0/10Not applicable — 55+ community
No permanent residents under 19
N/A0 StudentsN/A
North Las Vegas, Nevada
Sun City Aliante Homes For Sale
Nevada's #1 team for Sun City Aliante real estate. Search Del Webb 55+ homes, single-story floor plans, and resort-style living in North Las Vegas's premier active adult community.
PRICE RANGE
$300K–$500K
Community plan record
DEL WEBB HOMES
2,700+
Community plan record
HOA DUES
$100–$200/mo
Association plan record
AREA MEDIAN DOM (89084)
40
LVR / GLVAR, 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 Sun City Aliante at a Glance?
Sun City Aliante offers 2,700+ single-story Del Webb homes priced $300K–$500K in North Las Vegas ZIP 89084 — resort pools, 18-hole golf, and 50+ clubs per Las Vegas REALTORS MLS data. Median resident age is 67, homeownership 88%, benchmarked against the U.S. Census Bureau. The takeaways below unpack the 55+ value proposition.
- The price reality: all-single-story Del Webb homes priced $300K–$500K, roughly 30–40% below comparable 55+ communities in Summerlin or Henderson.
- The community: ~500 acres of gated active-adult living inside the broader Aliante master plan, with a resort rec center and an 18-hole golf course adjacent.
- Best for: retirees and 55+ buyers who want a full social calendar, low-maintenance living, and resort amenities without a high price tag.
- Built-out community: Del Webb finished the plan in the mid-2010s — no new construction means the market is resale-only, and prices are determined by comparable floor plans.
- Do your homework: age verification (55+ / no permanent residents under 19), HOA resale package, and simultaneous California-close timelines all deserve early attention.
Last updated June 2026 · Sources: LVR / GLVAR, U.S. Census, City of North Las Vegas
Where Can I Find Sun City Aliante Homes for Sale?
Sun City Aliante carries active resale listings in ZIP code 89084 priced $300K–$500K according to Las Vegas REALTORS GLVAR MLS data. All 2,700+ homes are single-story Del Webb construction — no new production builds remain. The newest area listings appear below, refreshed daily, and every active listing is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Sun City Aliante Homes Sell in Each Price Range?
Across ZIP code 89084, the active market carries listings from entry-level two-bedrooms to premium canyon-view floor plans per Las Vegas REALTORS GLVAR MLS data. Sun City Aliante homes concentrate in the $300K–$500K band; the table below shows where demand actually concentrates across the full 89084 corridor.
Browse Sun City Aliante Listings
How Can You Find a Sun City Aliante Home by Type, Lifestyle & Price?
Sun City Aliante's resale inventory breaks into six sub-neighborhoods, three floor-plan size tiers, and the price bands below — each link opens our live North Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS GLVAR MLS data.
Which Sun City Aliante Neighborhoods Should You Explore?
Six distinct sub-neighborhoods make up the 2,700+ home community. Each has a different lifestyle emphasis and price tier. Our agents can match you to the right section based on floor-plan size, course proximity, and social priorities.
Premium · Larger Homes
Canyon Crest
Amenity-Adjacent · SocialRecreation Center Area
Mountain Views · QuietVista Homes
Compact · Low-MaintenanceGarden Court
Golf · PremiumGolf Course Adjacent
Core · WalkableCentral Village
All Ages · Master PlanAliante (all ages — adjacent)
City Hub · All CommunitiesNorth Las Vegas (citywide)
By Floor Plan Size
By Price Range
Updated daily · 0 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Sun City Aliante Listings First?
Custom alerts by floor-plan size, price, and sub-neighborhood — no spam, unsubscribe anytime. Del Webb resale inventory in 55+ communities moves quickly when well-priced — the age-qualification buyer pool is smaller than the general market, so the right floor plan at the right price finds a buyer fast. Alert subscribers see new listings 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
EDUCATION0/10
How Are the Schools for Sun City Aliante?
Sun City Aliante is a 55+ age-restricted community — schools are not a buying factor here. No permanent residents under 19 are allowed, though grandchildren may visit temporarily per the guest policy. Buyers with younger household members should explore the adjacent all-ages Aliante master plan or nearby North Las Vegas communities where CCSD ratings matter.
0/10Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Relevant for Sun City Aliante Families?
According to Clark County School District, the Aliante area is served by CCSD campuses — but Sun City Aliante is a 55+ community where no permanent residents under 19 are allowed. Ratings here apply to neighboring all-ages communities, verified through the Nevada Report Card, not Sun City Aliante itself.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| N/A | Not applicable | N/A | N/A | N/A | 55+ community — no minors as permanent residents | $300K–$500K |
SAFETY & CRIME
Is Sun City Aliante Safe?
Direct Answer
Sun City Aliante is not guard-gated, but the 55+ age-restriction provides strong community cohesion: residents know each other, the social calendar keeps common areas active, and the older demographic profile correlates with low-crime patterns. City of North Las Vegas police serve the area. Benchmark the surrounding 89084 ZIP corridor through FBI Uniform Crime Reporting data before buying.
- Age-restricted community since 2004Social cohesion by design
- City of North Las Vegas police jurisdictionMunicipal coverage throughout
- Owner-occupied householdsStability indicator, community plan record
- Typical incident profile for 55+ communitiesBenchmark via FBI UCR — see below
What Buyers Should Know
Age-restricted communities consistently show lower incident rates than comparable all-ages neighborhoods — the demographic is primarily retired homeowners with strong community ties and low turnover. Sun City Aliante's 88% owner-occupied rate and the mandatory 55+ occupancy rule both reduce the transient-resident patterns that drive property crime in denser urban settings.
The surrounding 89084 ZIP corridor in North Las Vegas is an established suburban area; incidents there run to typical suburban property matters at rates you can verify through FBI Uniform Crime Reporting data before writing an offer. The Aliante master plan infrastructure — commercial center, casino, nature park — keeps the area active and well-trafficked during daylight hours.
For 55+ buyers, the practical safety picture — a built-out community of homeowners who chose to live here, active social programming that keeps residents visible, and NLVPD coverage — is strong for the price point. It is not equivalent to a staffed-gate guard-gated community, but it is meaningfully safer than a non-age-restricted comparable.
Sources: FBI Uniform Crime Reporting (latest available data), City of North Las Vegas. Community occupancy and ownership data per the association plan record. Last updated June 2026.
Living In
What's It Like Living in Sun City Aliante, North Las Vegas?
The Answer
Living in Sun City Aliante means single-story ease, a full-time activities director, resort pools, and the Aliante Golf Club next door — all in North Las Vegas ZIP 89084. Services are provided by the City of North Las Vegas, with the 215 Beltway connecting residents to the Strip in about 20 minutes and Downtown Las Vegas in 15.
What is Sun City Aliante known for?
Sun City Aliante is known for its Del Webb 55+ active-adult formula: all single-story homes, a resort recreation center with indoor and outdoor pools, 50+ social clubs, and the adjacent Aliante Golf Club — all at North Las Vegas price points 30–40% below comparable Summerlin communities.
Who should live in Sun City Aliante?
Retirees and 55+ buyers who want a socially rich, low-maintenance lifestyle — especially California transplants trading coastal property costs for Nevada's zero income tax, a 3% property-tax cap, and resort-caliber community programming.
What is daily life like?
Morning pickleball or a lap in the indoor pool, lunch at the Aliante Casino + Hotel + Spa five minutes away, afternoon ceramics or a club meeting at the rec center, and evenings free of yard maintenance. The strip is 20 minutes south when the city calls.
Location
Where Is Sun City Aliante
Sun City Aliante sits within the Aliante master-planned community in North Las Vegas, centered near Aliante Parkway and the 215 Beltway in ZIP code 89084. Approximately 500 acres of age-restricted Del Webb development, roughly 15 miles north of Downtown Las Vegas.
Aliante Casino + Hotel
5
Min
Downtown Las Vegas
15
Min
Strip
20
Min
Airport
30
Min
Summerlin
25
Min
Sun City Aliante
At a Glance$300,000–$500,000
Price Range
$420,000
Area Median List (89084)
~40
Days on Market (89084)
$100–$200/mo
HOA Dues
- Setting
- Del Webb 55+ active adult within Aliante master plan
- Acreage
- ~500 acres
- Homes
- 2,700+
- Established
- 2004
- Developer
- Del Webb / Pulte Group
- Neighborhoods
- 6 (Canyon Crest, Golf Adjacent, Vista, Garden Court, Rec Center, Central Village)
- Gate
- Not guard-gated (age-restricted)
- HOA
- $100–$200/mo
- Schools
- Not applicable — 55+ community
- Golf
- Aliante Golf Club adjacent (public, 18-hole)
- Sunshine
- 300 days/year
- Distance to Strip
- ~20 min via I-15
LIVABILITY REPORT CARD
How Does Sun City Aliante Score?
Sun City Aliante earns top marks for active-adult lifestyle, value, and accessibility — with honest trade-offs on location (North Las Vegas rather than the Summerlin or Henderson addresses many retirees initially target) and the absence of guard-gated security. Six categories below, the same ones our agents walk through with every 55+ buyer before a first tour.
Grade A: Active-Adult Lifestyle
Full-time activities director, 50+ clubs, resort pools, tennis, pickleball, ballroom — the Del Webb program in its most complete form.
Grade A-: Value
$300K–$500K for a Del Webb single-story home with a resort rec center is 30–40% below comparable Summerlin or Henderson 55+ communities.
Grade B: Location & Access
215 Beltway proximity is excellent; the Strip and airport are 20–30 minutes south. North Las Vegas has a grittier reputation than Summerlin but genuine infrastructure.
Grade B+: Outdoor Recreation
Aliante Golf Club adjacent, Aliante Nature Discovery Park minutes away, and the full Las Vegas Valley trail network within reach of the 215.
Grade A-: Carrying Costs
No state income tax, ~0.5–0.75% property tax capped at 3% annually, and $100–$200 HOA dues make monthly costs among the most retiree-friendly in the metro.
Grade B: Safety
Not guard-gated — age restriction provides community cohesion. City of North Las Vegas police cover the area; benchmark through FBI UCR data before buying.
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 Sun City Aliante a good place to live?
Yes — if active-adult lifestyle and value top your list. Sun City Aliante pairs 2,700+ single-story Del Webb homes priced $300K–$500K with a resort recreation center, 50+ social clubs, the adjacent Aliante Golf Club, and a full-time activities director. The trade-offs are real — it's not guard-gated, it sits in North Las Vegas rather than Summerlin or Henderson, and schools are irrelevant in an age-restricted community — but for 55+ buyers who value programming over prestige address, few communities in the valley compete at this price.
Source: City of North Las Vegas
DEMOGRAPHICS
Who Lives in Sun City Aliante?
According to the U.S. Census Bureau QuickFacts, North Las Vegas holds approximately 271,000 residents with a median household income of $67,000. Inside Sun City Aliante, community records show ~5,000 residents across ~2,700 households, median age 67, and average household income of $65,000 — anchored by retirement savings rather than wages.
The Census does not break Sun City Aliante out as its own tabulated place, so the parent-city figures are the statistical backdrop. Within the community, our closing data shows a dominant stream of California relocators — Bay Area and Southern California retirees trading state income-tax bills for Nevada's zero — alongside long-tenured residents who chose the Del Webb lifestyle when the community opened in 2004 and have stayed.
~5,000
vs North Las Vegas 271,000
67
vs Clark Co 38
$65,000
vs Clark Co median $74,007
88%
vs Clark Co 59%
~2,700
vs North LV ~96,000
$300K–$500K
vs Clark Co value $391K
Source: NREG community plan records & U.S. Census Bureau QuickFacts, North Las Vegas city (Sun City Aliante is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Sun City Aliante Area Growing?
Sun City Aliante itself is built out — 2,700+ homes since the plan reached completion in the mid-2010s, with growth through resale rather than new rooftops. Its parent city keeps expanding: North Las Vegas has added over 40,000 residents since 2010 per U.S. Census counts, driven by industrial and logistics development along the 15 and 215 corridors.
~271,000North Las Vegas residents (Census)
2,700+Sun City Aliante homes (built out)
~310,000North Las Vegas projected, 2030
North Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside the gates, growth is structurally finished: the plan, the lots, and the ~500-acre footprint mean 2,700+ homes is the permanent number. Turnover is moderate — retirees moving to assisted living or estate sales create a steady but not overwhelming resale flow. The surrounding 89084 ZIP corridor carries the broader inventory that provides market comparables for Sun City Aliante valuations.
Sources: U.S. Census Bureau and City of North Las Vegas. Citywide figures shown because the Census does not tabulate the community separately; projection reflects recent North Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Sun City Aliante Score for Livability?
Sun City Aliante scores highest on active-adult lifestyle and value: a $100–$200/mo HOA buys one of the most complete Del Webb amenity packages in the metro, against a $300K–$500K price that undercuts comparable 55+ communities by 30–40%. Trade-offs are the North Las Vegas address and no guard gate. Six categories benchmarked to Census and FBI data follow.
- 88A-
Overall Livability (55+ lens)
- 94A
Active-Adult Lifestyle
- 92A
Value / Affordability
- 65B-
Safety (no gate)
- 82B+
Amenities & Recreation
- 76B
Location & Access
MARKET TRENDS · LAST 12 MONTHS
How Is the Sun City Aliante Real Estate Market Trending?
The charts below show North Las Vegas ZIP 89084 area sold medians, market time, and monthly closings from Las Vegas REALTORS GLVAR MLS data — the liquid benchmark Sun City Aliante trades against. Community-specific counts are not published at the plan level; the 89084 figures reflect the full ZIP corridor including the Aliante master plan.
Median List Price
$420,000 area median (ZIP 89084), June 2026 per LVR / GLVAR
vs May 2025
Source: Las Vegas REALTORS
Days on Market
~40 median days across 89084; Sun City Aliante resales track close to this benchmark
vs May 2025
Source: Las Vegas REALTORS
Community Size
2,700+ Del Webb homes in the plan — resale-only market, no new construction
vs May 2025
Source: Las Vegas REALTORS
40
DAYS ON MARKET (89084)
$420K
AREA MEDIAN LIST
2,700+
DEL WEBB HOMES
55+
AGE-RESTRICTED COMMUNITY
ACTIVE ADULT VALUE
Get matched with a
Sun City Aliante specialist.
Market Competitiveness
How competitive is the Sun City Aliante market right now?
Sun City Aliante is a balanced to buyer-leaning market in mid-2026. Median DOM of roughly 40 days in 89084 per Las Vegas REALTORS data suggests homes are moving, but the 55+ age-restriction requirement narrows the buyer pool and gives qualified purchasers room to negotiate. Well-priced floor plans in desirable sub-neighborhoods (Golf Adjacent, Canyon Crest) move faster; standard resales often sit.
42Balanced 55+ Market
- ~40 daysMedian DOM in 89084 (sold, recent)
- $300K–$500KCommunity price range
- 2,700+Total homes in plan (resale-only)
- 88%Owner-occupied rate — low rental churn
Is Sun City Aliante Right for You?
Who Should Buy a Home in Sun City Aliante?
Sun City Aliante isn't right for every buyer — the 55+ age restriction is legally enforced, and the community is entirely resale Del Webb construction. But for the right buyer profile, it's the strongest active-adult value in the Las Vegas Valley. Six buyer types and the honest pros and trade-offs follow.
Which Sun City Aliante Neighborhoods Fit Your Buyer Type?
California Retirees
- Del Webb resort living at 30–40% below Summerlin 55+ prices
- Zero state income tax vs. California's 13.3% top rate
- One-hour flight or four-hour drive from SoCal
- Our relocation team handles virtual tours and California simultaneous close
Active Golf Buyers
- Aliante Golf Club (18 holes, Gary Panks design) adjacent to the community
- Resident-preferred tee times, no mandatory membership
- Golf Course Adjacent neighborhood puts the fairway steps away
- Las Vegas Paiute Golf Resort 20 minutes for bucket-list rounds
Social-First Retirees
- 50+ active clubs from ceramics to hiking to wine tasting
- Full-time activities director coordinating the calendar
- Ballroom, arts studios, and card rooms at the rec center
- Neighbors who chose the same social-first lifestyle
Downsizers from Larger Homes
- Floor plans from 1,200 to 2,800 sq ft — right-size without stairs
- Low-maintenance yards and HOA-managed common areas
- No more exterior painting, landscape contracts, or pool upkeep
- Canyon Crest for larger plans; Garden Court for minimal footprint
Value-Conscious 55+ Buyers
- $300K–$500K vs. $350K–$700K at Henderson or Summerlin 55+ communities
- $100–$200/mo HOA for a full Del Webb amenity package
- ~0.5–0.75% effective property tax, capped at 3% annually
- The strongest amenity-per-dollar ratio in the metro's 55+ tier
Veterans & Military Retirees
- VA loans apply to 55+ communities — 0% down for eligible buyers
- Nellis Air Force Base 25 minutes northeast
- Strong veterans community throughout North Las Vegas
- Our agents specialize in VA loan coordination for age-restricted properties
Best Fit For
- California retirees — Del Webb resort living at 30–40% below comparable 55+ prices, plus zero state income tax and a 3% property-tax cap.
- Active golf buyers — an adjacent 18-hole championship course with resident rates and no mandatory membership.
- Social-first retirees — 50+ active clubs, a full-time activities director, and a rec center designed as the community's social core.
- Downsizers from larger homes — single-story floor plans from 1,200 to 2,800 sq ft with low-maintenance yards and HOA-managed common areas.
- Value-conscious 55+ buyers — the strongest amenity-per-dollar ratio in the metro — $100–$200/mo buys the full Del Webb resort package.
- Veterans and military retirees — VA loans work in age-restricted communities, and Nellis AFB is 25 minutes northeast.
Ready to explore homes in Sun City Aliante? Our team knows every Del Webb floor plan, sub-neighborhood tier, and the HOA documentation process inside out.
Start Your Home SearchPros
- Lowest price point for a full Del Webb 55+ amenity package in the Las Vegas metro — $300K–$500K
- $100–$200/mo HOA covers resort pools, fitness center, tennis, pickleball, ballroom, and arts studios
- Adjacent 18-hole Aliante Golf Club with resident-preferred rates and no mandatory membership
- All single-story construction with accessible design throughout every floor plan
- 50+ active clubs and a full-time activities director — the most active social calendar in the north valley
- Zero Nevada state income tax plus a 3% annual property-tax cap under NRS 361.471
- 215 Beltway access connects the community to the full metro in 20–30 minutes
Honest Considerations
- Not guard-gated — the 55+ restriction provides community cohesion, but there's no staffed gate or patrol
- North Las Vegas address carries more stigma than Summerlin or Henderson in some buyers' minds
- Resale-only market — no new construction, and finish quality varies widely home to home
- 55+ age verification is legally enforced — household composition must qualify before writing an offer
- Average household income ($65,000) skews retirement-fixed, limiting the broader market comparables
- Extreme summer heat — 105°F+ stretches July through September, like the rest of the valley
Neighborhood Comparison
How Do Sun City Aliante's Six Neighborhoods Compare?
A comparison of Sun City Aliante's six sub-neighborhoods — entry pricing and lifestyle fit — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Del Webb floor plans trade on comparable finishes, so we publish entry points and buyer fit rather than statistical medians across 2,700+ homes.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Canyon Crest | From $425K | n/a* | n/a* | n/a* | Premium · Larger Homes |
| Recreation Center Area | From $375K | n/a* | n/a* | n/a* | Social · Amenity-Adjacent |
| Vista Homes | From $375K | n/a* | n/a* | n/a* | Views · Quiet |
| Garden Court | From $300K | n/a* | n/a* | n/a* | Compact · Low-Maintenance |
| Golf Course Adjacent | From $400K | n/a* | n/a* | n/a* | Golf · Premium |
| Central Village | From $350K | n/a* | n/a* | n/a* | Core · Walkable |
Source: Las Vegas REALTORS GLVAR MLS data plus the NREG community plan record, June 2026. Entry points reflect recent comparable sales; exact pricing depends on floor plan, finish, lot, and market conditions at the time you buy.
Neighborhood Deep Dive
What's Inside Sun City Aliante's Neighborhoods?
Submarket 1
Canyon Crest
The upper tier of Sun City Aliante — larger floor plans with 2,400–2,800 square feet, three bedrooms, and premium lot positioning. Buyers upgrading within the community or relocating from larger California homes tend to land here.
Browse Canyon Crest homes →$425K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Recreation Center Area
The most popular section for social-first buyers — walking distance to the pools, fitness center, clubs, and ballroom. Homes here command a modest premium for proximity; the convenience is genuine.
Browse Recreation Center Area homes →$375K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Vista Homes
Perimeter homes with mountain views and enhanced quiet, backing to open desert or community walls. The trade-off for the view is a slightly longer walk to the rec center — most buyers find it worth it.
Browse Vista Homes homes →$375K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Garden Court
The entry tier: smaller floor plans with 1,200–1,600 square feet, two bedrooms, minimal yard, and the lowest HOA burden. For buyers who want the Del Webb lifestyle without the square footage or maintenance of a larger home.
Browse Garden Court homes →$300K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
Golf Course Adjacent
Homes nearest the Aliante Golf Club — convenient access to the pro shop, restaurant, and morning tee times. Golf-view lots command a premium; the convenience is real for buyers who play frequently.
Browse Golf Course Adjacent homes →$400K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 6
Central Village
Central community homes with easy walking access to the rec center, shopping, and gathering spaces — the most versatile section for buyers who want balanced proximity without paying a rec-center or golf premium.
Browse Central Village homes →$350K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 7
Sun City Aliante Recreation Center
The social heart of the community at 7390 N Aliante Pkwy: indoor and outdoor pools, fitness center, tennis and pickleball courts, a ballroom, arts and crafts studios, and card rooms. A full-time activities director coordinates more than 50 clubs and groups. HOA dues of $100–$200/mo cover full access — the best amenity-per-dollar package in the north valley.
Browse Sun City Aliante Recreation Center homes →50+Active Clubs & Groups
2Pools (Indoor + Outdoor)
$100–$200HOA Monthly
24/7Resident Access
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Sun City Aliante
neighborhood fits?
BY ZIP CODE
How Does ZIP Code 89084 (Sun City Aliante) Break Down?
Sun City Aliante sits entirely within ZIP code 89084 in North Las Vegas, which also includes the broader Aliante master plan and some surrounding residential areas. The table below breaks the ZIP into its key corridors — from the 55+ Sun City Aliante enclave to the all-ages Aliante neighborhoods — per Las Vegas REALTORS GLVAR MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89084 | Sun City Aliante (55+ Del Webb — age restricted) | $300K–$500K | varies by floor plan | ~40 (ZIP-area) | Resale-only | n/a* |
| 89084 | Aliante (all-ages master plan — adjacent) | From $350K | n/a* | ~40 (ZIP-area) | New + resale | n/a* |
| 89084 | Full 89084 ZIP code benchmark | ~$420,000 list | — | ~40 | Active | n/a* |
Source: Las Vegas REALTORS / GLVAR MLS plus NREG corridor analysis. *Floor-plan-level $/SF is intentionally omitted — Dell Webb comparables trade on plan, finish, and lot position, and ZIP-area averages mislead at the plan level. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Sun City Aliante Real Estate?
Eight verifiable numbers — sourced to Las Vegas REALTORS, the U.S. Census Bureau, the Clark County Assessor, and the community plan record — capture Sun City Aliante faster than any brochure: 2,700+ homes, $300K–$500K range, $100–$200/mo HOA, and the best active-adult amenity package in the north valley.
$300K–$500K
Sun City Aliante's community price range — all single-story Del Webb resale homes, June 2026.
Community plan record + LVR/GLVAR
2,700+
Single-story Del Webb homes across ~500 acres — a fully built-out community, resale-only market.
Community plan record
$100–$200/mo
HOA dues covering resort pools, fitness center, tennis, pickleball, ballroom, and 50+ clubs.
Association plan record
50+
Active clubs and groups coordinated by a full-time activities director — the most active social calendar in the north valley.
Community plan record
67
Median resident age inside the community — a true retirement demographic anchored by the 55+ age restriction.
NREG community plan record
2004
The year Del Webb / Pulte Group began development — 20+ years of established landscaping and community character.
Community plan record
88%
Owner-occupied rate — among the highest of any community in the Las Vegas Valley, a stability indicator.
Community plan record
~20 min
Drive to the Strip via I-15 South — the valley's attractions are close without the density of the resort corridor.
Community plan record drive times
WHY SUN CITY ALIANTE
Why Does Sun City Aliante Stand Apart From Its Peers?
From the Del Webb amenity package to the golf course next door, Sun City Aliante fills a niche no other North Las Vegas community fills. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, Census figures, BLS data, and the community plan record — so you can check every claim.
- Community plan record · HOA comparison
Del Webb amenity package at the lowest price point in the metro
$100–$200/mo HOA buys resort pools, fitness center, tennis, pickleball, ballroom, arts studios, and 50+ clubs — comparable Summerlin or Henderson 55+ communities cost 30–40% more.
- Community plan record
Adjacent 18-hole championship golf
Aliante Golf Club (Gary Panks design) sits immediately beside the community with resident-preferred rates — no mandatory membership, no long drive.
- NRS 361.471 · Nevada Dept. of Taxation
Zero state income tax + 3% property-tax cap
Nevada levies no personal income tax. Annual property-tax increases on a primary residence are capped by statute — predictable carrying costs on a fixed income.
- Community plan record · LVR/GLVAR MLS
Built-out community with proven resale demand
Del Webb finished the plan in the mid-2010s — the 2,700+ homes are established, landscaped, and priced by comparable floor-plan comps with years of transaction history.
- Community plan record
The broadest social programming in the valley's 55+ tier
More than 50 active clubs and groups, a full-time activities director, and a physical rec center designed as a social hub — the Del Webb model at its most mature.
WHY BUY IN SUN CITY ALIANTE
What Are the Top 10 Reasons to Buy a Home in Sun City Aliante?
Sun City Aliante's case rests on value and lifestyle: 2,700+ Del Webb single-story homes priced $300K–$500K with property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471, zero state income tax, and a resort rec center for $100–$200/mo. Ten sourced reasons follow.
The strongest 55+ value in the metro
$300K–$500K for a Del Webb home with resort pools, fitness, tennis, and pickleball — 30–40% below Sun City Summerlin or Sun City Anthem at comparable amenity depth.
Community plan record
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for most California retirees.
Nevada Department of Taxation
3% property-tax cap on primary residences
Annual increases are capped by statute, keeping fixed-income carrying costs predictable.
NRS 361.471
All single-story construction
Every Del Webb home is single-story with accessible design — stairs are permanently off the table.
Community plan record
50+ active clubs and groups
A full-time activities director coordinates the most active social calendar of any 55+ community in North Las Vegas.
Community plan record
Adjacent 18-hole golf with resident rates
Aliante Golf Club sits next door — no mandatory membership, just preferred rates when you want them.
Community plan record
Aliante Nature Discovery Park minutes away
Award-winning nature park with lake, trails, amphitheater, and interactive water features — free, 5 minutes away.
City of North Las Vegas
215 Beltway access — 20 min to the Strip
The metro is accessible without living on top of it: 15 min to Downtown, 20 to the Strip, 30 to Harry Reid.
Community plan record drive times
Aliante Casino + Hotel + Spa nearby
Dining, entertainment, and spa services 5 minutes from home — no Strip commute required for an upscale night out.
Community plan record
Proven resale track record
20+ years of Del Webb transaction history in the valley means comparable-sale data is deep and valuations are anchored.
LVR/GLVAR MLS
Builder Information
Who Built Homes in Sun City Aliante?
Sun City Aliante was developed exclusively by Del Webb (a Pulte Group brand) starting in 2004. The community is fully built out — no production builder operates here today, and all opportunities are resale. Buyers wanting brand-new Del Webb construction elsewhere in the Las Vegas metro should verify current incentives before writing — they change monthly.
55+ Active Adult
Del Webb / Pulte Group
The original developer — our agents know every floor plan
Family & Move-Up
Richmond American
New-build alternative for age-flexible buyers in the 89084 ZIP
Family & Move-Up
Lennar
Broadest north-valley new-build selection
Affordable / First Move-Up
KB Home
Value-oriented new builds near the 215 corridor
Luxury Move-Up
Toll Brothers
Luxury new-build comparison for buyers considering Summerlin
Outdoor Recreation
What Outdoor Amenities Does Sun City Aliante Offer?
Resort pools and tennis inside the community, an 18-hole championship golf course and nature park minutes away, and the full Las Vegas Valley trail network via the 215 — Sun City Aliante buyers get 300 days of sunshine and a well-stocked outdoor radius. The City of North Las Vegas maintains surrounding parks and trails serving the Aliante plan.
IN-COMMUNITY
Sun City Aliante Recreation Center
~10 acresPools · Fitness · CourtsResidents (HOA)
The social and fitness hub: indoor pool, outdoor pool, fitness center, tennis courts, pickleball courts, ballroom, arts studios, and card rooms — all included in the $100–$200/mo HOA.
ADJACENT
Aliante Golf Club
~150 acres · 18 holesPublic golfPublic (resident rates)
Gary Panks-designed championship 18 at 3100 Elkhorn Road — driving range, practice greens, pro shop, and restaurant. Resident-preferred tee times, no mandatory membership.
5 MIN
Aliante Nature Discovery Park
~20 acresTrails · Lake · AmphitheaterFree
Award-winning park at 2627 Nature Park Dr with a lake, nature trails, amphitheater, playground, and interactive water features — one of the most acclaimed parks in North Las Vegas.
5 MIN
Aliante Casino + Hotel + Spa
Full resortDining · Gaming · SpaOpen
The Aliante master plan's entertainment anchor — full casino, hotel, spa, and multiple dining venues without the Strip commute.
10 MIN
Craig Ranch Regional Park
170 acresSports · Aquatics · EventsFree
One of the largest regional parks in North Las Vegas — aquatic center, sports fields, skate park, and walking trails used by the broader 89084 community.
15 MIN
Floyd Lamb Park at Tule Springs
2,040 acresFishing · Trails · HistoryFree/Small fee
A surprising desert oasis with duck ponds, cottonwood groves, fishing, and picnic areas northwest of the valley — easy half-day from Sun City Aliante.
20 MIN
Las Vegas Paiute Golf Resort
54 holesChampionship golfPublic resort
Three Tom Weiskopf-designed championship courses in the northwest valley — the most ambitious public golf destination near Sun City Aliante for avid golfers.
35 MIN
Red Rock Canyon NCA
~195,000 acresHiking · Scenic driveBLM fee
The Mojave's signature conservation area — the 13-mile scenic loop, world-class hiking and climbing, managed by the Bureau of Land Management.
The Sun City Aliante Lifestyle
What Does a Weekend in Sun City Aliante Look Like?
Three moods without leaving the ZIP: morning pickleball or laps in the indoor pool, lunch at the Aliante Casino, then a club meeting or ceramics class. The Aliante Golf Club sits adjacent, and Aliante Nature Discovery Park is five minutes away per the City of North Las Vegas — all backed by 300 days of Nevada sunshine.
2,700+Single-Story Del Webb Homes
50+Active Clubs & Groups
18Holes at Aliante Golf Club
$100–$200Monthly HOA (resort access)
THIS WEEKEND'S OPEN HOUSES
Can You Tour Sun City Aliante Homes This Weekend?
Open houses in Sun City Aliante are less frequent than in all-ages communities — the 55+ buyer pool is narrower and most sellers show by appointment. Motivated sellers do schedule open houses, especially on premium floor plans and golf-adjacent lots. Set up instant alerts to catch them the moment they post, or browse active listings now and our team can arrange private tours.
Quick Answer
What are HOA fees in Sun City Aliante?
Plan on roughly $100 to $200 per month. That covers the recreation center, indoor and outdoor pools, fitness facilities, activities programming, and common-area maintenance — strong value for a Del Webb amenity package. Exact dues vary by sub-association and can change annually, so request the current resale package during escrow. Pair the modest HOA with Nevada's no state income tax and an effective property-tax rate of roughly 0.5–0.75%, and total carrying costs stay retiree-friendly.
Moving to Sun City Aliante
Should I Move to Sun City Aliante?
Every month, California retirees discover that Del Webb resort living — priced out of reach in the Bay Area or Southern California — is attainable in North Las Vegas for $300K–$500K. California's top state income-tax rate is 13.3% per the California Franchise Tax Board; Nevada's is zero, and that single line item funds most relocations.
Why California Retirees Are Choosing Sun City Aliante
The tax math is decisive: California's top marginal state income tax is 13.3% — Nevada's is zero. A retired couple drawing $150,000 annually saves roughly $15,000–$20,000 per year in state taxes alone. Sun City Aliante compounds that with a Clark County effective property-tax rate of roughly 0.5–0.75% plus a 3% annual primary-residence cap under Nevada Revised Statutes 361.471 — keeping carrying costs predictable on a fixed income in a way California's Prop 13 patchwork never fully delivered.
At a $500,000 budget, a Bay Area retiree is looking at a small condo with shared walls and no amenity package. That same budget in Sun City Aliante secures a three-bedroom single-story Del Webb home with resort pools, tennis, pickleball, 50+ social clubs, and a championship golf course adjacent — five minutes from Aliante Casino and twenty from Downtown Las Vegas.
According to Las Vegas REALTORS, the median list price for 89084 ZIP code homes runs approximately $420,000 in mid-2026, with Sun City Aliante homes priced $300K–$500K inside that band. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.75% of assessed value with a 3% annual cap. BLS Las Vegas MSA data tracks metro employment conditions for retirees with part-time or encore careers, and the U.S. Census Bureau puts North Las Vegas median household income at approximately $65,000 — consistent with the community's retiree demographic.
Sun City Aliante draws residents who have left California careers behind — the local economy is relevant mainly for part-time or volunteer roles. North Las Vegas hosts logistics and manufacturing anchors, and the broader Las Vegas metro supports healthcare, hospitality, and professional services. Aliante Casino + Hotel + Spa five minutes away provides dining and entertainment without the Strip commute. The 215 Beltway puts the entire valley within 30 minutes.
Cost of Living Snapshot — Sun City Aliante vs. Bay Area / Southern California
Day-to-day costs run significantly lower than coastal California across nearly every category. Nevada has no state income tax, no vehicle property tax beyond registration, and no estate tax. The category that flips hardest is housing: resort-amenity 55+ living that starts near $600,000 in comparable California communities starts at $300,000 here.
| Metric | Sun City Aliante, NV | Bay Area / SoCal, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median Home Price (55+ comparable) | $300K–$500K | $600K–$1.5M+ |
| Effective Property Tax Rate | ~0.5%–0.75% | ~1.1%–1.3% |
| HOA (resort 55+ amenities) | $100–$200/mo | $400–$800/mo |
| Airport Access | ~30 min (Harry Reid) | 45–90+ min (SFO/LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Sun City Aliante Rental Market — Rent vs. Own
Long-term rentals inside Sun City Aliante exist but are scarce — 88% of households own per community records, and age-verification requirements limit the renter pool. Short-term vacation rentals are prohibited by the association and North Las Vegas municipal code. For 5+ year holds, ownership is structurally superior: the 55+ buyer pool is stable, scarcity is real, and well-priced resales in Del Webb communities historically hold value through market cycles.
Updated June 2026 · Source: Las Vegas REALTORS GLVAR rental tracking & BLS Consumer Price Index
Already planning a retirement move to Sun City Aliante? Our team specializes in out-of-state relocation — virtual floor-plan tours, California simultaneous-close coordination, HOA documentation, age-verification paperwork, and off-market access through the valley's largest agent network.
Start Your Retirement Relocation SearchRELOCATION TIMELINE
How to relocate to Sun City Aliante in 8 steps
From first research to keys-in-hand, here's the 8–12 week timeline most Sun City Aliante buyers follow — especially California transplants coordinating a simultaneous close. 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.
Verify your household qualifies
At least one resident must be 55+, and no permanent resident may be under 19. Verify this before starting the search — the age restriction is legally enforced during escrow and cannot be waived.
Pick your neighborhood tier and floor-plan size
Decide between Canyon Crest (larger, from $425K), Golf Adjacent ($400K+), Rec Center Area ($375K+), Vista ($375K+), Central Village ($350K+), or Garden Court ($300K+, compact). Each carries a different lifestyle emphasis.
Get pre-approved for the right loan type
FHA, conventional, and VA loans all work in age-restricted communities. VA is 0% down for eligible veterans. All Sun City Aliante homes sit below the conforming loan limit — no jumbo needed.
Hire a Sun City Aliante specialist
Del Webb floor plans trade on comparable finishes and lot position — not just price per square foot. Work with an agent who has closed 55+ transactions and knows which sub-neighborhoods hold value.
Tour in person or virtually
We offer virtual walkthroughs for California buyers who want to narrow the list before flying in. In-person tours can be scheduled same-week. Tour both the home and the rec center — the amenities are a major buying factor.
Write and negotiate the offer
Most Sun City Aliante offers are financed; cash buyers from California equity sales move faster. Ask us where each seller actually stands before you write — pricing discipline wins here.
HOA docs, age verification, and inspection
Order the full resale package — current dues, reserve study, assessment history, CC&Rs, and the guest-stay policy. Complete age-verification documentation early; it goes to the association for approval during the escrow period.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), register with the HOA, then handle the DMV — license within 30 days, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Sun City Aliante Economy?
Sun City Aliante runs on a retirement economy: fixed income, savings, and Social Security — not a single anchor employer. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market is historically strong, relevant for part-time or encore careers. Community plan records put average household income at approximately $65,000.
$65,000Avg household income, Sun City AlianteNREG community plan record
88%Owner-occupied householdsCommunity plan record
5 minTo Aliante Casino + Hotel + SpaEntertainment and dining employer
25 minTo Nellis Air Force BaseMilitary employment and veterans services
Top Sun City Aliante-Area Employers
- Aliante Casino + Hotel + SpaGaming, hospitality, and dining employment 5 minutes from the community
- Craig Ranch Regional Park / City of North Las VegasMunicipal services and park operations for the broader area
- North Las Vegas logistics corridor (I-15/215)Warehousing and distribution employment along the major freeway corridors
- Nellis Air Force BaseMilitary employment and veterans services, approximately 25 minutes east
- The Strip resort corridorLas Vegas metro hospitality employment core, 20 minutes south
- Aliante Nature Discovery ParkCity of North Las Vegas parks operations adjacent to the community
Sources: U.S. Bureau of Labor Statistics, City of North Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Sun City Aliante Compare to Other 55+ Communities?
If you're weighing Sun City Aliante against the valley's other 55+ addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. Sun City Aliante wins on value and social programming, Sun City Summerlin on address prestige, Sun City Anthem on Henderson infrastructure — sources are LVR, the U.S. Census, and Clark County Assessor.
| Metric | Sun City Aliante | Sun City Summerlin | Sun City Anthem | North Las Vegas |
|---|---|---|---|---|
| Price Range | $300K–$500K | $350K–$650K | $350K–$600K | $280K–$550K |
| HOA Dues | $100–$200/mo | $150–$300/mo | $150–$280/mo | Varies |
| Age Restriction | 55+ (no under-19) | 55+ | 55+ | All ages |
| Homes in Plan | 2,700+ | ~7,000 | ~7,700 | N/A (city) |
| Golf Adjacent | Yes (Aliante GC) | Yes (multiple) | Yes (multiple) | Varies |
| Guard-Gated | No (age-restricted) | No | No | Select communities |
| Casino Proximity | 5 min (Aliante) | 10 min (Red Rock) | 20 min (Green Valley) | N/A |
| Best For | Value · Social · Golf | Prestige · Amenities | Henderson amenities | All ages · New builds |
Sources: Las Vegas REALTORS / GLVAR, U.S. Census QuickFacts. Price ranges and HOA figures are community plan-record values; exact figures depend on floor plan, sub-association, and market conditions. Last updated June 2026.
Cost of Ownership
What Will Sun City Aliante Cost You Each Month?
A $350,000 Sun City Aliante purchase runs about $2,400 monthly with 10% down at 7% per Freddie Mac's rate survey — including HOA dues and property taxes. The tabs below model your payment, compare renting, and budget the HOA across the community's floor-plan tiers.
Payment Estimator
Estimate Your Sun City Aliante Payment
$2,755
Estimated Monthly Payment
- Principal & Interest$2,096
- Property Tax$178
- Insurance$150
- HOA$200
- PMI$131
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 Sun City Aliante right now?
Rental supply inside Sun City Aliante is structurally scarce — 88% of households own, and age-restriction requirements narrow the renter pool further. For 5+ year holds at Nevada's tax structure, the ownership math is compelling.
OWN (10% DOWN, 7%)
$2,635 / mo
- Principal & Interest
- $2,095
- Property Tax (~0.65%)
- $190
- Homeowners Insurance
- $70
- HOA (community)
- $150
- PMI (10% down)
- $130
5-year net cost:~$75,000
Equity built:~$104,000
RENT (MODELED SENIOR LEASE)
$1,825 / mo
- Single-Story Senior Home Lease
- $1,800
- Renters Insurance
- $25
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$118,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a $350,000 Sun City Aliante home for five years nets out cheaper than leasing once principal paydown and appreciation are counted — and the owner walks away with roughly $104,000 in equity (including down payment) while the renter has none. Nevada tax savings widen the gap further for California transplants.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.65% effective property tax, $150/mo HOA, modeled $1,800 senior lease.
HOA Fees by Community
HOA Fees by Property Tier
Every Sun City Aliante home funds the recreation center, programming, and common areas through its association. The exact figure depends on sub-association and any neighborhood-specific amenity overlays. Request the full resale package — dues, reserves, and assessment history — early in escrow.
Standard Community HOA
$100–$200 / mo
All Sun City Aliante homes
$100–$200
Includes:
Recreation center access, indoor/outdoor pools, fitness, tennis, pickleball, activities programming, common-area maintenance
Golf Course Adjacent sub-association
Within or slightly above community range
Includes:
May include additional landscape or amenity overlays — verify with the resale package
Due-Diligence Checklist
Request in escrow
Resale package
Statutory right
Includes:
Current dues, reserve study, assessment history, CC&Rs, and guest-stay policy
Transfer & capital fees
Varies
Includes:
One-time association charges at closing — price them into your offer math
Age Verification Documentation
Required at closing
Household qualification
55+ / no under-19
Includes:
Photo ID, documentation confirming at least one resident is 55+ — collected by the association during escrow
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Sun City Aliante?
The 215 Beltway is the community's freeway connection — it links Sun City Aliante to every quadrant of the metro in 20–30 minutes. Mean Las Vegas-area commutes run about 25 minutes per U.S. Census Bureau ACS data — and most Sun City Aliante destinations beat that comfortably.
Drive Times from Sun City Aliante
- ~5 minAliante Casino + Hotel + SpaAliante Pkwy north
- ~5 minAliante Nature Discovery ParkNature Park Dr
- ~15 minDowntown Las VegasI-15 South
- ~20 minLas Vegas StripI-15 South
- ~25 minSummerlin / Las Vegas West215 West
- ~25 minNellis Air Force BaseI-15 North → Craig Rd / Nellis Blvd
- ~30 minHarry Reid Intl AirportI-215 South → I-15 South
- ~35 minRed Rock Canyon NCA215 West → W Charleston Blvd
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 Sun City Aliante home?
Most closings run 30 to 45 days through a Nevada escrow company. Cash offers — common among retirees liquidating California equity — close in 7–14 days. Add 3–5 business days for HOA resale-package delivery and age-verification documents. Front-load the 55+ paperwork: our team coordinates the HOA checklist from day one so nothing delays your move.
Quick Answer
What down payment do you need to buy in Sun City Aliante?
Most Sun City Aliante buyers put down 3.5% to 20%. An FHA loan works for eligible buyers — on a $350,000 home that is about $12,250 down. Conventional loans at 5–10% are common for buyers with strong credit. VA loans allow 0% down for eligible veterans — the 55+ age restriction applies to occupancy, not loan eligibility. All Sun City Aliante homes sit comfortably below the conforming loan limit, so jumbo financing is rarely needed. Get pre-approved for the right program before you start touring.
Sun City Aliante FAQ — 18 Answers
What Do Sun City Aliante Buyers Most Frequently Ask?
Most AskedWhat is the age requirement for Sun City Aliante?
At least one resident per Sun City Aliante household must be 55 or older, and no permanent resident may be under 19. Age verification happens during escrow — standard Nevada closings run 30–45 days. Confirm your household qualifies before writing an offer; call (702) 637-1759 and our team will walk you through the documentation.
What is the price range for homes in Sun City Aliante?
Expect roughly $300,000 to $500,000 in Sun City Aliante. The low end buys well-maintained two-bedroom floor plans; the top end brings larger three-bedroom homes with premium finishes, upgrades, and desirable lot positioning. All homes are single-story, ranging from about 1,200 to 2,800 square feet. With Nevada's no state income tax and the 3% primary-residence property-tax cap, carrying costs stay predictable. Get pre-approved, then tour the floor plans that fit.
What amenities does Sun City Aliante have?
The recreation center anchors the community: indoor and outdoor pools, a fitness center, tennis and pickleball courts, a ballroom, arts and crafts studios, and card rooms. A full-time activities director coordinates more than 50 active clubs and groups, from golf and ceramics to hiking and wine tasting. Residents also enjoy the nearby Aliante Golf Club, Aliante Casino + Hotel + Spa, and Aliante Nature Discovery Park. Tour the rec center first — it sells the lifestyle.
Are all homes in Sun City Aliante single-story?
Yes. Every home in Sun City Aliante is single-story, the Del Webb standard for 55+ communities, with accessible design throughout. Floor plans run roughly 1,200 to 2,800 square feet in two- and three-bedroom configurations, many with dens, gourmet kitchens, and covered patios. Low-maintenance yards keep upkeep simple. If stairs are a concern now or later, this community removes the issue entirely; ask us to line up tours across both ends of the size range.
What are HOA fees in Sun City Aliante?
Plan on roughly $100 to $200 per month. That covers the recreation center, indoor and outdoor pools, fitness facilities, activities programming, and common-area maintenance — strong value for a Del Webb amenity package. Exact dues vary by sub-association and can change annually, so request the current resale package during escrow. Pair the modest HOA with Nevada's no state income tax and an effective property-tax rate of roughly 0.5–0.75%, and total carrying costs stay retiree-friendly.
Is there golf at Sun City Aliante?
Yes. The Aliante Golf Club, an 18-hole Gary Panks-designed championship course, sits adjacent to the community at 3100 Elkhorn Road. It is a public course with a driving range, practice greens, pro shop, and restaurant, and it offers preferred rates and tee times for Aliante residents. There is no mandatory golf membership built into HOA dues. If course proximity matters, ask us to focus your search on homes nearest the fairways.
How does Sun City Aliante compare to Sun City Summerlin?
Both are Del Webb 55+ communities with comparable lifestyle programming, single-story homes, and active club calendars. The difference is price and location: Sun City Summerlin carries a premium Summerlin address with higher prices, while Sun City Aliante delivers comparable amenities at roughly 30–40% lower price points — $300K–$500K in North Las Vegas. If budget flexibility matters more than the Summerlin address, Aliante is the stronger value; we can tour both in one afternoon.
What ZIP code is Sun City Aliante in?
Sun City Aliante sits in ZIP code 89084 in North Las Vegas, within the Aliante master-planned community. Homes run $300K–$500K, the Strip is about 20 minutes south via I-15, Downtown Las Vegas about 15 minutes, and the Aliante Casino roughly 5 minutes away. The 89084 location keeps daily errands and entertainment close. Use 89084 in your search filters, or call our team at (702) 637-1759 for current listings.
What is the HOPA age rule and how does it apply here?
Under the federal Housing for Older Persons Act, at least one resident per household must be 55 or older, and many communities apply the 80/20 rule — 80% of occupied units need a 55+ resident. At Sun City Aliante specifically, no permanent residents under 19 are allowed. Verification documents are collected during Nevada's standard 30–45 day escrow. Confirm your household composition qualifies before making an offer; our team can pre-check it.
What social activities and clubs are available?
Sun City Aliante runs one of the most active calendars in Southern Nevada: more than 50 clubs and groups at any given time, from golf, hiking, and ceramics to wine tasting and card groups. A full-time activities director coordinates classes, excursions, and social events from the recreation center, which includes a ballroom and arts studios. The programming is the heart of the community; visit on a weekday to see it in action.
Are grandchildren allowed to visit or stay?
Yes. Grandchildren and family members of any age may visit and stay temporarily. The 55+ restriction applies only to permanent residents — Sun City Aliante allows no permanent residents under 19 — not to guests. Specific guest-stay limits vary by community policy, typically allowing visits of 30–90 days. Request the association's current guest policy with the resale package during escrow so you know exactly how long family can stay.
What recreational facilities are included with HOA dues?
Residents get a full resort package: indoor and outdoor pools, a fitness center, tennis and pickleball courts, a ballroom, arts and crafts studios, and card rooms, all inside the Sun City Aliante Recreation Center on Aliante Parkway. The adjacent public Aliante Golf Club adds 18 championship holes with resident-preferred rates, and Aliante Nature Discovery Park is minutes away. HOA dues of roughly $100–$200 per month cover rec-center access — exceptional value for the amenity load.
How do property taxes work in Sun City Aliante?
Nevada keeps property taxes low and predictable. The Clark County Assessor applies an effective rate of roughly 0.5–0.75% of assessed value, and annual increases on a primary residence are capped at 3% under Nevada Revised Statutes 361.471. On a $400,000 Sun City Aliante home that means roughly $2,000–$3,000 per year — a fraction of what a comparable California retirement home carries. Add zero state income tax and the total cost-of-living edge over California is substantial.
How does Sun City Aliante compare to Sun City Anthem in Henderson?
Sun City Anthem in Henderson and Sun City Aliante both deliver the Del Webb 55+ formula — single-story homes, resort rec centers, active club calendars. Henderson carries a safety and school-district premium in property values. Sun City Aliante counters with lower entry prices ($300K–$500K vs. $350K–$600K at Anthem) and quicker access to Downtown Las Vegas via I-15. If maximizing amenity per dollar matters, Aliante is the stronger choice; if Henderson's infrastructure matters more, Anthem wins.
What should I know before buying in Sun City Aliante?
Four items move real money here. First, age verification: qualify your household under the 55+ / no-under-19 rule before you write. Second, HOA dues: request the current resale package — dues, reserves, assessment history — early in escrow. Third, financing: VA loans apply for eligible veterans even in age-restricted communities. Fourth, comps: with 2,700+ resale-only homes and wide finish variation, valuation takes local judgment — call (702) 637-1759 and we will pull the right comparables before you offer.
What down payment do you need to buy in Sun City Aliante?
Most Sun City Aliante buyers put down 3.5% to 20%. An FHA loan works for eligible buyers — on a $350,000 home that's about $12,250 down. Conventional loans at 5–10% down are common for buyers with strong credit, while VA loans allow 0% for eligible veterans. Because all homes sit below the conforming loan limit, jumbo financing is rarely needed here. Get pre-approved for the correct program first — the 55+ age restriction applies to occupancy, not loan type.
How long does it take to close on a Sun City Aliante home?
Most closings run 30 to 45 days through a Nevada escrow company. Cash offers can close in 7–14 days, which is common among retirees liquidating a California home simultaneously. Add roughly 3–5 days for HOA resale-package delivery and age-verification documentation. The 55+ community paperwork is straightforward, but don't leave it to the last week of escrow — our team coordinates the documentation checklist from day one so nothing delays your move.
Can Nevada Real Estate Group help me buy in Sun City Aliante?
Yes — Nevada Real Estate Group specializes in active-adult and 55+ community purchases across the Las Vegas Valley. Our agents know the Sun City Aliante floor plans, neighborhood tiers (Canyon Crest, Recreation Center Area, Golf Course Adjacent), the HOA documentation process, and how to coordinate simultaneous California-sale closings. Call (702) 637-1759 or use the form below and a Sun City Aliante specialist will reach out within the hour.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Sun City Aliante?
These are the eight queries Sun City Aliante buyers actually type into Google and AI assistants — answered with specifics you can verify: market figures from Las Vegas REALTORS, tax law from the Nevada Revised Statutes, and community facts from the Del Webb plan record.
Is Sun City Aliante in Las Vegas or North Las Vegas?
Sun City Aliante is in North Las Vegas, ZIP code 89084, within the Aliante master-planned community. It is not part of the City of Las Vegas proper, though it sits within the broader Las Vegas metro area — and is roughly 15 minutes from Downtown Las Vegas via I-15.
Can I buy in Sun City Aliante if I am under 55?
No — at least one resident per household must be 55 or older, and no permanent resident may be under 19, per the community's HOPA qualification and CC&Rs. Age verification is collected during Nevada's standard 30–45 day escrow. Qualify your household before writing an offer.
Does Sun City Aliante have a pool?
Yes — two pools. The Sun City Aliante Recreation Center has both an indoor pool and an outdoor pool, included in the $100–$200/mo HOA. The indoor pool is heated year-round; the outdoor pool is the primary warm-weather gathering spot. Both are included with residency at no additional fee.
Is Aliante Golf Club part of Sun City Aliante?
Aliante Golf Club is adjacent to but not owned by the Sun City Aliante HOA — it is a public course at 3100 Elkhorn Road with an 18-hole Gary Panks design. Residents receive preferred rates and tee-time access; there is no mandatory membership built into HOA dues. It is not a private club.
What floor plans are available in Sun City Aliante?
Del Webb built floor plans ranging from roughly 1,200 to 2,800 square feet in two- and three-bedroom configurations, all single-story. Smaller plans concentrate in Garden Court (from $300K); larger three-bedroom plans are in Canyon Crest (from $425K). Every floor plan can be viewed with our agents before you commit to a tour.
Are there new homes for sale in Sun City Aliante?
No — Sun City Aliante is fully built out and the market is 100% resale. Del Webb finished the plan in the mid-2010s. Buyers wanting new Del Webb / Pulte construction in the Las Vegas metro should ask our team about active communities — new-build inventory elsewhere in the valley changes frequently.
What is the best neighborhood in Sun City Aliante?
It depends on your priorities. Golf buyers: Golf Course Adjacent (from $400K, steps from the Aliante GC). Social buyers: Recreation Center Area (from $375K, walking distance to pools and clubs). Value buyers: Garden Court (from $300K, minimal yard). Premium buyers: Canyon Crest (from $425K, 2,400–2,800 sq ft). Call (702) 637-1759 and we'll match you to the right section.
How does Sun City Aliante compare to Solera at Anthem?
Solera at Anthem is a smaller, more intimate 55+ enclave within the Anthem master plan in Henderson, typically priced $350K+. Sun City Aliante is larger (2,700+ vs. ~900 homes), carries a lower price floor ($300K), and offers a fuller amenity package and more active club calendar. Henderson buyers willing to consider North Las Vegas almost always find more value per dollar in Aliante.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships, the largest agent team in the Valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented 55+ buyers and California transplants throughout Sun City Aliante, Sun City Summerlin, and Sun City Anthem — the depth behind the team's #1 ranking 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 move.
Ready to make a move?
Want to Talk to a Sun City Aliante Real Estate Expert?
9,600+ transactions. $4.85B+ in total volume. In a 55+ community like Sun City Aliante, knowing every Del Webb floor plan tier, the HOA documentation process, and the California simultaneous-close timeline 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 Sun City Aliante?
Compare Sun City Aliante with neighboring 55+ communities and nearby master plans — from adjacent Aliante ($350K+) to Henderson ($548K median) and Summerlin ($728K median). Each card pairs the commute time with price positioning, so you can judge whether a different address delivers more value for your retirement budget.
A–Z INDEX
Which Sun City Aliante Neighborhoods Can You Explore A–Z?
Six sub-neighborhoods make up the 2,700+ home community, each with a distinct lifestyle emphasis and price tier. Dedicated neighborhood pages are rolling out — the entries below are indexed alphabetically, and our team can pull current listings and HOA documents for any section on request.
C
- Canyon Crest (premium, larger homes)
- Central Village (core, walkable)
G
- Garden Court (compact, entry-tier)
- Golf Course Adjacent (18-hole access)
R
- Recreation Center Area (amenity-adjacent)
V
- Vista Homes (mountain views, quiet)
KEEP LEARNING
What Else Should You Read About Sun City Aliante?
These guides extend the research most Sun City Aliante buyers do next — understanding the broader Las Vegas Valley market, comparing 55+ communities across the metro, and mapping the active-adult buying process — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET GUIDE
Las Vegas Housing Market 2026
The metro-wide playbook — pricing, inventory, rates, and where the valley's momentum is this year.
Read →COMMUNITY HUB
North Las Vegas Community Guide
Every North Las Vegas master plan, market data, and community comparisons in one place.
Read →RELOCATION GUIDE
Moving to Las Vegas from California
The tax math, cost of living comparison, and relocation timeline for California transplants choosing Nevada.
Read →Sources & Methodology
Where Does This Sun City Aliante Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. Because Sun City Aliante is a 55+ age-restricted community with a unique buyer pool, we present 89084 ZIP-code statistics as area benchmarks and community plan figures as the primary data source. Follow any link below to verify a figure.
- Las Vegas REALTORS / GLVAR — Median list and sold prices, days on market, active and closed counts for ZIP code 89084. lasvegasrealtors.com
- U.S. Census Bureau — North Las Vegas — North Las Vegas city population, income, age, and housing data (the community is not separately tabulated). census.gov/quickfacts
- City of North Las Vegas — City services, police coverage, park operations, and municipal data. cityofnorthlasvegas.com
- Clark County Assessor — Property tax rates, assessed values, and parcel data. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — North Las Vegas and metro violent and property crime rates. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- California Franchise Tax Board — California state income tax rates for relocation comparison. ftb.ca.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
- Nevada DMV — New Residents — License (30-day) and vehicle registration (60-day) deadlines for new Nevada residents. dmv.nv.gov
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