena Clubhouse & Recreation Complex
The 30,000 SF crown jewel of Siena living at 10575 Siena Monte Ave — indoor lap pool, outdoor resort pool, state-of-the-art fitness center, tennis courts, pickleball courts, card rooms, art studios, demonstration kitchen, and a year-round social calendar of organized clubs and events, all included in HOA dues.
Browse Siena Clubhouse & Recreation Complex homes →30,000SF Clubhouse
2Pools (Indoor + Outdoor)
$200–$450HOA/mo (all-inclusive)
55+HOPA Qualification
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Siena
section fits?
BY ZIP CODE
How Does ZIP Code 89135 (Siena's ZIP) Break Down?
Siena sits entirely within ZIP 89135 — Summerlin South. The table below places Siena in context with the other communities sharing the ZIP, from guard-gated luxury villages to the all-ages Summerlin South neighborhoods. The spread across the ZIP is meaningful: market averages mask Siena's HOPA-qualified, guard-gated character.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | Siena (guard-gated 55+ HOPA) | $400K–$900K (plan range by section) | n/a* | 32 (ZIP benchmark) | 1,200+ homes (55+ qualified) | n/a* |
| 89135 | The Ridges at Summerlin (guard-gated all-ages luxury) | From $2M+ | n/a* | varies | Custom estates | n/a* |
| 89135 | Summerlin South all-ages neighborhoods | From $500K | n/a* | 32 (ZIP) | Multiple communities | n/a* |
| 89135 | Full ZIP 89135 benchmark | $600,000 (median list) | — | 32 | Active listings per LVR | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Section-level $/SF intentionally omitted — sample sizes inside one section are too small for statistical reliability. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Siena Real Estate?
Eight verifiable numbers — sourced to Las Vegas REALTORS, the U.S. Census Bureau, the Clark County Assessor, and the Siena HOA plan record — capture Siena faster than any brochure: 1,200+ HOPA homes, $400K–$900K range, $200–$450/mo HOA, and a 30,000 SF clubhouse included in every association dues payment.
$400K–$900K
Siena's full price range — patio homes from $400K to Sun Colony premium models above $900K.
Siena HOA plan record
1,200+
Single-story HOPA-qualified homes across four sections in 270 acres — the permanent plan count.
Community plan record
30,000
Square feet in the Siena Clubhouse — indoor pool, outdoor resort pool, fitness, tennis, pickleball, card rooms, art studios.
Siena Clubhouse plan record
$200–$450
Monthly HOA dues by section — covers gate staffing, front-yard landscaping, exterior painting, and full clubhouse access.
Siena HOA plan record
32
Median days from list to accepted offer in ZIP 89135 over the past 100 days, per Las Vegas REALTORS data.
LVR / GLVAR, June 2026
2000
The year Shea Homes began Siena — over two decades of mature landscaping and established community character.
Community plan record
$19,950
Estimated annual state income-tax savings for a retiree drawing $150,000 moving from California (13.3%) to Nevada (0%).
California Franchise Tax Board; Nevada Dept. of Taxation
12 min
Drive to Red Rock Canyon National Conservation Area — 195,819 acres of hiking, climbing, and scenic-drive access year-round.
Bureau of Land Management; drive times
WHY SIENA
Why Does Siena Stand Apart From Other 55+ Communities?
From the staffed gate to the 30,000 SF clubhouse to Nevada's zero income tax, Siena occupies a niche no other Las Vegas 55+ community fills. The five advantages below are tied to verifiable sources — the Nevada Revised Statutes, FBI crime data, Census figures, and the Siena plan record — so you can verify every claim.
- Community plan record
The only guard-gated 55+ community in Summerlin
Sun City Summerlin has golf courses — Siena has a staffed gate. No other 55+ community in the Summerlin master plan offers a 24-hour guard-gated entrance; Siena is the unique combination of the Summerlin address and genuine gate security.
- Siena HOA plan record
HOA covers the yardwork
Front-yard landscaping and scheduled exterior painting are included in every Siena HOA — not optional add-ons. Active adults choose Siena specifically to shed the maintenance burden that comes with single-family suburban ownership.
- Nevada Department of Taxation; California Franchise Tax Board
Nevada zero income tax
Every dollar of Social Security income, pension distributions, IRA withdrawals, and capital gains is shielded from state tax in Nevada — a California retiree drawing $150,000/year saves roughly $19,950 annually at the state level alone.
- Nevada Revised Statutes 361.471
3% primary-residence property-tax cap
Annual increases on the assessed value of a primary residence are capped by statute, making long-run carrying costs predictable — a crucial feature for retirees on fixed income.
- BLM; Howard Hughes Corporation; drive times
Summerlin location + Red Rock access
270 acres built out in Summerlin South means Downtown Summerlin's dining and retail are five minutes east, Red Rock Canyon's 195,819-acre conservation area is twelve minutes west, and Summerlin Hospital Medical Center — critical for retirees — is seven minutes north.
WHY BUY IN SIENA
What Are the Top 10 Reasons to Buy a Home in Siena?
Siena's case rests on the unique combination of Summerlin location, guard-gated 55+ HOPA qualification, and HOA-managed low-maintenance living — with Nevada property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471 and zero state income tax. Ten sourced reasons follow.
The only guard-gated 55+ community in Summerlin
Staffed gate security that Sun City Summerlin cannot match — and the Howard Hughes Corporation Summerlin address that every active adult knows.
Community plan record
HOA handles the yard
Front-yard landscaping and exterior painting on a rotation — the defining appeal for active adults who want the lifestyle without the maintenance.
Siena HOA plan record
Zero Nevada state income tax
No state tax on Social Security, pensions, IRA distributions, or capital gains — a five-figure annual savings for most California retirees.
Nevada Department of Taxation
3% property-tax cap
Annual increases capped by statute for primary residences — predictable carrying costs for fixed-income retirees.
NRS 361.471
30,000 SF clubhouse included
Indoor/outdoor pools, fitness, tennis, pickleball, card rooms, art studios — fully funded by HOA dues, no separate membership fee.
Siena Clubhouse plan record
Single-story throughout
Every Siena home is single-story — a deliberate design choice for active-adult living that newer communities are now copying.
Community plan record
Red Rock Canyon 12 minutes west
195,819 acres of BLM-managed wilderness — the scenic loop, world-class hiking, and wildlife viewing that most Summerlin retirees use year-round.
Bureau of Land Management
Downtown Summerlin 5 minutes east
The Summerlin retail, dining, and events hub — farmers markets, seasonal festivals, and medical offices within a five-minute drive.
Howard Hughes Corporation
Sun Colony double-gate option
Buyers who want maximum privacy within Siena can target Sun Colony at Siena — a secondary gate adds a layer no other 55+ community in Summerlin offers.
Community plan record
Snowbird-ready HOA model
HOA manages front yards during extended absences; CC&Rs permit long-term leases to age-qualified tenants — Siena is purpose-built for part-time Nevada residency.
Siena HOA plan record
New Construction
Who Builds New 55+ Homes Near Siena?
Siena itself was fully developed by Shea Homes from 2000 and is now a resale-only market — no production builder operates inside the gates. Active adults who want brand-new age-qualified construction compare Siena resale against nearby Toll Brothers and Shea 55+ communities in the Summerlin corridor. Incentives change monthly — verify current offers before writing.
55+ Luxury New Construction
Toll Brothers (Regency at Summerlin)
The closest new-build 55+ alternative to Siena — guard-gated with resort amenities
55+ Active Adult
Shea Homes (Trilogy at Summerlin)
Same builder as Siena — Trilogy is Shea's newer 55+ product in the same corridor
55+ Active Adult · Golf
Del Webb / Pulte (Sun City Summerlin)
Larger-scale, not guard-gated — but with on-site golf courses Siena lacks
Active Adult
Lennar
Valley-wide active adult options for buyers who want new construction outside Summerlin
Outdoor Recreation
What Outdoor Amenities Does Siena Offer?
Siena's clubhouse anchors indoor and outdoor recreation, but the real outdoor advantage is location: Red Rock Canyon twelve minutes west, Siena Golf Club adjacent, Downtown Summerlin's trail network five minutes east. The Bureau of Land Management manages the 195,819-acre Red Rock Canyon conservation area — a daily-use resource most Siena retirees never exhaust.
IN-COMMUNITY
Siena Clubhouse & Pools
30,000 SFPools · Fitness · Tennis · PickleballHOA-included
The heart of Siena living: indoor lap pool, outdoor resort pool, state-of-the-art fitness center, tennis and pickleball courts, card rooms, arts and crafts studios, and a demonstration kitchen all on one campus.
IN-COMMUNITY
Siena Community Park
~5 acresPaths · GardensResidents
Walking paths, desert gardens, seating areas, and open space within the gates — the community's daily-exercise greenway for morning walkers and evening strollers.
ADJACENT
Siena Golf Club
18 holesSemi-private golfMembers + Public
Semi-private golf course immediately adjacent to Siena — residents get preferred access and tee times on the course that gives the community its namesake character.
12 MIN
Red Rock Canyon NCA
195,819 acresHiking · Scenic driveBLM day-use fee
One of the Southwest's signature conservation areas — the 13-mile scenic loop, 30+ miles of hiking and climbing routes, and desert wildlife managed by the Bureau of Land Management.
5 MIN
Downtown Summerlin
Open-air districtShops · Dining · EventsFree
The west valley's premier shopping and dining hub — farmers markets, seasonal events, Las Vegas Ballpark, and the trail head that connects to the broader Summerlin trail network.
10 MIN
TPC Summerlin
18 holesChampionship golfPublic
Host of the Shriners Children's Open PGA Tour event — one of the most highly regarded public-access courses in the Southwest, ten minutes from Siena's gate.
45 MIN
Mount Charleston
316,000 acresSkiing · Hiking · Cool tempsFree
The Spring Mountains recreation area reaches 11,918 feet and provides 30°F-cooler temperatures in summer — a reliable escape from Las Vegas valley heat for Siena retirees.
The Siena Lifestyle
What Does a Weekend in Siena Look Like?
Saturday: lap swim at the Siena Clubhouse, nine holes at Siena Golf Club, lunch at Downtown Summerlin five minutes east, then a hike on Red Rock Canyon's Calico Hills trail — twelve minutes west per the Bureau of Land Management. Sunday: pickleball or card club at the clubhouse, farmers market, afternoon by the outdoor resort pool.
1,200+Homes in the Community
30,000SF Clubhouse
12 minTo Red Rock Canyon
55+HOPA Age Qualification
THIS WEEKEND'S OPEN HOUSES
Can You Tour Siena Homes This Weekend?
Open houses in Siena require gate coordination — every visitor is verified at the 24-hour staffed entrance. Most sellers show by appointment arranged in advance by a licensed agent. Set up instant alerts for the moment a Siena home schedules an open house, or browse active listings now and let us arrange private, gate-cleared showings with HOPA age-verification handled beforehand.
Quick Answer
What does an HOA cost in Siena?
Budget $200–$450 per month depending on section. All Siena dues cover 24-hour guard-gate staffing, interior security patrols, front-yard landscaping maintenance, scheduled exterior painting, common-area upkeep, and full Siena Clubhouse access — no separate membership fee for pools, fitness, or tennis. Sun Colony at Siena dues trend toward the upper end of the range because of the secondary gate and premium common areas. Always pull the full resale disclosure package — current dues, reserve study, assessment history, and any pending special assessment — before you write an offer.
Moving to Siena
Should I Retire to Siena in Summerlin?
Retirees from California and the Pacific Northwest are finding that guard-gated 55+ living — $500,000+ behind Malibu gates — starts at $400,000 in Summerlin. California's top state income-tax rate is 13.3% per the California Franchise Tax Board; Nevada charges zero, and that single line item covers Siena's HOA dues many times over.
Why California Retirees Are Choosing Siena
The math is simple: a retiree drawing $150,000 annually saves roughly $19,950 per year in state income taxes by moving from California to Nevada — enough to cover Siena's $200–$450/mo HOA dues for decades. Layer in Nevada's 3% primary-residence property-tax cap under NRS 361.471, zero personal income tax on Social Security and IRA distributions, no estate tax, and no vehicle property tax beyond registration fees — and the economic case for retiring to Siena is among the strongest in the Southwest.
At a $700,000 budget, a Southern California retiree is looking at a dated tract home in a non-gated suburb with 1970s landscaping and deferred maintenance. That same budget in Siena secures a Sun Colony at Siena estate behind two guard gates — single-story, low-maintenance, with clubhouse access, Red Rock views, and a full social calendar — twelve minutes from Downtown Summerlin and twenty from the Strip.
According to Las Vegas REALTORS, the median list price in ZIP 89135 is approximately $600,000, with Siena's four sections ranging from $400,000 for patio homes to over $900,000 in Sun Colony. Per the Clark County Assessor, the effective property-tax rate in Clark County runs roughly 0.5–0.7% of assessed value — capped at 3% annual growth for primary residences. The Bureau of Land Management manages the 195,819-acre Red Rock Canyon conservation area just twelve minutes west of Siena — a daily hiking and scenic-drive resource most retirees never tire of.
Siena residents skew professional-retiree and self-directed: average household income above $125,000 per community records, homeownership at 95%, and a median age of 68. The community's economic engine is retirement assets and investment income — shielded entirely from Nevada's zero state income tax. The surrounding Summerlin South corridor supports world-class medical facilities (Summerlin Hospital Medical Center is seven minutes away), financial-services offices, and the full Downtown Summerlin retail-and-dining hub.
Cost of Living Snapshot — Siena vs. California
Day-to-day costs run materially lower than coastal California across nearly every category. Nevada has no state income tax, no personal-property tax on vehicles beyond registration, and no estate tax. The category that flips hardest is the one that matters for retirees: guard-gated active-adult living that starts at $400,000 in Siena costs $1.5M+ behind comparable Southern California gates.
| Metric | Siena, NV | California |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Tax on Social Security / IRA | None at state level | Up to 13.3% |
| Guard-Gated 55+ Entry | From $400K | $1.5M+ (comparable gates) |
| Effective Property Tax Rate | ~0.5%–0.7% (3% cap) | ~1.0%–1.2% |
| HOA (clubhouse + gate) | $200–$450/mo | $500–$900/mo+ (comparable) |
Figures are approximate, for illustration. Contact our team for current market data.
Siena Rental Market — Rent vs. Own
Siena's 95% homeownership rate means rental supply inside the gates is essentially non-existent — this is an owner's community by design and by the HOPA designation. Active adults who want to test the lifestyle before committing sometimes rent in the broader Summerlin South corridor (ZIP 89135) while searching for the right Siena section; the HOA's rental rules permit long-term leases to qualifying age-verified tenants but prohibit short-term vacation rentals. Own here for the long hold — scarcity, low maintenance, and Nevada's tax environment compound over time.
Updated June 2026 · Source: Las Vegas REALTORS rental data & NREG community records
Already planning your retirement move to Siena? Our team specializes in out-of-state active-adult relocation — virtual tours coordinated with the guard gate, HOA disclosure review, HOPA compliance verification, section-by-section comparison (Classic vs. Grand vs. Sun Colony), and closing coordination without flying in repeatedly.
Start Your Retirement SearchRELOCATION TIMELINE
How to relocate to Siena in 8 steps
From first research to keys-in-hand, here's the 8-10 week timeline most Siena buyers follow. Two Nevada residency deadlines are statutory: driver's license within 30 days of establishing residency and vehicle registration within 60, per the Nevada DMV — miss them and penalties compound.
Confirm HOPA eligibility and section preference
Verify the household meets the 55+ HOPA requirement — at least one resident must qualify, no permanent under-18 residents. Decide on section: Sun Colony (double-gate, $700K+), Siena Grand ($550K+), Classic/Patio ($400K+).
Get pre-approved for the right price tier
Siena's $400K–$900K range sits below the conforming loan limit, so conventional financing is standard. VA loans available for eligible veterans. Confirm HOA warrantability with your lender for patio-home condo units.
Hire a Siena specialist
With HOPA rules, four sections, and a 1,200-home community with infrequent turnover, working with an agent who tracks every Siena floor plan and HOA disclosure saves weeks — and catches HOPA compliance issues before escrow.
Schedule gate-coordinated tours
All showings require gate clearance arranged in advance. We coordinate access with same-day notice in most cases. Virtual tours are available for out-of-state buyers before flying in for the final decision.
Write and negotiate the offer
Siena is a steady seller's market in the 55+ tier — well-priced homes in Sun Colony and Siena Grand move within weeks. Know your section preference and financing terms before submitting; our agents will pull current seller motivation data.
Order the HOA resale package and inspect
Request the full Siena HOA disclosure package immediately: current dues, reserve study, assessment history, CC&Rs, gate and visitor policies, and HOPA compliance records. Inspect HVAC, roof, and patio concrete especially — Siena's 2000–2010 vintage has maintenance cycles to plan for.
Clear conditions and fund
Nevada closes through escrow companies; expect 30–45 days from acceptance to funding. HOA resale document review typically adds 3–5 business days. Budget transfer and capital fees — one-time association charges at closing.
Close, move, and establish Nevada residency
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), register gate transponders with the HOA, then handle the Nevada DMV — license within 30 days of residency, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Siena Economy?
Siena runs on retirement and investment income — professional retirees and executives rather than commuters. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market is strong — but Siena's $125,000+ average household income derives from portfolios, pensions, and IRA distributions rather than W-2 wages, all shielded from Nevada's zero state income tax.
$125,000+Avg household income, SienaNREG community plan record
95%Owner-occupied householdsCommunity plan record
7 minTo Summerlin Hospital Medical CenterVia Rampart Blvd north — critical for retirees
ZeroNevada state income taxNevada Dept. of Taxation
Top Siena-Area Employers and Services
- Summerlin Hospital Medical CenterWorld-class hospital and medical-office campus 7 minutes north — the top healthcare priority for Siena retirees
- Downtown SummerlinRetail, dining, financial-services offices, and the entertainment hub 5 minutes east
- Red Rock Resort (Station Casinos)The resort-and-dining anchor 10 minutes east on the Summerlin border
- CCSD west region campusesSchool-district employment for Siena owners with adult-child family members in the area
- Howard Hughes Corporation (Summerlin development)The master developer whose ongoing Summerlin West investment sustains the corridor's long-run value
- City of Las VegasMunicipal services and administration for the parent city covering Siena
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Siena Compare to Sun City Summerlin, Queensridge & Henderson 55+ Communities?
Buyers weighing Siena against the valley's other 55+ and luxury addresses need this side-by-side updated June 2026. Siena wins on guard-gate security and HOA-managed maintenance; Sun City Summerlin wins on scale and golf; Henderson's Solera at Anthem on price — sources are LVR, the U.S. Census, and the FBI UCR.
| Metric | Siena | Sun City Summerlin | Queensridge | Solera at Anthem |
|---|---|---|---|---|
| Price Range | $400K–$900K | From $300K | $800K–$5M+ | From $350K |
| Age Qualification | 55+ HOPA | 55+ HOPA | All ages | 55+ HOPA |
| Guard-Gated | 24/7 staffed gate | Access code only | 24/7 staffed gate | Access code only |
| Homes | 1,200+ | 7,700+ | 987 | ~2,700 |
| On-Site Golf | Adjacent (Siena Golf Club) | Yes (2 courses) | No (Angel Park adjacent) | No |
| HOA Fees | $200–$450/mo | $120–$250/mo | $250–$700+/mo | $150–$300/mo |
| HOA Covers Yard | Yes — front yard | Partial | No | Partial |
| Clubhouse | 30,000 SF resort | Multiple rec centers | Community pool/fitness | Resort clubhouse |
| Distance to Strip | ~20 min | ~25 min | ~15 min | ~30 min |
| Best For | Guard-gated 55+ · Summerlin | Scale · Golf · Lowest cost | Luxury all-ages · Centrality | 55+ · Henderson · Value |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Community income and population from plan records; city demographics are Las Vegas citywide — Census does not tabulate Siena separately. Last updated June 2026.
Cost of Ownership
What Will Siena Cost You Each Month?
A $600,000 Siena purchase runs about $4,100–$4,400 monthly with 20% down at 7% per Freddie Mac's rate survey — including HOA dues and property tax. The tabs below model the full carrying cost, compare renting vs. owning, and break down HOA tiers from Siena Classic to Sun Colony.
Payment Estimator
Estimate Your Siena Payment
$3,848
Estimated Monthly Payment
- Principal & Interest$3,193
- Property Tax$305
- Insurance$150
- HOA$200
- PMI$0
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent in Siena right now?
Rental supply inside Siena is structurally near-zero — 95% owner-occupied and HOPA-qualified rentals are rare. Active adults testing the market typically rent in Summerlin South briefly before buying; the math tilts strongly to ownership for stays of 4+ years.
OWN (20% DOWN, 7%)
$3,938 / mo
- Principal & Interest
- $3,193
- Property Tax (~0.6%)
- $300
- Homeowners Insurance
- $120
- HOA (Siena mid-section)
- $325
- PMI (if under 20% down)
- $0
5-year net cost:~$152,000
Equity built:~$228,000
RENT (MODELED SUMMERLIN SOUTH LEASE)
$2,800 / mo
- Active-Adult Lease (modeled, 89135)
- $2,800
- Renters Insurance
- $25
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$186,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a $600,000 Siena home for five years nets out cheaper than leasing once principal paydown and appreciation are counted — and the owner builds roughly $228,000 in equity (including down payment) while the renter exits with zero. The Nevada income-tax savings ($19,950/yr for the California retiree drawing $150K) widen the gap dramatically on the buy side.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $325/mo blended HOA, modeled $2,800 Summerlin South active-adult lease.
HOA Fees by Community
HOA Fees by Siena Section
All Siena dues fund the staffed gate, interior patrols, front-yard landscaping, exterior painting, and full Siena Clubhouse access. The exact amount depends on section. Request the full resale package — dues, reserve study, assessment history — before writing an offer.
Siena Classic & Patio Homes
$200–$300 / mo
Siena Classic (entry sections)
$200–$280
Includes:
24-hour staffed gate, front-yard landscaping, exterior painting rotation, common areas, full clubhouse access
Siena Patio Homes
$250–$320
Includes:
Adds exterior patio-home maintenance per the sub-association — check the resale package
Siena Grand
$280–$380 / mo
Siena Grand (larger floor plans)
$280–$380
Includes:
Gate, patrols, front-yard landscape, exterior painting, common areas, clubhouse — same core as Classic at a higher reserve-fund contribution for larger lots
Sun Colony at Siena
$350–$450 / mo
Sun Colony (double-gated premium)
$350–$450
Includes:
Primary gate + secondary Sun Colony gate, enhanced security patrols, premium common-area landscaping, full clubhouse access
Sun Colony capital contribution
One-time at closing
Includes:
Confirm transfer fee and capital reserve contribution amount in the resale package — Sun Colony runs higher than Classic
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Siena?
Siena's Summerlin South location puts residents within minutes of everything that matters for active-adult daily life — medical facilities, shopping, dining, and outdoor recreation — with the 215 Beltway and Summerlin Parkway providing easy valley-wide access. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — most Siena daily destinations beat that comfortably.
Drive Times from Siena
- 5 minDowntown Summerlin (dining & retail)W Charleston Blvd east
- 7 minSummerlin Hospital Medical CenterRampart Blvd north
- 12 minRed Rock Canyon NCAW Charleston Blvd west
- AdjacentSiena Golf ClubCommunity exit
- 10 minTPC SummerlinSummerlin Pkwy north
- 20 minLas Vegas StripSummerlin Pkwy → I-15
- 30 minHarry Reid Intl AirportI-215 south → I-15
- 45 minMount CharlestonUS-95 north → SR-157
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a home in Siena?
Most Siena purchases close in 30–45 days through Nevada escrow. Cash offers — common among retirees — can close in 10–14 days. Budget extra time for HOA resale disclosure review (dues, reserve study, CC&Rs, HOPA compliance) and lender warrantability review on patio-home units. Our team coordinates gate access and document requests in parallel to keep escrow on schedule.
Quick Answer
What down payment do you need to buy in Siena?
Most Siena buyers put down 10–20%. Conventional financing works across the $400K–$900K range — on a $600,000 home, plan roughly $60,000 (10%) to $120,000 (20%) down. VA loans allow 0% for eligible veterans. FHA is available for buyers who qualify. Siena's price range sits comfortably within the conforming loan limit, so jumbo financing is rarely needed. If purchasing a patio-home unit under a condo association, confirm warrantability with your lender before relying on low-down programs.
Siena FAQ — 18 Answers
What Do Siena Buyers Most Frequently Ask?
Most AskedWhat is the age requirement for Siena in Summerlin?
Siena is HOPA-qualified 55+: at least one resident per household must be 55 or older, and no permanent residents under 18 are permitted. The designation is recorded in the CC&Rs and enforced by the Siena HOA. Buyers purchasing for family members should confirm compliance before writing — violations can cloud title.
What is the median home price in Siena?
The Siena community spans ZIP code 89135, where the median list price is approximately $1,050,000 across all active listings per Las Vegas REALTORS MLS data. Inside Siena, homes range from roughly $400,000 for smaller patio-home floor plans to over $900,000 for the largest Sun Colony at Siena models — with most single-story resales trading between $500,000 and $750,000 depending on section, square footage, and golf or mountain views.
Is Siena guard-gated?
Yes — Siena operates a 24-hour staffed guard gate with controlled vehicle access, security patrols, and perimeter walls. Sun Colony at Siena, the community's most upscale section, adds a second interior guard gate for additional privacy. This layered entry distinguishes Siena from the much larger Sun City Summerlin, which uses access-code entry only — making Siena the clear choice for active adults who prioritize genuine gated security.
How does Siena compare to Sun City Summerlin?
The two communities serve the same buyer — active adults in Summerlin — but differ sharply in scale and security. Sun City Summerlin holds 7,700+ homes, two 18-hole golf courses, and multiple recreation centers; it is not guard-gated and uses access codes only. Siena has 1,200+ homes, a single 30,000 SF clubhouse, a 24-hour staffed gate, and a notably more intimate social atmosphere. Buyers who want genuine gate security and a tighter community choose Siena; buyers who want on-site golf and the lowest entry price often choose Sun City.
What are HOA fees in Siena?
Siena HOA dues run approximately $200–$450 per month depending on section and floor plan size, covering 24-hour guard-gate staffing, security patrols, front-yard landscaping maintenance, exterior painting on a scheduled rotation, common-area upkeep, and full Siena Clubhouse access. Sun Colony at Siena dues trend toward the upper end of the range due to the secondary gate and premium common areas. Request the full resale disclosure package — dues, reserve study, assessment history — early in escrow.
What amenities does the Siena Clubhouse offer?
The 30,000-square-foot Siena Clubhouse at 10575 Siena Monte Ave is the community's resort-caliber social hub. Amenities include an indoor lap pool, an outdoor resort pool, a state-of-the-art fitness center, tennis courts, pickleball courts, card rooms, arts-and-crafts studios, a demonstration kitchen, billiards, and a packed calendar of organized clubs, leagues, and social events. Access is included in all Siena HOA dues — no separate membership fee.
What is Sun Colony at Siena?
Sun Colony at Siena is the most upscale section of the community — the final phase developed by Shea Homes, featuring larger floor plans from 2,200 to 3,200+ square feet, premium finishes, and its own secondary guard gate inside the main Siena gate. Prices in Sun Colony range from roughly $700,000 to over $900,000. It is the right address for active adults who want maximum space and privacy within Siena's age-qualified environment.
What are property taxes like in Siena?
Property taxes in Siena are low by national standards. The Clark County effective rate runs roughly 0.5–0.7% of assessed value per the Clark County Assessor, and Nevada Revised Statutes 361.471 caps annual increases on a primary residence at 3%. On a $600,000 Siena home, that translates to approximately $3,000–$4,200 per year — far below what retirees pay on comparable homes in California, Arizona, or the Pacific Northwest, and one of the most compelling reasons California retirees choose Summerlin.
Does Siena have a golf course?
Siena does not have its own golf course inside the community walls, but the Siena Golf Club — a semi-private course open to Siena residents and the public — is located immediately adjacent to the community. Residents also have easy access to TPC Summerlin (host of the Shriners Children's Open PGA Tour event), the Tournament Players Club, and Angel Park Golf Club, all within a short drive inside the broader Summerlin corridor.
What are the floor plans like in Siena?
Every home in Siena is single-story — a defining characteristic of the community and a deliberate design choice for active-adult living. Floor plans range from roughly 1,500 square feet for Siena Patio Homes to over 3,200 square feet in Sun Colony at Siena, with most resale inventory in the 1,800–2,600 SF range. Typical features include open great-room layouts, 2–3 bedrooms, 2–3 bathrooms, gourmet kitchens, covered patios, 2–3-car garages, and desert-contemporary or Mediterranean architecture.
What does Nevada's zero income tax mean for Siena retirees?
Nevada levies no personal state income tax — retirees pay zero on Social Security income, pension distributions, IRA withdrawals, capital gains, and investment income at the state level. California's top marginal rate is 13.3% per the California Franchise Tax Board; Arizona's is 2.5%. A Siena retiree drawing $150,000 per year saves roughly $19,950 annually versus California — a sum that more than covers Siena's HOA dues for decades. The 3% primary-residence property-tax cap under NRS 361.471 adds additional long-run certainty.
Is Siena a good investment for a second home or snowbird property?
Siena is well-suited for snowbird ownership: the HOA covers front-yard landscaping and exterior painting, so homes maintain their condition during extended absences. Siena's CC&Rs permit owner-occupied second homes; short-term rentals under 30 days are regulated by the City of Las Vegas and further restricted by the association — never underwrite vacation-rental income without reviewing the current city rules and CC&Rs first. The 95% homeownership rate signals a stable, owner-focused community.
How safe is Siena?
Siena's security architecture is among the strongest in the Summerlin 55+ market: a 24-hour staffed guard gate, roving interior security patrols, perimeter walls, and a 1,200-home community where residents know their neighbors. Sun Colony adds a second interior gate. The surrounding Summerlin South corridor sits consistently among the lowest-crime ZIP codes in the Las Vegas Valley per FBI Uniform Crime Reporting data — residents and visitors can benchmark the area themselves through publicly available UCR tools.
What schools serve Siena — does it matter for a 55+ community?
Siena is age-qualified under HOPA, so resident children are not the norm — but nearby school quality matters for resale value and for residents with grandchildren visiting. The Meadows School (PreK–12, A+ rating) and Bishop Gorman High School (9–12, A+) are both within a short drive. Doral Academy Red Rock (K–12, 9/10) provides a public-charter option. CCSD elementary and middle school zoning applies to the surrounding 89135 ZIP but is not a daily concern for most Siena owners.
What should I know before buying in Siena?
Four things move money here. First, HOPA age-qualification: confirm the household structure meets the 55+ rule before writing. Second, HOA tiers: $200–$450/mo depending on section, with Sun Colony trending highest — request the full resale package. Third, section fit: Sun Colony for maximum space and privacy ($700K+), Siena Classic for established character ($400K+), Siena Patio Homes for lock-and-leave simplicity. Fourth, comps: with 1,200+ homes and multiple sections, a buyer's agent who tracks Siena specifically is worth the call to (702) 637-1759.
What down payment do you need to buy in Siena?
Most Siena buyers put down 10–20%. Conventional financing works across the full $400K–$900K price range — on a $600,000 home, plan roughly $60,000 (10%) to $120,000 (20%) down. VA loans allow 0% for eligible veterans, and FHA loans are available if the buyer meets income guidelines. Siena's price range sits comfortably below the conforming loan limit, so jumbo financing is rarely needed. Confirm with your lender that the specific condo or HOA section is warrantable if purchasing a patio-home unit.
How long does it take to close on a Siena home?
Most Siena purchases close in 30–45 days through a Nevada escrow company. Cash offers — common among retirement-age buyers — can close in 10–14 days. Budget extra time for HOA document review (Siena's resale disclosure package includes dues, reserve study, CC&Rs, and gate policies) and for lender HOA questionnaire turnaround on warrantability review. Our team coordinates gate access and disclosure requests in parallel to keep escrow on schedule.
Can Nevada Real Estate Group help me buy in Siena?
Yes — our team has closed transactions across Siena's sections and knows the Sun Colony secondary gate, the HOA disclosure timeline, and the section-level price spread that matters for negotiating. We handle virtual tours for out-of-state buyers, coordinate gate clearance, pull resale packages, and verify HOPA compliance before you write. Call (702) 637-1759 or start your search online — we typically respond within the hour.
Updated June 2026
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL HAVE QUESTIONS?
Chris Nevada answers
personally.
PEOPLE ALSO ASK
What Else Do People Ask About Siena in Summerlin?
These are the eight queries Siena buyers and retirees actually type into Google and AI assistants — answered with specifics you can verify: market figures from Las Vegas REALTORS, tax law from Nevada Revised Statutes and the California Franchise Tax Board, and community facts from the Siena HOA plan record.
Is Siena in Summerlin or Las Vegas?
Siena is in the City of Las Vegas — specifically the Summerlin South Association, which is part of the Howard Hughes Corporation Summerlin master plan. The postal address is Las Vegas, NV 89135; the community is governed by the Siena HOA as part of Summerlin South.
What is the difference between Siena and Sun City Summerlin?
Sun City Summerlin is larger (7,700+ homes vs. 1,200+) and offers two 18-hole golf courses and multiple recreation centers — but it uses access-code entry, not a staffed guard gate. Siena is smaller, guard-gated with a 24-hour staffed entry, and has a 30,000 SF clubhouse. Buyers who prioritize genuine gate security choose Siena; buyers who want on-site golf at the lowest price often choose Sun City.
Can I rent out my Siena home?
Long-term leases to HOPA-qualified tenants (55+) are permitted under Siena's CC&Rs. Short-term rentals under 30 days are regulated by the City of Las Vegas and further restricted by the community — never underwrite vacation-rental income without reading the current CC&Rs and city ordinances first. Verify the specific lease rules with the HOA management company during due diligence.
Is Siena fully built out?
Yes — Shea Homes completed Siena's development (including the last phase, Sun Colony at Siena) and the community is now a resale-only market. The 1,200+ home count is permanent; no new construction will be added inside the Siena gates.
How far is Siena from Red Rock Canyon?
About twelve minutes via West Charleston Boulevard — one of the shortest drives to Red Rock Canyon from any residential community in the Las Vegas Valley. The BLM's 195,819-acre conservation area is a daily-use resource for most Siena residents: morning hikes, scenic loops, and evening sunsets from the canyon rim.
What makes Sun Colony at Siena different from Siena Classic?
Sun Colony at Siena is the community's premium section — the last phase developed, with larger floor plans (2,200–3,200+ SF), premium finishes, and its own secondary guard gate inside the main Siena gate, adding a second level of access control. Prices start around $700,000. Siena Classic is the original development: established landscaping, homes from 1,500–2,500 SF, and entry points from $400,000.
Does Nevada have a property-tax cap?
Yes — Nevada Revised Statutes 361.471 caps annual increases in the assessed value of a primary residence at 3%. That means once you're established in a Siena home, the tax bill can't spike year-over-year beyond the cap regardless of market appreciation — one of the most important financial advantages for retirees on a fixed income.
How many clubs and activities does Siena offer?
The Siena Clubhouse hosts dozens of organized clubs and activities — golf leagues, tennis teams, pickleball groups, card clubs, book clubs, wine clubs, art classes, cooking demonstrations, and seasonal community events throughout the year. The social calendar is one of the primary reasons active adults choose Siena over a larger 55+ community where it can be harder to find your cohort.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct community relationships, Nevada's largest agent team, and 9,061+ verified five-star reviews. Across 9,600+ closings and $4.85B+ in volume since 2011, our agents have represented Siena buyers and sellers across all sections — from first Sun Colony tours to HOPA-compliance closings. That depth is why we're ranked #1 in Nevada.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.85B+
In total sales volume
Across 9,600+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
WORK WITH THE BEST
Nevada's #1 team is
ready to help you retire here.
Ready to make a move?
Want to Talk to a Siena Real Estate Expert?
9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the NREG team have closed thousands of Las Vegas transactions since 2011 — in a 1,200-home HOPA community like Siena, knowing every section, HOA tier, and HOPA compliance step is the whole game. Tell us what you're looking for and we'll find your home.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Siena?
Compare Siena with neighboring master plans and Las Vegas's other 55+ communities. Each card pairs the commute time with price positioning so you can judge whether trading Siena's guard gate and clubhouse for a different community actually buys you more home.
A–Z INDEX
Which Siena Sections and Nearby Communities Can You Explore A–Z?
Four sections make up Siena's 1,200+ HOPA-qualified homes, from Patio Homes to Sun Colony. Dedicated section pages are rolling out — entries below are indexed alphabetically for orientation, and our team can pull current listings, HOA disclosures, and HOPA compliance records for any section on request.
S
- Siena Classic
- Siena Grand
- Siena Golf Club (adjacent)
- Siena Patio Homes
- Sun Colony at Siena
- Sun City Summerlin (nearby)
- Summerlin (master plan)
KEEP LEARNING
What Else Should You Read About Siena and Active-Adult Living in Las Vegas?
These guides extend the research most Siena buyers do next — understanding the broader Summerlin market, comparing 55+ communities across the valley, and mapping Nevada's retirement tax advantages — each written by our team from the same primary sources used throughout this page.
MASTER PLAN GUIDE
Summerlin Community Hub
The full Summerlin overview — 25+ villages, all price ranges, and the Howard Hughes Corporation development roadmap for the next decade.
Read →MARKET GUIDE
Las Vegas Housing Market 2026
The citywide playbook — pricing, inventory, interest rates, and where the valley's momentum actually is this year.
Read →COMMUNITY HUB
Las Vegas Community Hub
Citywide market data, every major Las Vegas community, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Siena Data Come From?
Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. Because Siena is a 1,200-home HOPA community, we present ZIP 89135 data as the area benchmark and avoid per-section medians that small samples cannot support. Follow any link below to verify a figure independently.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, active and closed counts for ZIP code 89135 (Summerlin South). lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Siena is not separately tabulated — citywide figures used as backdrop). census.gov/quickfacts
- Howard Hughes Corporation — Summerlin master plan data, village development timeline, and community planning information. summerlin.com
- Clark County Assessor — Property tax rates, assessed values, and parcel data for ZIP 89135. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences — critical for retiree financial planning. leg.state.nv.us
- California Franchise Tax Board — California state income-tax rates (up to 13.3%) used in the NV-vs-CA relocation comparison. ftb.ca.gov
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, trail access, and recreation data. blm.gov/red-rock-canyon
- U.S. Bureau of Labor Statistics — Las Vegas metro employment and wage data — the economic backdrop for the Summerlin South corridor. bls.gov
- GreatSchools.org — K-12 school ratings and student-teacher ratios for nearby Summerlin South campuses. greatschools.org
- Freddie Mac PMMS — Weekly mortgage rate survey used in the monthly payment calculator and buy-vs-rent model. freddiemac.com/pmms
- FBI Uniform Crime Reporting — Las Vegas and Clark County crime rate data for the safety section. fbi.gov/ucr
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