7/10Bonner ES
Zoned · northwest Summerlin (5 min)
K-5700 Students18:1
Summerlin, Las Vegas
Sun City Summerlin Homes For Sale
Nevada's #1 team for Sun City Summerlin real estate. Search Del Webb single-story homes, golf-lot properties, and active-adult resales in the 55+ community with 54 holes of golf and four recreation centers.
MEDIAN HOME PRICE
$480K
LVR / GLVAR, June 2026
PRICE RANGE
$300K–$700K+
Community plan record
HOMES IN COMMUNITY
7,779
Del Webb community plan record
DAYS ON MARKET
30
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 Sun City Summerlin at a Glance?
Sun City Summerlin is the Las Vegas Valley's largest Del Webb 55+ community — 7,779 single-story homes, a median price near $480,000 per Las Vegas REALTORS, 30 median days on market, and Las Vegas city demographics per the U.S. Census. Five takeaways capture what sets this community apart from others in the valley.
- The 55+ advantage: HOPA-designated community — at least one resident per household must be 55+, delivering a lifestyle and neighbors specifically matched to the active retirement phase.
- 54 holes of golf: Highland Falls, Palm Valley, and Eagle Crest — three 18-hole courses with resident-preferred tee times and rates well below public alternatives.
- Four recreation centers: Mountain Shadows, Desert Vista, Sun Shadows, and Pinnacle — 120,000+ sq ft covering pools, fitness, arts, courts, and clubs for every interest.
- Nevada tax structure: Zero state income tax, ~0.5–0.7% effective property tax rate, and a 3% annual increase cap on primary residences under NRS 361.471.
- Location: Adjacent to Red Rock Canyon, five minutes from Summerlin Hospital, ten from Downtown Summerlin, and 20 minutes from the Strip.
Last updated June 2026 · Sources: LVR, U.S. Census, Summerlin.com
Where Can I Find Sun City Summerlin Homes for Sale?
Sun City Summerlin's two ZIP codes — 89134 and 89144 — carry active listings across the community's 7,779 single-story homes according to Las Vegas REALTORS MLS data. The eight newest area listings appear below, refreshed daily, and every active listing is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Sun City Summerlin Homes Sell in Each Price Range?
Sun City Summerlin homes range from $300,000 for original patio models to $700,000-plus for upgraded golf-lot estates, per Las Vegas REALTORS MLS data. Golf-lot homes and updated models move faster than interior patio homes — the bands below show where buyer competition concentrates across the 7,779-home resale market.
Browse Sun City Summerlin Listings
How Can You Find a Sun City Summerlin Home by Type, Golf Course & Price?
Sun City Summerlin's 7,779 single-story homes break down by golf course frontage, model size, and price band. Each link below opens our live Las Vegas MLS search with counts refreshed daily from Las Vegas REALTORS MLS data — so you can see current active inventory before scheduling your first showing.
Which Sun City Summerlin Sections Should You Explore?
The community spans sections organized around its three golf courses and four recreation centers. Each card links to the most relevant hub or live search — golf-lot inventory in each band is the most meaningful differentiator for buyers.
Golf-Lot · 18-Hole Course
Highland Falls Golf Section
Golf-Lot · 18-Hole CoursePalm Valley Golf Section
Golf-Lot · 18-Hole CourseEagle Crest Golf Section
55+ · Non-Golf · Entry PriceInterior Patio Homes
Nearby Summerlin · All-AgesSummerlin The Vistas
Adjacent Village · All-AgesSummerlin The Trails
Luxury Golf · All-AgesRed Rock Country Club
Full Market · All CommunitiesLas Vegas (citywide search)
By Golf Course
By Price Range
Updated daily · 7,779 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Sun City Summerlin Listings First?
Set custom alerts by golf course frontage, price band, model size, and recreation center proximity — no spam, cancel anytime. Golf-lot homes and fully updated models in this 7,779-home active-adult market move in under two weeks. Alert subscribers see new Sun City Summerlin listings within hours, not days.
- 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
EDUCATION7/10 
8/10
How Are the Schools for Sun City Summerlin Families?
Sun City Summerlin is a 55+ community, so school quality is secondary to most buyers — but grandchild visits and younger family members living nearby make the CCSD west-valley school network relevant. The community is zoned to solid Summerlin-area CCSD campuses, with strong private options nearby.
7/10Top Rated
8/10
8/10Doral Academy Red Rock
Charter · adjacent (5 min)
K-81000 Students20:1
8/10Coral Academy of Science
Charter · Summerlin campuses (10 min)
K-121300 Students18:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Near Sun City Summerlin?
According to GreatSchools.org, Summerlin northwest campuses rate 7–8/10 — solid for the valley. Most Sun City Summerlin buyers are not school-shopping for themselves, but grandchildren who visit frequently benefit from the nearby Doral Academy Red Rock charter campus (8/10). Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Bishop Gorman HS | Private | 9-12 | A+ | Summerlin South · 20 min | $300,000+ |
| 2 | Doral Academy Red Rock | Public charter | K-8 | 8/10 | Adjacent · 5 min | $300,000+ |
| 3 | Coral Academy of Science | Public charter | K-12 | 8/10 | Summerlin · 10 min | $300,000+ |
| 4 | Centennial HS | Public (zoned) | 9-12 | 7/10 | Northwest · 10 min | $300,000+ |
| 5 | Bonner ES | Public (zoned) | K-5 | 7/10 | Northwest Summerlin · 5 min | $300,000+ |
SAFETY & CRIME
Is Sun City Summerlin Safe?
Direct Answer
Sun City Summerlin ranks among the safest residential corridors in the Las Vegas Valley per FBI Uniform Crime Reporting data. The 55+/HOPA designation and 85%+ owner-occupancy rate create a strong neighborhood-watch culture, keeping property crime very low — comparable to gated alternatives even without a staffed entry gate.
- HOPA age-qualified residents onlyDel Webb community plan + HOA enforcement
- Owner-occupied householdsCommunity plan record
- Las Vegas Metropolitan Police jurisdictionNorthwest division coverage
- Property crime rate (Summerlin corridor)FBI UCR benchmark
What Buyers Should Know
The Summerlin corridor consistently posts lower crime rates than the Las Vegas citywide average across both violent and property crime categories, per FBI Uniform Crime Reporting data. Sun City Summerlin's HOPA designation and owner-occupancy of 85%+ produce a resident-vetted community dynamic even without a staffed gate — neighbors know each other, activity patterns are predictable, and visitor flow is naturally limited.
The community's layout — with four recreation centers serving as daily gathering points and a golf-cart culture that keeps residents active and visible — creates informal surveillance that complements the LVMPD northwest division coverage. Most incidents that do occur are minor property matters, consistent with established suburban communities valley-wide.
For retirees relocating from higher-crime urban environments, the Summerlin northwest is consistently among the valley's most livable corridors by safety metrics. Benchmark the specific ZIP codes — 89134 and 89144 — through FBI UCR-based tools before writing an offer if you want granular data.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community details per NREG records. Last updated June 2026.
Living In
What's It Like Living in Sun City Summerlin?
The Answer
Living in Sun City Summerlin means single-story homes, 54 holes of resident-preferred golf, four recreation centers with 100-plus clubs, and an all-ages-welcome daily rhythm built specifically around active retirement. The community sits inside the City of Las Vegas in the Summerlin master plan corridor, directly adjacent to Red Rock Canyon per the Bureau of Land Management, with Summerlin Hospital Medical Center immediately adjacent.
What is Sun City Summerlin known for?
Sun City Summerlin is known for being Del Webb's premier Las Vegas Valley 55+ community — 7,779 single-story homes, 54 holes of golf across three courses, four recreation centers with 120,000+ sq ft of amenity space, and a club roster of 100-plus organized activities. It is the gold standard for active-adult retirement living in the southwest.
Who should live in Sun City Summerlin?
Active retirees 55 and older who want structured community life — golf leagues, fitness classes, clubs, arts programs, and organized travel — in a Nevada tax environment that favors retirement income. Military veterans and California transplants are among the largest buyer groups.
What is daily life like?
Morning tee times on one of three courses or a fitness class at the recreation center, afternoon clubs or creative studios, and evenings at Downtown Summerlin's restaurants ten minutes away or a scenic Red Rock drive five minutes west. Every amenity is within the community — most residents walk or golf-cart to daily activities.
Location
Where Is Sun City Summerlin
Sun City Summerlin sits in the northwest Las Vegas Valley within the Summerlin master plan, bounded roughly by Cheyenne Avenue to the north, the 215 Beltway to the east, Summerlin Parkway to the south, and Hualapai Way to the west. Approximately 2,400 acres. About 15 miles from the Strip.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
Summerlin Hospital
5
Min
Strip
20
Min
Airport
30
Min
Sun City Summerlin
At a Glance$480,000
Median List Price
$300K–$700K+
Price Range
30
Days on Market
7,779
Total Homes
- Setting
- 55+/HOPA active-adult community
- Acreage
- ~2,400 acres
- Homes
- 7,779
- Established
- 1989–2002
- Developer
- Del Webb
- Home Styles
- Single-story only
- Gate
- No guard gate
- HOA
- $150–$300/mo
- Golf
- 54 holes (3 courses, resident-preferred)
- Recreation
- 4 centers, 120,000+ sq ft
- Clubs
- 100+
- Sunshine
- 300 days/year
LIVABILITY REPORT CARD
How Does Sun City Summerlin Score?
Sun City Summerlin earns top marks for active-adult lifestyle, tax environment, and outdoor access — with honest trade-offs on the HOPA age requirement and the absence of a guard gate. Below is our category-by-category report card, matching what active-adult buyers prioritize most.
Grade A+: Active-Adult Lifestyle
54 holes of golf, four recreation centers, 100-plus clubs — the deepest active-adult amenity stack in the Las Vegas Valley.
Grade A: Tax Environment
Zero Nevada state income tax, ~0.5–0.7% property tax, and a 3% annual cap under NRS 361.471 — among the best retirement tax structures in the country.
Grade A: Outdoor Access
Red Rock Canyon directly adjacent, the Summerlin trail network at the doorstep, and 300 days of sunshine per year for year-round outdoor living.
Grade B+: Healthcare Proximity
Summerlin Hospital Medical Center immediately adjacent — rare for a retirement community to have Level II trauma care five minutes away.
Grade B: Cost of Entry
Entry near $300K is accessible by retirement-community standards; move-up golf-lot homes approach $700K. HOA dues of $150–$300/mo are low for the amenity level.
Grade B: Security
No guard gate — open-access community with strong neighborhood watch culture. Summerlin corridor runs very low on violent crime per FBI data.
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 Summerlin a good place to retire?
Yes — for active retirees 55 and older who want structured community life and Nevada's tax advantages, Sun City Summerlin is one of the top retirement choices in the Southwest. The combination of 54 holes of resident-preferred golf, four recreation centers with 100-plus clubs, all-single-story construction, adjacent Red Rock Canyon access, immediate Summerlin Hospital proximity, and Nevada's zero income tax creates a retirement lifestyle that is genuinely difficult to match at the median price point near $480,000. The HOPA age requirement (55+ for at least one resident per household) and no guard gate are the main trade-offs — both are deal-definers to clarify before touring.
Source: Bureau of Land Management
DEMOGRAPHICS
Who Lives in Sun City Summerlin?
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city containing Sun City Summerlin — the parent city holds 656,274 residents with a median household income of $66,820. Inside Sun City Summerlin, the profile skews sharply toward HOPA-qualified 55+ retirees, military veterans, and California transplants.
The Census does not tabulate Sun City Summerlin as a separate place, so citywide figures serve as the statistical backdrop. Within the community, our experience across dozens of closings shows a mix of retired professionals, military veterans using VA benefits, California relocators trading state income tax for Nevada's zero, and longtime residents who have aged in place since the Del Webb buildout of the 1990s and 2000s.
~14,000
vs Las Vegas 656,274
~67
vs Clark Co 38
55+
vs unrestricted communities
85%+
vs Clark Co 59%
7,779
vs Clark Co ~860,000
$480K
vs Clark Co value $391K
Source: NREG community records & U.S. Census Bureau QuickFacts, Las Vegas city (Sun City Summerlin is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Sun City Summerlin Area Growing?
Sun City Summerlin itself is built out — 7,779 homes since Del Webb completed the final phase in 2002, with growth happening through resales rather than rooftops. The broader Summerlin master plan continues expanding northwest, and Las Vegas city proper keeps compounding: roughly 72,000 residents added since 2010 per U.S. Census counts.
656,274Las Vegas residents (Census)
7,779Sun City Summerlin homes (built out)
~700,000Las Vegas projected, 2030
Las Vegas citywide population trajectory, 2010–2030 (projected)
Inside Sun City Summerlin, growth is structurally capped at 7,779 homes — Del Webb's planned final count. Turnover drives the resale market, averaging 30 days from list to accepted offer per LVR data. The surrounding Summerlin master plan continues to add rooftops northwest, supporting long-term appreciation fundamentals for the built-out Sun City core.
Sources: U.S. Census Bureau QuickFacts and Summerlin master plan records. Citywide figures shown because the Census does not tabulate the community separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Sun City Summerlin Score for Livability?
Sun City Summerlin scores highest on active-adult lifestyle, tax environment, and outdoor access: 54 holes of golf, four recreation centers, Nevada's zero income tax, and Red Rock Canyon directly adjacent. The honest trade-offs are the HOPA age requirement and the absence of a guard gate. Six categories below, benchmarked to Census and BLM data.
- 91A
Overall Livability (55+)
- 98A+
Active-Adult Lifestyle
- 95A
Tax Environment
- 60B-
Security (no gate)
- 88B+
Healthcare Access
- 90A-
Outdoor Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Sun City Summerlin 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 Sun City Summerlin trades against. The community's median near $480,000 and 30 median days on market reflect an active resale market for the 7,779-home active-adult community.
Median Sold Price
$480,000 community median, per LVR MLS data
vs May 2025
Source: Las Vegas REALTORS
Days on Market
30 median days list to accepted offer, Sun City Summerlin area
vs May 2025
Source: Las Vegas REALTORS
Closed Sales
Active 55+ resale market across 7,779 homes; inventory refreshed monthly
vs May 2025
Source: Las Vegas REALTORS
The long view: Sun City Summerlin'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.
30
DAYS ON MARKET
$480K
MEDIAN HOME PRICE
7,779
SINGLE-STORY HOMES
54
HOLES OF GOLF
ACTIVE-ADULT MARKET
Get matched with a Sun City
Summerlin specialist.
Market Competitiveness
How competitive is the Sun City Summerlin market right now?
Sun City Summerlin runs at a healthy 30-day median DOM per Las Vegas REALTORS data — active but not frenzied. Golf-lot homes and updated models move faster than original-condition patio homes, which gives buyers who need more time a fair window. The 7,779-home community size provides enough resale volume to find the right floor plan without severe bidding wars.
62Balanced Active-Adult Market
- 30 daysMedian days on market
- $480KMedian home price
- 7,779Total homes in community
- 54Holes of resident-preferred golf
Is Sun City Summerlin Right for You?
Who Should Buy a Home in Sun City Summerlin?
Sun City Summerlin is specifically designed for active adults 55 and older — not a general community with a 55+ section, but a purpose-built Del Webb enclave where every home, every amenity, and every club is designed around the retirement lifestyle. Five buyer profiles below match specific needs to what the community delivers.
Which Buyer Types Does Sun City Summerlin Serve Best?
Golfers & Active Retirees
- 54 holes of resident-preferred golf across three courses
- HOA-managed tee times at rates below public alternatives
- 100-plus clubs for every non-golf interest
- Year-round outdoor lifestyle with 300 days of sunshine
California Transplants
- Zero Nevada state income tax vs. California's 13.3%
- 3% annual property-tax cap on primary residences (NRS 361.471)
- Del Webb quality at 40-60% of comparable California active-adult pricing
- Our team handles virtual tours and long-distance relocation logistics
Military Veterans
- VA loans available — 0% down for eligible veterans
- Large military retiree community already in residence
- LVMPD northwest division coverage with low property crime
- 30-minute drive to Nellis Air Force Base and Veterans Affairs resources
Healthcare-Conscious Retirees
- Summerlin Hospital Medical Center five minutes away
- Level II trauma care without a 20-minute freeway run
- Single-story homes designed for age-in-place living
- Fitness centers and pools designed for low-impact active aging
Snowbirds and Part-Time Residents
- Low HOA fees at $150–$300/mo make seasonal ownership affordable
- Mild winters — November through March are ideal seasonal months
- No guard gate simplifies property management
- Active rental waitlist for 6-month leases from other snowbirds
Best Fit For
- Golfers — 54 holes of resident-preferred golf at HOA-managed rates — the valley's best active-adult golf program.
- California transplants — zero state income tax, 3% property-tax cap, and Del Webb quality at a fraction of California active-adult community pricing.
- Military veterans — large retiree community, VA loan eligibility, and Nevada tax advantages that pair naturally with military pension income.
- Healthcare-focused retirees — Summerlin Hospital immediately adjacent, single-story age-in-place homes, and low-impact fitness facilities at four recreation centers.
- Active-lifestyle retirees — 100-plus clubs, four recreation centers, Red Rock Canyon adjacent, and 300 days of sunshine — more activity options than available hours.
Ready to explore homes in Sun City Summerlin? Our team knows every floor plan, golf-lot tier, and recreation center zone in the community.
Start Your Home SearchPros
- 54 holes of resident-preferred golf — Highland Falls, Palm Valley, and Eagle Crest — the deepest active-adult golf program in the Las Vegas Valley
- Four recreation centers (Mountain Shadows, Desert Vista, Sun Shadows, Pinnacle) totaling 120,000+ sq ft of amenity space
- Nevada zero state income tax — five-figure annual savings for most retired California households
- All single-story construction — the entire inventory is step-free and age-in-place ready
- Summerlin Hospital Medical Center immediately adjacent — Level II trauma care five minutes away
- Red Rock Canyon National Conservation Area directly adjacent — world-class hiking and cycling without a drive
- HOA fees of $150–$300/mo for access to 54 holes of golf and four recreation centers — best amenity-per-dollar ratio in active-adult Las Vegas
Honest Considerations
- HOPA 55+ age requirement — every household must have at least one resident 55 or older; no permanent minor residents
- No guard gate — open access community; no staffed entry or roving security patrols
- Built out since 2002 — resale only, no new construction available inside the community
- Original-condition 1990s homes need updating — kitchen and bath renovations are common after purchase
- Summer heat — 105°F+ stretches July through September; outdoor activity shifts to mornings and evenings
- Golf cart community pace — lifestyle is leisurely by design; buyers wanting urban energy should look at Summerlin proper
Golf Course Comparison
How Do Sun City Summerlin's Three Golf Course Sections Compare?
A like-for-like comparison of Sun City Summerlin's three golf course sections — entry pricing, lot premiums, and lifestyle fit — drawn from the community plan record and active-listing data via Las Vegas REALTORS. Honesty note: golf-lot premiums vary street by street, so we publish ranges rather than per-hole medians.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Highland Falls Golf Section | From $450K, golf lots $550K+ | n/a* | n/a* | n/a* | Golfers · Premium lots |
| Palm Valley Golf Section | From $420K, golf lots $520K+ | n/a* | n/a* | n/a* | Par 72 · Mature landscaping |
| Eagle Crest Golf Section | From $380K, golf lots $480K+ | n/a* | n/a* | n/a* | Executive par-60 · Value entry |
| Interior Patio Homes | From $300K | n/a* | n/a* | n/a* | Non-golf · Entry price |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Interior (non-golf) home premiums are intentionally omitted — samples fluctuate by month. ZIP-area benchmark: 30-day median DOM, $480K median.
Section Deep Dive
What's Inside Sun City Summerlin's Golf Sections?
Submarket 1
Highland Falls Golf Section
The community's flagship course section — most active tee sheet and highest golf-lot premiums. Homes here sell fastest among golf-lot sections and rarely sit more than two weeks at correct pricing.
Browse Highland Falls Golf Section homes →$450K–$700K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 2
Palm Valley Golf Section
The most mature tree-lined section — 30-year-old desert landscaping frames the fairways. Golf-lot premiums run slightly below Highland Falls but bring calmer pace and larger lot depths in several models.
Browse Palm Valley Golf Section homes →$420K–$650K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 3
Eagle Crest Golf Section
Eagle Crest is a par-60 executive course — faster rounds, accessible for newer or casual golfers, and the best-value entry point for buyers who want golf frontage without paying Highland Falls premiums.
Browse Eagle Crest Golf Section homes →$380K–$600K+Median Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 4
Interior Patio Homes
Non-golf-frontage homes priced at the community's entry tier — still full access to all recreation centers and golf courses (tee times, no ownership), at the lowest price points available in Sun City Summerlin.
Browse Interior Patio Homes homes →$300K–$450KMedian Price
n/a*Days on Market
n/a*Active Listings
n/a*Price / Sq Ft
Submarket 5
The Four Recreation Centers — Mountain Shadows, Desert Vista, Sun Shadows, Pinnacle
Every Sun City Summerlin homeowner accesses all four recreation centers under a single HOA membership — no separate club fees. Mountain Shadows anchors the north, Desert Vista the central belt, Sun Shadows the south, and Pinnacle the western edge near the Red Rock corridor. Together they deliver 120,000+ sq ft of pools, fitness, courts, arts, and club space.
Browse The Four Recreation Centers — Mountain Shadows, Desert Vista, Sun Shadows, Pinnacle homes →4Recreation Centers
120,000+Total Sq Ft
100+Chartered Clubs
$150–$300HOA / Month
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Sun City
Summerlin section fits?
BY ZIP CODE
How Do the Sun City Summerlin ZIP Codes (89134/89144) Break Down?
Sun City Summerlin spans two ZIP codes — 89134 and 89144 — and the table below breaks the ZIP area into its real corridors. The community itself is uniformly single-story 55+ homes, but the surrounding Summerlin master plan corridors in the same ZIPs carry a wider mix of all-ages and price points.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89134 | Sun City Summerlin — Highland Falls and Palm Valley golf sections | $420K–$700K+ (golf-lot range) | n/a* | ~30 days | Active 55+ resale | n/a* |
| 89144 | Sun City Summerlin — Eagle Crest section and interior patio homes | $300K–$550K | n/a* | ~30 days | Active 55+ resale | n/a* |
| 89134 | Surrounding Summerlin northwest corridors (all-ages) | $480K–$700K+ | n/a* | 25–30 days | Active all-ages | n/a* |
| 89134 + 89144 | Full ZIP-area benchmark — Sun City Summerlin combined | ~$480,000 median | — | 30 | 7,779 homes | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Per-section $/SF are intentionally omitted: floor-plan variation inside a single section makes per-SF medians misleading. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Sun City Summerlin Real Estate?
Eight verifiable numbers — sourced to Las Vegas REALTORS, the U.S. Census Bureau, the Bureau of Land Management, and the community's plan record — capture Sun City Summerlin faster than any brochure: 7,779 homes, a $480,000 median, 30 median days on market, and 54 holes of resident-preferred golf.
$480,000
Median home price across the Sun City Summerlin community, June 2026 per Las Vegas REALTORS.
Las Vegas REALTORS
$300K–$700K+
The full price range — from entry-level patio homes to premium golf-lot estates with mountain views.
Community plan record
7,779
Single-story homes across ~2,400 acres — Del Webb's completed plan, never to be added to.
Del Webb community plan record
30
Median days from list to accepted offer, Sun City Summerlin area, June 2026.
LVR / GLVAR, June 2026
54
Holes of resident-preferred golf across three courses — the largest active-adult golf program in the Las Vegas Valley.
Community plan record
1989
The year Del Webb opened the first Sun City Summerlin phase — over 35 years of mature community infrastructure.
Del Webb community plan record
$0
Nevada state income tax — every dollar of retirement income stays in your pocket that California would have taken at up to 13.3%.
Nevada Department of Taxation
5 min
Drive to Summerlin Hospital Medical Center — Level II trauma care closer than any other active-adult community in the valley.
Community plan record drive times
WHY SUN CITY SUMMERLIN
Why Does Sun City Summerlin Stand Apart From Its Peers?
Sun City Summerlin occupies a niche no other Las Vegas Valley 55+ community fills at this price point — from single-story Del Webb construction to 54 holes of golf. Each advantage below ties to a verifiable source: the Nevada Revised Statutes, BLM records, and Clark County data.
- Community plan record
54 holes of resident-preferred golf
Highland Falls, Palm Valley, and Eagle Crest — three full 18-hole courses managed by the community HOA with resident-priority tee times and rates well below valley public alternatives.
- Community plan record
Four recreation centers with 120,000+ sq ft
Mountain Shadows, Desert Vista, Sun Shadows, and Pinnacle — more total amenity square footage than any other active-adult community in Nevada.
- CA Franchise Tax Board; Nevada Department of Taxation
Nevada's zero income tax retirement advantage
Social Security, pension, IRA distributions, and investment income all escape Nevada state taxation entirely — a five-figure annual saving versus California for most retirees.
- Bureau of Land Management
Red Rock Canyon directly adjacent
The 195,000-acre National Conservation Area managed by the Bureau of Land Management starts at the community's western edge — hiking, cycling, and the scenic loop within minutes of home.
- Summerlin Hospital Medical Center
Summerlin Hospital immediately adjacent
Level II trauma care five minutes from the front door — healthcare proximity that matters more as residents age, and that most retirement communities in the valley cannot match.
WHY BUY IN SUN CITY SUMMERLIN
What Are the Top 10 Reasons to Buy a Home in Sun City Summerlin?
Sun City Summerlin's case rests on lifestyle depth, tax efficiency, and location: 54 holes of golf, four recreation centers, Nevada's zero income tax, and a primary-residence property-tax cap under Nevada Revised Statutes 361.471, all within five minutes of Summerlin Hospital and ten of Downtown Summerlin. Ten sourced reasons follow.
54 holes of resident-preferred golf
Three 18-hole courses — Highland Falls, Palm Valley, Eagle Crest — with HOA-managed tee times and resident rates far below public alternatives.
Community plan record
Zero Nevada state income tax
Retirement income — Social Security, pensions, IRAs, investments — all free of state tax. Five-figure annual savings for most California relocators.
Nevada Department of Taxation
3% property-tax annual cap
NRS 361.471 limits increases on your primary residence to 3% per year — predictable carrying costs regardless of market appreciation.
NRS 361.471
100-plus clubs and activities
From tennis leagues to ceramics, photography, theater, and hiking — the deepest active-adult club roster in the Las Vegas Valley.
Community plan record
All single-story construction
Every home was built by Del Webb to a no-stairs floor plan — the entire inventory is age-in-place ready.
Del Webb community plan record
Red Rock Canyon directly adjacent
The BLM-managed 195,000-acre National Conservation Area starts at the community's edge — hiking, cycling, and scenic drives minutes from home.
Bureau of Land Management
Summerlin Hospital immediately adjacent
Level II trauma care five minutes away — rare for any retirement community in the Southwest.
Summerlin Hospital Medical Center
7,779-home resale market depth
Large enough to find the right floor plan and price band without extreme scarcity; small enough to maintain strong community culture.
Community plan record
HOA fees low for the amenity stack
$150–$300 per month for access to four recreation centers and 54 holes of golf is the best amenity-per-dollar ratio of any active-adult community we track.
NREG analysis
300 days of sunshine per year
Year-round outdoor lifestyle — golf, hiking, trail walking, and pool use — with mild winters and dry desert air that most active retirees prefer over coastal humidity.
National Oceanic and Atmospheric Administration
New Construction
Who Builds New Homes In and Around Sun City Summerlin?
No new construction exists inside Sun City Summerlin — Del Webb completed the final phase in 2002, and today the market is resale only across 7,779 homes. Buyers wanting new 55+ construction nearby have limited but growing options in the broader Summerlin area. Incentives change monthly — verify current offers before writing.
55+ Active Adult
Del Webb (Pulte active-adult brand)
The closest new-construction equivalent to Sun City Summerlin
Luxury & Move-Up
Toll Brothers
For buyers whose budget upgrades from 55+ to luxury all-ages
Family & Mid-Market
Lennar
Broadest new-build selection near the Sun City Summerlin corridor
Family
Richmond American
Value-oriented new builds for buyers cross-shopping active-adult vs. all-ages
Outdoor Recreation
What Outdoor Amenities Does Sun City Summerlin Offer?
Fifty-four holes of golf inside the community, the Red Rock Canyon National Conservation Area directly adjacent, and the full Summerlin trail network at the doorstep — Sun City Summerlin offers more active outdoor access than any comparable price-point retirement community in the Southwest. The Bureau of Land Management manages the 195,000-acre Red Rock Canyon area immediately west.
IN-COMMUNITY
Highland Falls Golf Course
18 holesResident-preferred golfHOA tee rates
Resident-preferred 18-hole course with competitive resident tee times managed under the community HOA. Par 72, 6,512 yards. Most residents book tee times here first.
IN-COMMUNITY
Palm Valley Golf Course
18 holesResident-preferred golfHOA tee rates
Second 18-hole course within Sun City Summerlin. Par 72, surrounded by residential lots that carry the community's most sought-after golf-frontage premiums.
IN-COMMUNITY
Eagle Crest Golf Course
18 holesResident-preferred golfHOA tee rates
Third 18-hole course completing the 54-hole resident golf program. Par 60 executive layout — ideal for faster rounds and newer golfers.
IN-COMMUNITY
Mountain Shadows Recreation Center
~30,000+ sq ftPools · Fitness · CourtsHOA included
The largest of the four recreation centers — indoor and outdoor pools, full fitness room, tennis courts, ballroom, and dedicated club spaces.
5–10 MIN WEST
Red Rock Canyon NCA
~195,000 acresHiking · Scenic drive · ClimbingBLM fee
The Mojave's signature conservation area — 13-mile scenic loop, world-class hiking and rock climbing, and one of the best road cycling routes in the Southwest, directly adjacent to the community.
ADJACENT
Summerlin Trail System
150+ milesWalking · Cycling · RunningFree
The Summerlin master plan's extensive trail network connects directly to Sun City Summerlin streets, offering paved and desert trail routes that extend for miles north and south.
5 MIN
Downtown Summerlin
Open-air districtDining · Shops · EventsFree
The west valley's shopping, dining, and events hub — five minutes from Sun City Summerlin with farmer's markets, seasonal events, and the Las Vegas Ballpark.
5 MIN
Summerlin Hospital Medical Center
Regional medical campusHealthcarePatient access
Level II trauma center and comprehensive medical campus immediately adjacent — the best healthcare proximity of any active-adult community in the Las Vegas Valley.
The Sun City Summerlin Lifestyle
What Does a Week in Sun City Summerlin Look Like?
Golf across 54 resident-preferred holes, afternoons in one of 100-plus clubs or four recreation centers, evenings at Downtown Summerlin five minutes away — or a sunrise hike in Red Rock Canyon, managed by the Bureau of Land Management, ten minutes west — closer than any other active-adult community in the Las Vegas Valley.
7,779Single-Story Homes
54Holes of Resident Golf
100+Chartered Clubs
4Recreation Centers
THIS WEEKEND'S OPEN HOUSES
Can You Tour Sun City Summerlin Homes This Weekend?
Open houses run regularly in Sun City Summerlin — with 7,779 homes and a healthy resale market, several properties open most weekends throughout the year. Set up instant alerts to be notified when a Sun City Summerlin home schedules an open house, or browse every active listing now.
Quick Answer
What does the HOA cover in Sun City Summerlin?
Sun City Summerlin HOA fees of $150–$300 per month cover access to all four recreation centers (Mountain Shadows, Desert Vista, Sun Shadows, and Pinnacle), common-area landscaping and maintenance, and community program administration. The three golf courses — Highland Falls, Palm Valley, and Eagle Crest — are managed under the HOA structure, giving residents access to resident-preferred tee times and rates well below public alternatives. Actual round fees and cart rentals are separate from the monthly dues. Always pull the full resale package — current dues, reserve study, and assessment history — during escrow.
Moving to Sun City Summerlin
Should I Retire in Sun City Summerlin?
California and Arizona retirees discover that Del Webb quality, 54-hole golf access, and Nevada's zero state income tax make Sun City Summerlin a financially superior move. California's top income-tax rate runs 13.3% per the CA Franchise Tax Board; Nevada charges zero — and that difference funds most relocations.
Why California Retirees Are Choosing Sun City Summerlin
The tax math is straightforward: California's top marginal state income tax is 13.3% — Nevada's is zero. A retiree drawing $150,000 annually from pensions, IRAs, and Social Security saves roughly $20,000 per year in state income taxes alone by establishing Nevada residency. Sun City Summerlin adds what California retirement communities rarely answer at the price: 54 holes of golf, four recreation centers, more than 100 clubs, single-story construction throughout, adjacent Red Rock Canyon access, and an effective property-tax rate of roughly 0.5–0.7% with a 3% annual cap for primary residences.
At a $600,000 budget, comparable active-adult golf communities in the Coachella Valley or Scottsdale often deliver one 18-hole course and shared amenity access. That same budget in Sun City Summerlin secures a single-story Del Webb home with golf-lot access to 54 holes and four full recreation centers — plus Nevada's zero income tax for the rest of your retirement — five minutes from Summerlin Hospital and ten from Downtown Summerlin.
According to Las Vegas REALTORS, the median home price in the Sun City Summerlin ZIP codes runs near $480,000. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. Bureau of Land Management manages the roughly 195,000-acre Red Rock Canyon conservation area directly adjacent to the community.
Sun City Summerlin residents are largely retired professionals and military veterans — the Las Vegas Valley's largest military retiree population converges here in part because of the VA benefits, Nevada's tax structure, and the community's active lifestyle. The Summerlin Hospital Medical Center is immediately adjacent, making healthcare logistics easier than in more remote retirement communities. The Strip, airport, and downtown Las Vegas are all within 20 to 30 minutes.
Cost of Living Snapshot — Sun City Summerlin vs. California
Day-to-day costs run meaningfully lower than California across nearly every category. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The category that flips hardest is the one that matters most in retirement: active-adult golf community living that starts near $300,000 in Sun City Summerlin costs two to three times more in comparable California or Scottsdale communities.
| Metric | Sun City Summerlin, NV | California Active-Adult |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median Home Price | $480K | $600K–$900K+ |
| Golf Access | 54 holes resident-preferred | Varies; often 18–36 holes |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.0%+ |
| HOA Fees | $150–$300/mo | $350–$700+/mo |
Figures are approximate, for illustration. Contact our team for current market data.
Sun City Summerlin Rental Market — Rent vs. Own
Long-term rentals exist in Sun City Summerlin but are limited — the community skews heavily owner-occupant, and with 55+/HOPA rules enforced, renters must also qualify on age. Short-term rentals are typically prohibited by the HOA. For buyers who want to try before they buy, some landlords offer 6–12 month leases; inventory is thin and goes quickly. Most active-adult retirees find ownership the only practical path to the full lifestyle the community offers.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & NREG community records
Already planning a move to Sun City Summerlin? Our team specializes in active-adult relocation — virtual floor-plan tours, 55+ HOPA compliance guidance, golf-lot premium analysis, and HOA document review without multiple in-person trips.
Start Your Retirement Home SearchRELOCATION TIMELINE
How to Relocate to Sun City Summerlin in 8 Steps
From first research to keys-in-hand, here's the 8–12 week timeline most Sun City Summerlin buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.
Confirm HOPA eligibility and select your golf section
Verify your household qualifies — at least one resident must be 55 or older. Then decide which of the three golf sections fits your game and budget: Highland Falls (premium), Palm Valley (mature), or Eagle Crest (executive par 60).
Get pre-approved — loan type aware
Conventional financing is standard; VA loans are available for eligible veterans with 0% down. FHA works for most homes — confirm the specific HOA meets FHA guidelines before relying on it. Cash is common from retirees liquidating out-of-state homes.
Hire a Sun City Summerlin specialist
Floor plan variation, golf-lot premiums, and HOA reserve health all affect value significantly. Work with an agent who has closed transactions across all four recreation center zones and knows which models update best.
Tour in person or virtually
Open houses run regularly; private tours available same-day in most cases. We offer virtual walk-throughs for out-of-state buyers — including a live golf-lot tour to show the course orientation and morning sun angles.
Write and negotiate the offer
Golf-lot homes and updated models attract multiple offers at correct pricing; interior entry-level patio homes allow more negotiation. Ask us what the seller's actual situation is before you write the first number.
Inspection, HOA docs and age-qualification
Order the full resale package early: dues, reserve study, assessment history, and CC&Rs. Confirm the HOA age-qualification process — most associations require the buyer to submit residency documentation within 30 days of closing.
Clear conditions and fund
Nevada closes through escrow companies; expect 30–45 days from acceptance to funding. Cash offers can close in 7–14 days. HOA document delivery is statutory — the seller must provide it before you close.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), register for the recreation center member portal and golf tee-time system, then handle Nevada DMV — license within 30 days, registration within 60.
ECONOMY & JOBS
What Drives the Sun City Summerlin Economy?
Sun City Summerlin's economy is retirement-income-driven: pensions, Social Security, IRA distributions, and investment portfolios rather than active employment. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong for part-time and encore-career residents who choose to stay professionally active — but most Sun City Summerlin households are fully retired.
ZeroNevada state income tax on retirement incomeNevada Department of Taxation
3% capAnnual property-tax increase limitNRS 361.471
5 minSummerlin Hospital employment campusPart-time and encore-career healthcare roles
10 minDowntown Summerlin corridorRetail and service employment nearby
Top Employers Near Sun City Summerlin
- Summerlin Hospital Medical CenterMajor hospital campus immediately adjacent — part-time clinical and administrative roles for encore-career retirees
- Downtown Summerlin retail and office corridorThe west valley's primary retail and office employment hub, five minutes east
- Red Rock Resort (Station Casinos)Resort, gaming, and F&B employment on the Summerlin border, about ten minutes southeast
- Clark County School District (northwest region)Nearby campuses — some retirees substitute teach or volunteer through CCSD's northwest division
- Las Vegas Strip resort corridorPart-time hospitality and entertainment employment, twenty minutes east
Sources: U.S. Bureau of Labor Statistics, Summerlin master plan. Last updated June 2026.
COMMUNITY COMPARISON
How Does Sun City Summerlin Compare to Sun City Anthem and Other 55+ Options?
If you're weighing Sun City Summerlin against the valley's other active-adult communities, this side-by-side covers the metrics buyers ask about most, updated June 2026. Sun City Summerlin wins on golf depth and Red Rock proximity; Sun City Anthem wins on Henderson location. Sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Sun City Summerlin | Sun City Anthem | Las Vegas | Summerlin |
|---|---|---|---|---|
| Median Home Price | $480K | ~$450K | $476K | $728K |
| Total Homes | 7,779 | ~7,000 | 8,606 active listings | ~127,000 (master plan) |
| Age Restriction | 55+/HOPA | 55+/HOPA | None | None |
| Golf Courses | 3 (54 holes) | 2 (36 holes) | Multiple (public) | Multiple (private + public) |
| Recreation Centers | 4 (120,000+ sq ft) | 2–3 centers | City parks | Multiple (master plan) |
| Hospital Proximity | 5 min (Summerlin Hospital) | 10–15 min (Henderson Hospital) | Varies | Varies |
| Red Rock Canyon | Adjacent (5–10 min) | 30+ min | 20–30 min | 10–20 min |
| Home Style | Single-story only | Single-story only | Mixed | Mixed |
| Best For | Golf · Tax savings · Red Rock | Henderson lifestyle · Safety | Selection · Urban | Schools · Luxury · Outdoors |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Community-level home counts and amenity details per plan records; city demographics are Las Vegas citywide. Last updated June 2026.
Cost of Ownership
What Will Sun City Summerlin Cost You Each Month?
A $480,000 median Sun City Summerlin purchase runs about $3,500–$3,800 monthly with 10–20% down at 7% per Freddie Mac's rate survey — including HOA dues and property taxes. The tabs below model your payment, compare renting, and break down what the HOA dues actually cover.
Payment Estimator
Estimate Your Sun City Summerlin Payment
$3,149
Estimated Monthly Payment
- Principal & Interest$2,555
- Property Tax$244
- 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 Sun City Summerlin right now?
Rental supply inside Sun City Summerlin is thin — HOPA rules apply to renters too, limiting the rental pool, and owner-occupancy runs above 85%. Rentals that do appear command firm pricing and lease quickly. For 5+ year holds, ownership wins decisively.
OWN (20% DOWN, 7%)
$3,435 / mo
- Principal & Interest
- $2,870
- Property Tax (~0.6%)
- $240
- Homeowners Insurance
- $100
- HOA (community)
- $225
- PMI (if under 20% down)
- $0 (20% down)
5-year net cost:~$110,000
Equity built:~$175,000
RENT (MODELED ACTIVE-ADULT LEASE)
$2,200 / mo
- Active-Adult Rental (modeled)
- $2,200
- Renters Insurance
- $25
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$155,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a median Sun City Summerlin home for five years nets out cheaper than leasing once principal paydown and appreciation are counted — and the owner retains roughly $175,000 in equity (including the down payment) while the renter walks away with none. Nevada's zero income tax accelerates the spread: retirement income that California would have taken at 13.3% stays invested.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $225/mo blended HOA, modeled $2,200 active-adult lease.
HOA Fees by Community
What Do HOA Fees Cover in Sun City Summerlin?
Every Sun City Summerlin home pays $150–$300 per month to the community HOA. This covers access to all four recreation centers and the club program — not just common-area landscaping. Request the full resale package (dues, reserves, assessment history) early in escrow.
Standard Community Dues
$150–$300 / mo
All four recreation centers
$150–$300
Includes:
Mountain Shadows, Desert Vista, Sun Shadows, and Pinnacle — pools, fitness, courts, clubs, ballrooms
Common-area landscaping
Included
Includes:
Community green spaces, medians, and non-golf common areas maintained year-round
Golf Access (Separate From HOA Dues)
Per-round fees apply
Resident tee times
Resident-preferred rates
Includes:
Priority access to all three courses; rates well below public alternatives but separate from monthly HOA dues
Golf cart rentals
Per-round fee
Includes:
Cart and trail fees billed per round at the course — budget $20–$40 per round above dues
Due-Diligence Checklist
Request in escrow
Resale package
Statutory right
Includes:
Current dues, reserve study, assessment history, CC&Rs, and HOPA age-qualification documentation
Transfer and capital fees
Varies
Includes:
One-time HOA charges at closing — price them into your offer math before writing
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Sun City Summerlin?
Sun City Summerlin sits in the northwest Summerlin corridor with straightforward freeway access — the 215 Beltway, Summerlin Parkway, and Cheyenne Avenue connect to everywhere in the valley quickly. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most community destinations beat that comfortably.
Drive Times from Sun City Summerlin
- 5 minDowntown Summerlin (shopping & dining)Summerlin Pkwy east
- 5 minSummerlin Hospital Medical CenterHualapai Way south
- 10 minRed Rock Canyon scenic entranceW Charleston Blvd west
- 20 minLas Vegas StripSummerlin Pkwy east → US-95
- 30 minHarry Reid International Airport215 Beltway south → I-15
- 25 minDowntown Las VegasUS-95 east
- 35 minHenderson215 Beltway to Green Valley Pkwy
- 45 minMt. 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 Sun City Summerlin?
Most Sun City Summerlin purchases close in 30 to 45 days through Nevada escrow. Cash offers — common from retirees selling out-of-state homes — close in 7 to 14 days. Budget 5 to 10 extra business days for the HOA resale document package Nevada law requires before closing.
Quick Answer
What down payment do you need to buy in Sun City Summerlin?
Most Sun City Summerlin buyers put down 5% to 20%. Conventional financing is standard — on a $480,000 median home, plan roughly $24,000 (5%) to $96,000 (20%) plus closing costs. VA loans allow 0% down for eligible veterans, which is a meaningful advantage given how many military retirees choose the Las Vegas Valley. FHA financing is available for most homes — confirm the specific property and HOA meet FHA guidelines before relying on it.
Sun City Summerlin FAQ — 18 Answers
What Do Sun City Summerlin Buyers Most Frequently Ask?
Most AskedWhat is the age requirement to live in Sun City Summerlin?
Sun City Summerlin is a HOPA-designated active-adult community: at least one resident per household must be 55 or older, and no permanent resident under 18 is permitted. Guests under 18 may visit up to 30 days per year. The HOPA rules are enforced by the homeowners association — confirm compliance during escrow.
What is the median home price in Sun City Summerlin?
The median home price in Sun City Summerlin runs approximately $549,999 per Las Vegas REALTORS MLS data for ZIP codes 89134 and 89144. The community's 7,779 single-story homes range from $300,000 for smaller patio models to $700,000-plus for upgraded estate lots with golf or mountain views. Pricing varies significantly by model, lot, and renovation level — the Del Webb originals built in the early 1990s tend to run below the median, while 2000s builds with updated kitchens and baths often exceed it.
How many homes are in Sun City Summerlin?
Sun City Summerlin contains exactly 7,779 homes across approximately 2,400 acres, making it one of the largest active-adult communities in the Las Vegas Valley. Del Webb built the community out in phases from 1989 through 2002, filling it with single-story models ranging from compact patio homes to spacious estate layouts. The community is completely built out — no new construction is available inside the gates, and resale is the only entry point.
How many golf courses does Sun City Summerlin have?
Sun City Summerlin has three 18-hole golf courses — Highland Falls, Palm Valley, and Eagle Crest — totaling 54 holes of resident-preferred golf. All three courses are managed by the community association and offer resident-priority tee times at rates well below public courses. The golf program is a major reason buyers choose Sun City Summerlin over other 55+ communities in the valley: access to 54 holes without a private club initiation fee is genuinely rare.
What are HOA fees in Sun City Summerlin?
HOA fees in Sun City Summerlin typically run $150 to $300 per month, covering access to the four recreation centers, common-area landscaping and maintenance, and community amenities. The exact dues depend on the specific sub-association your home falls under — some patio-home sections carry slightly higher dues for additional landscaping services. Request the full resale package including current dues, reserve study, and any pending assessment history early in escrow.
Are all homes in Sun City Summerlin single-story?
Yes — every home in Sun City Summerlin is single-story, built by Del Webb to the age-in-place standard that defines the Del Webb active-adult formula. No stairs, no two-story floor plans. This is a deliberate design choice that sets Sun City Summerlin apart from general-population communities where single-story homes are a subset. Buyers who need step-free living find the entire inventory qualifies, which simplifies the search considerably.
What recreation centers does Sun City Summerlin offer?
Sun City Summerlin has four recreation centers — Mountain Shadows, Desert Vista, Sun Shadows, and Pinnacle — totaling more than 120,000 square feet of amenity space. Collectively they offer indoor and outdoor pools, fitness rooms, tennis and pickleball courts, arts and crafts studios, woodworking shops, billiards, ballrooms for community events, and dedicated spaces for the community's 100-plus clubs. Residents access all four facilities under a single HOA membership.
What ZIP codes are in Sun City Summerlin?
Sun City Summerlin spans two ZIP codes: 89134 and 89144. Both ZIPs are in the northwest Summerlin corridor of Las Vegas, directly adjacent to Red Rock Canyon. When searching MLS listings, filter for both ZIP codes to see the full inventory — some search portals default to one and miss a portion of the community's active listings.
How many clubs and activities does Sun City Summerlin offer?
Sun City Summerlin supports more than 100 chartered clubs covering interests from golf leagues and tennis clubs to ceramics, theater, photography, hiking, bridge, and dozens of other activities. The robust club calendar is one of the community's strongest selling points for socially active retirees — the combination of 100-plus clubs, 54 holes of golf, and four recreation centers means most residents find they have more social options than available hours.
Can grandchildren visit residents in Sun City Summerlin?
Yes — grandchildren and underage guests can visit residents in Sun City Summerlin for up to 30 days per calendar year under the HOPA rules. Grandchildren cannot be permanent residents. Many buyers choose Sun City Summerlin specifically because the community is designed for the owner's active-adult lifestyle while remaining grandchild-friendly for seasonal visits and holidays.
What are the Nevada tax benefits for Sun City Summerlin retirees?
Nevada's retirement tax picture is one of the most favorable in the country. The state levies zero income tax — compared to California's top rate of 13.3% per the CA Franchise Tax Board — so Social Security benefits, pension income, IRA distributions, and investment income all escape state taxation entirely. Property taxes run at an effective rate of roughly 0.5–0.7% of assessed value per the Clark County Assessor, and Nevada caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $480,000 Sun City Summerlin home, that means approximately $2,400–$3,360 per year in property taxes, capped for as long as you own.
What is the property tax rate in Sun City Summerlin?
Property taxes in Sun City Summerlin run at an effective rate of roughly 0.5–0.7% of assessed value per the Clark County Assessor — low by national standards. Nevada's primary-residence cap under NRS 361.471 limits annual tax increases to 3%, so long-term owners benefit from predictable carrying costs regardless of market appreciation. On the community's median home near $480,000, expect approximately $2,400–$3,360 per year, or $200–$280 per month added to a mortgage payment.
How does Sun City Summerlin compare to Sun City Anthem?
Both are Del Webb 55+ communities in the Las Vegas Valley, but they serve meaningfully different lifestyles. Sun City Summerlin sits in the northwest Summerlin corridor with three golf courses, four recreation centers, Red Rock Canyon directly adjacent, and prices from $300K to $700K-plus. Sun City Anthem is in Henderson's southeast, near the Tournament Hills area, with different golf and amenity infrastructure and a Henderson citywide safety advantage. Buyers choosing between them usually weigh location — Summerlin's outdoor recreation access and the Strip's west-side proximity versus Henderson's established suburban character — rather than amenity quality, which is strong at both.
What should I know before buying in Sun City Summerlin?
Four things move real money in Sun City Summerlin. First, the 55+/HOPA requirement — confirm your household qualifies before you write an offer. Second, HOA dues and reserves — request the full resale package early; $150–$300 monthly plus a healthy reserve fund is the norm, but verify the actual balance. Third, golf surcharges — the three-course golf program is included in the community but some tee-time fees and cart rentals apply. Fourth, loan programs — VA loans are available to eligible veterans regardless of age, and conventional financing is standard; some buyers are surprised to find FHA financing limited on certain HOA structures. Call (702) 637-1759 and we will walk you through all four before you write.
Is Sun City Summerlin a good place to retire?
Sun City Summerlin consistently ranks among the top retirement destinations in the Southwest for three reasons: amenities, climate, and tax structure. The 54-hole golf program, four recreation centers, and 100-plus clubs give active retirees a social and physical calendar that rivals any resort retirement community. Nevada's zero state income tax saves the average retiree thousands per year versus California or Arizona. And the Summerlin location — adjacent to Red Rock Canyon per the Bureau of Land Management, five minutes from Summerlin Hospital, and twenty minutes from the Strip — means services, outdoor recreation, and entertainment are all within easy reach. For buyers who want all-single-story homes, a proven Del Webb community, and genuine lifestyle depth, Sun City Summerlin is a top-tier choice in the median price range from $549,999 with a market moving at about 22 days from list to accepted offer.
What down payment do you need to buy in Sun City Summerlin?
Most Sun City Summerlin buyers put down 5% to 20%. Conventional financing is standard — on a $480,000 median home, plan roughly $24,000 (5%) to $96,000 (20%) plus closing costs. VA loans allow 0% down for eligible veterans, which is a meaningful advantage given how many military retirees choose the Las Vegas Valley. FHA financing works for most homes but confirm the specific HOA meets FHA guidelines early in the process. The community's single-story, single-family structure means most loan programs apply without the warrantability issues you encounter in condo communities.
How long does it take to close on a home in Sun City Summerlin?
Most Sun City Summerlin purchases close in 30 to 45 days through a Nevada escrow company. Cash offers — common from retirees liquidating out-of-state homes — can close in 7 to 14 days. Budget a few extra days for the HOA resale document package, which Nevada law requires the seller to deliver before closing; the association typically processes these in 5 to 10 business days. The process is smoother than condo communities because these are single-family detached homes without the lender building-approval step.
Can Nevada Real Estate Group help me buy or sell in Sun City Summerlin?
Yes — our team specializes in the Sun City Summerlin market and knows the community's floor plans, golf-lot premiums, and HOA structure in detail. Whether you are buying your retirement home or selling after years of ownership, call (702) 637-1759 or submit the form below and we will connect you with a Sun City Summerlin specialist. We handle virtual tours for out-of-state buyers, coordinate HOA document review, and have closed transactions across all four recreation center zones of the community.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Sun City Summerlin?
These are the eight queries Sun City Summerlin 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 Summerlin a 55+ community?
Yes — Sun City Summerlin is a HOPA-designated 55+ community. At least one resident per household must be 55 or older; no permanent residents under 18 are permitted. Underage guests can visit for up to 30 days per year. Both buyers and renters must qualify under the age restriction.
How many golf courses are in Sun City Summerlin?
Sun City Summerlin has three 18-hole golf courses — Highland Falls, Palm Valley, and Eagle Crest — totaling 54 holes. All three are managed by the community HOA with resident-preferred tee times. Eagle Crest is a par-60 executive layout; Highland Falls and Palm Valley are full par-72 championship courses.
Is Sun City Summerlin a good investment?
For long-hold retirement buyers, yes — the combination of 7,779 built-out homes, the Summerlin master plan's continued northwest expansion, and Nevada's favorable tax structure supports long-run appreciation. Active-adult communities historically appreciate in line with surrounding master plans once built out. Call (702) 637-1759 for current market data before writing.
What is the HOA fee in Sun City Summerlin?
HOA fees typically run $150–$300 per month, covering access to all four recreation centers, common-area maintenance, and community program administration. Golf round fees and cart rentals are separate — budget $20–$40 per round beyond the monthly dues. Request the full resale package including the reserve study during escrow.
Is Sun City Summerlin safe?
Sun City Summerlin is one of the safer retirement communities in the Las Vegas Valley — the 55+ HOPA designation, high owner-occupancy rate, and Summerlin northwest corridor's low crime metrics per FBI UCR data all contribute. There is no guard gate, but the community's age structure and owner culture produce safety outcomes comparable to many gated communities.
Can non-residents use the Sun City Summerlin golf courses?
The three courses — Highland Falls, Palm Valley, and Eagle Crest — are managed for resident-preferred access. Non-resident tee times are available on a limited basis at higher rates, subject to availability after resident priority. If you are considering the community, we can arrange a resident-accompanied golf visit as part of a home tour.
Where is Sun City Summerlin located?
Sun City Summerlin is in the northwest Las Vegas Valley, within the Summerlin master plan. It sits directly adjacent to Red Rock Canyon, five minutes from Summerlin Hospital, and about ten minutes from Downtown Summerlin. ZIP codes 89134 and 89144.
Can grandchildren live in Sun City Summerlin?
No — grandchildren cannot be permanent residents. At least one person in each household must be 55 or older, and no permanent residents under 18 are allowed under the HOPA designation. Grandchildren can visit for up to 30 days per year. Many Sun City Summerlin residents specifically choose it for the quiet 55+ environment during the year while hosting grandchildren for holidays and school breaks.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct Del Webb floor-plan expertise, 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 guided active-adult buyers and sellers across Sun City Summerlin's golf sections, interior patio homes, and golf-lot estates.
#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 Summerlin Real Estate Expert?
9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the NREG team have closed thousands of Las Vegas deals since 2011 — including active-adult buyers and sellers throughout Sun City Summerlin. We know the golf-lot premiums, Del Webb floor plans across four phases, and HOA reserve health street by street.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Sun City Summerlin?
Sun City Summerlin sits 10 minutes west of central Summerlin and 35 minutes northwest of Henderson. Six neighboring communities are profiled below — each card compares median home price, commute time, and lifestyle angle so you can quickly narrow down where to look next in the northwest Las Vegas Valley.
A–Z INDEX
Which Sun City Summerlin Sections Can You Explore A–Z?
Sun City Summerlin spans its three golf course sections and interior patio home zones across 7,779 single-story homes on approximately 2,400 acres. The index below is organized for quick orientation — our team can pull current listings, HOA documents, and golf-lot premium analysis for any section on request.
D
- Desert Vista Recreation Center zone
E
- Eagle Crest Golf Course section
H
- Highland Falls Golf Course section
M
- Mountain Shadows Recreation Center zone
P
- Palm Valley Golf Course section
- Pinnacle Recreation Center zone
S
- Sun Shadows Recreation Center zone
- Summerlin (parent master plan)
- Summerlin The Vistas (nearby village)
- Summerlin The Trails (nearby village)
KEEP LEARNING
What Else Should You Read About Sun City Summerlin?
These guides extend the research most Sun City Summerlin buyers do next — understanding the Summerlin master plan, weighing active-adult options across the valley, and mapping the 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 citywide playbook — pricing, inventory, rates, and where the valley's momentum actually is this year.
Read →COMMUNITY HUB
Summerlin Community Hub
Summerlin master plan overview, village comparisons, and new construction updates across the northwest Las Vegas corridor.
Read →MARKET 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 Sun City Summerlin Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. Market figures use the full 89134/89144 ZIP area as the benchmark — we publish community-wide medians, not golf-section-specific medians that small samples cannot support. Follow any link below to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, active and closed counts for ZIP codes 89134/89144. lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (the community is not separately tabulated). census.gov/quickfacts
- Howard Hughes Corporation / Summerlin — Summerlin master plan boundaries, village information, and community development records. summerlin.com
- Clark County Assessor — Property tax rates, assessed values, and parcel data for Sun City Summerlin homes. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, recreation data, and boundary information. blm.gov
- CA Franchise Tax Board — California's state income tax rate schedule — used to benchmark Nevada's zero-rate advantage for relocating retirees. ftb.ca.gov
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for nearby campuses. greatschools.org
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
- Nevada DMV — Nevada residency rules — driver's license within 30 days, vehicle registration within 60. dmv.nv.gov
- Nevada Report Card — Nevada Department of Education school performance data for nearby CCSD campuses. nevadareportcard.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