Sun Colony at Siena Homes For Sale

KEY TAKEAWAYS

What Should You Know About Sun Colony at Siena at a Glance?

Sun Colony at Siena is the most upscale section of Siena in Summerlin South (ZIP 89135) — a HOPA 55+ enclave with a secondary guard gate, single-story luxury homes from 2,200 to 3,200+ SF, golf frontage, and prices from $700,000 to $1.3 million-plus, per Las Vegas REALTORS MLS data and U.S. Census demographics. Five things to know before you tour.

• Dual guard gates: every resident passes both the main Siena gate and a second Sun Colony-exclusive gate — the most private access stack in the Summerlin 55+ market.
• Single-story only: every home is one story, ranging from 2,200 to 3,200+ SF — the largest floor plans in Siena, built by Shea Homes on golf-frontage and mountain-view lots.
• Clubhouse included: the 30,000 SF Siena Clubhouse (pools, fitness, tennis, pickleball, card rooms, art studios) is part of all HOA dues — no separate membership.
• Nevada tax advantage: zero state income tax and a 3% annual property-tax cap under NRS 361.471 make Sun Colony one of the most retiree-cost-efficient luxury addresses in the Southwest.
• Do your homework: golf-frontage lot premiums ($50K–$150K+), HOPA compliance, and HOA resale packages all deserve early diligence before you write.

Last updated June 2026 · Sources: LVR, U.S. Census, City of Las Vegas

PRICE DISTRIBUTION

How Many Sun Colony Area Homes Sell in Each Price Range?

Across ZIP code 89135 (Summerlin South), the luxury tier dominates — the median list price is near $900,000 per Las Vegas REALTORS MLS data, with a meaningful concentration above $700,000 where Sun Colony at Siena competes. The bands below map where competition concentrates inside this ZIP.

Counts reflect active MLS listings in ZIP code 89135 (Summerlin South) · June 2026 · Links open the live Las Vegas MLS search pre-filtered by price. Sun Colony at Siena competes in the $700K–$1.3M+ bands.

SAFETY & CRIME

Is Sun Colony at Siena Safe?

• 2 GatesDual staffed guard gates (main Siena + Sun Colony)HOA-funded, operating continuously
• PatrolsRoving interior security patrolsHOA-funded per the Siena plan record
• LVMPDCity of Las Vegas police jurisdictionMetro coverage outside the gate
• ZIP 89135Among lowest-crime ZIP codes in LV ValleyPer FBI Uniform Crime Reporting data

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

LIVABILITY REPORT CARD

How Does Sun Colony at Siena Score?

Sun Colony earns top marks for security, retirement lifestyle, and tax efficiency, with honest trade-offs on carrying costs and the HOPA age requirement. Below is our category-by-category report card — the same six factors our agents walk through with every relocating retiree before a first tour behind the dual gates.

• A

  Grade A: Safety

  Dual staffed guard gates, roving patrols, perimeter walls, and City of Las Vegas police coverage — the strongest 55+ security stack in Summerlin.

• A

  Grade A: Retirement Lifestyle

  Siena Golf Club, 30,000 SF clubhouse, pickleball, fitness, organized social calendar, and single-story floor plans purpose-built for active adult living.

• A

  Grade A: Tax Efficiency

  Zero state income tax, 3% primary-residence property-tax cap under NRS 361.471 — among the best retiree tax environments in the country.

• B+

  Grade B+: Cost of Living

  Entry near $700K plus $200–$450+/mo HOA is a premium proposition — but far below comparable gated 55+ communities in coastal California.

• A-

  Grade A-: Outdoor Access

  Siena Golf Club on-site, Red Rock Canyon 12 minutes west, Downtown Summerlin 5 minutes east — elite outdoor access for an active adult community.

• A-

  Grade A-: Medical Access

  Summerlin Hospital Medical Center 10 minutes away; Downtown Summerlin medical offices 5 minutes — strong specialist access for an active-adult community.

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

POPULATION & GROWTH

How Fast Is the Sun Colony at Siena Area Growing?

Sun Colony itself is finished — a permanent number of homes within Siena's 270 acres, with no land left to add supply. Its parent metro keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and ZIP 89135 remains one of the most in-demand luxury ZIP codes in the valley, supporting consistent resale demand for Sun Colony's limited inventory.

Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate Sun Colony separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.

LIVABILITY SCORES

How Does Sun Colony at Siena Score for Livability?

Sun Colony scores highest on retirement lifestyle, security, and tax efficiency: dual guard gates, single-story luxury floor plans on the Siena Golf Club, a 30,000 SF clubhouse, and Nevada's zero state income tax. The honest trade-offs are entry cost ($700K+) and the HOPA 55+ age requirement. Six categories below, benchmarked to primary sources.

• 90A

  Overall Livability (55+)

• 72B

  Schools (55+ community)

• 94A

  Safety (dual gates)

• 50C+

  Cost of Living

• 88A-

  Retirement Amenities

• 85B+

  Location & Medical Access

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

MARKET TRENDS · LAST 12 MONTHS

How Is the Sun Colony at Siena Area Real Estate Market Trending?

The charts below show Las Vegas citywide sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the liquid benchmark Sun Colony trades against. ZIP 89135 (Summerlin South) carries some of the valley's strongest luxury demand, with median list prices near $900,000 at the Sun Colony tier and roughly 40 median days on market.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How Competitive Is the Sun Colony at Siena Market Right Now?

Sun Colony is a patient-seller, selective-buyer market. HOPA qualification narrows the buyer pool to 55+ households, dual gates mean every showing requires coordination, and the luxury price tier ($700K–$1.3M+) further limits the active buyer pool. Well-priced golf-frontage homes sell in 30–45 days; interior lots or overpriced positions can sit 60–90 days before price discovery.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. ZIP 89135 figures used as the closest liquid benchmark; Sun Colony resale volume is intentionally small.

Siena Sub-Section Comparison

How Does Sun Colony at Siena Compare to Other Siena Sub-Sections?

A side-by-side of the four Siena sub-sections — entry pricing, floor plan size, and who each suits — drawn from the Siena community plan record and active-listing data via Las Vegas REALTORS. Sun Colony is consistently the most upscale address within the Siena gates.

Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-section $/SF and DOM are intentionally omitted — sub-section samples are too small to be statistically meaningful. ZIP 89135 benchmark used for area context.

Sub-Section Deep Dive

What's Inside Each Siena Sub-Section?

BY ZIP CODE

How Does ZIP Code 89135 (Summerlin South) Break Down?

ZIP 89135 is Summerlin South — a premium corridor that includes Sun Colony at Siena, the broader Siena community, Regency at Summerlin, The Ridges, and all-ages Summerlin South villages. The table below maps the sub-markets within the ZIP, from entry-level all-ages homes to guard-gated 55+ golf estates.

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

WHY SUN COLONY AT SIENA

Why Does Sun Colony at Siena Stand Apart From Its 55+ Peers?

Five advantages that no other Summerlin 55+ community can fully replicate — each tied to a verifiable source, including the Nevada Revised Statutes, FBI crime data, U.S. Census, the California Franchise Tax Board, and the Siena community plan record.

1. 1

   Dual guard gates — the most secure 55+ address in Summerlin

   Every resident clears the main Siena gate and a second Sun Colony-exclusive gate. No other 55+ community in the Summerlin corridor offers dual-staffed-gate access.

   Siena community plan record
2. 2

   Golf-course frontage inside a 55+ enclave

   Sun Colony lots front the Siena Golf Club — a semi-private 18-hole course adjacent to the community. Golf-frontage premiums run $50,000–$150,000 above comparable interior lots.

   NREG transaction data
3. 3

   Nevada zero income tax + 3% property-tax cap

   Retirees pay no state income tax in Nevada — zero on Social Security, IRA withdrawals, and capital gains. The 3% annual cap under NRS 361.471 keeps carrying costs predictable for life.

   Nevada Revised Statutes 361.471 · California Franchise Tax Board
4. 4

   30,000 SF clubhouse included in HOA dues

   The Siena Clubhouse — indoor and outdoor pools, fitness center, tennis, pickleball, card rooms, art studios — is included in all Sun Colony HOA dues. No separate membership fee.

   Siena community plan record
5. 5

   Five minutes from Downtown Summerlin, twelve from Red Rock Canyon

   The best 55+ location in the valley: walkable dining and medical offices at Downtown Summerlin five minutes east, and Red Rock Canyon's 195,000-acre conservation area twelve minutes west.

   Howard Hughes Corporation · Bureau of Land Management

WHY BUY IN SUN COLONY AT SIENA

What Are the Top 10 Reasons to Buy a Home in Sun Colony at Siena?

Sun Colony's case rests on tax efficiency, security, lifestyle, and location: dual guard gates, Nevada's zero income tax, a 3% property-tax cap under Nevada Revised Statutes 361.471, the largest single-story floor plans in Siena, and a 30,000 SF clubhouse five minutes from Downtown Summerlin. Ten sourced reasons follow.

1. 1

   Dual staffed guard gates

   The most private access stack in the Summerlin 55+ market — main Siena gate plus a Sun Colony-exclusive secondary gate.

   Siena community plan record

2. 2

   Zero state income tax

   Nevada levies no personal income tax on Social Security, IRA distributions, pensions, or capital gains — five-figure annual savings for most California retirees.

   Nevada Department of Taxation

3. 3

   3% property-tax cap on primary residences

   Annual increases on a primary residence are capped by Nevada Revised Statutes 361.471 — predictable carrying costs for life.

   NRS 361.471

4. 4

   Golf-course frontage

   Sun Colony lots front the Siena Golf Club, with fairway and water-feature premiums of $50,000–$150,000 above comparable interior lots.

   NREG transaction data

5. 5

   Largest single-story floor plans in Siena

   2,200–3,200+ SF single-story homes built by Shea Homes — the maximum space available in any Siena sub-section.

   Siena community plan record

6. 6

   30,000 SF Siena Clubhouse included

   Pools, fitness, tennis, pickleball, card rooms, art studios — full clubhouse access is part of the HOA dues, no separate membership.

   Siena community plan record

7. 7

   HOA covers front-yard landscaping and exterior painting

   Snowbird and lock-and-leave buyers: the HOA maintains front-yard landscaping and schedules exterior painting — your home holds its condition while you're away.

   Siena HOA governing documents

8. 8

   Five minutes from Downtown Summerlin

   Shopping, dining, medical offices, and the Las Vegas Ballpark are all five minutes east — one of the best retail and medical radii of any 55+ community in the valley.

   Howard Hughes Corporation

9. 9

   Twelve minutes from Red Rock Canyon

   The Bureau of Land Management's 195,819-acre Red Rock Canyon National Conservation Area — hiking, scenic drive, wildlife — is a 12-minute drive from the Siena gates.

   Bureau of Land Management

10. 10

    Summerlin South resale scarcity

    ZIP 89135 is built-out — no new 55+ guard-gated golf communities are being added, which structurally supports well-bought positions over long holds.

    Howard Hughes Corporation · NREG market analysis

THIS WEEKEND'S OPEN HOUSES

Can You Tour Sun Colony at Siena Homes This Weekend?

Open houses in Sun Colony require advance coordination — dual guard gates verify every visitor before entry, so sellers show by private appointment rather than public open house. Set up instant alerts for the moment a Sun Colony home schedules a showing, or browse every active Siena-area listing now and let us arrange gate-cleared tours.

RELOCATION TIMELINE

How to Relocate to Sun Colony at Siena in 8 Steps

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

1. 01

   Confirm HOPA compliance and set a budget

   Verify that at least one buyer/resident will be 55+ at the time of occupancy — HOPA compliance is non-negotiable in Sun Colony. Then set a Sun Colony-specific budget: $700K entry to $1.3M+ for golf frontage, plus $200–$450+/mo HOA dues.

2. 02

   Get pre-approved — tier-aware

   Homes above ~$766,550 require jumbo financing with 20–25% down plus liquid reserves. Conventional loans work for Sun Colony's entry tier. Have your lender qualify you at the specific purchase price before scheduling tours behind the dual gates.

3. 03

   Hire a Sun Colony specialist

   Golf-frontage premiums, HOPA compliance, secondary-gate logistics, and limited comparable sales all require expert judgment. Work with an NREG agent who has tracked Sun Colony transactions and knows every floor plan.

4. 04

   Tour in person or virtually

   All showings require advance gate-clearance coordination through the Siena guard gate. Our team arranges same-day access in most cases. Virtual tours work well for California and out-of-state buyers narrowing their shortlist before flying in.

5. 05

   Assess golf-frontage vs. interior lots

   Fairway and water-feature lots in Sun Colony command a $50,000–$150,000 premium. Walk the lot at different times of day — golf-course noise and afternoon sun orientation are real quality-of-life factors our agents help you evaluate.

6. 06

   Inspection, HOA docs, and HOPA verification

   Order the Siena resale package early: dues, reserve study, assessment history, CC&Rs, and the HOPA compliance records. Confirm the 55+ designation and any pending special assessments before you remove contingencies.

7. 07

   Clear conditions and fund

   Nevada closes through escrow companies; plan 30–45 days from acceptance to funding. Jumbo files sometimes need extra appraisal time — order the appraisal immediately after acceptance. Allow 5–7 days for HOA resale-package turnaround.

8. 08

   Close, move, and register

   Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), register gate transponders with the Siena HOA, enroll in the Siena Clubhouse, and handle the Nevada DMV — license within 30 days, vehicle registration within 60.

ECONOMY & JOBS

What Drives the Sun Colony at Siena Economy?

Sun Colony runs on retirement and investment income, not commuter wages. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro maintains a historically strong labor market — but most Sun Colony residents are retired, with average household income above $125,000 per community records, drawn from pensions, IRA distributions, Social Security, and investment portfolios.

Top Sun Colony at Siena Area Employers (for working residents)

• Summerlin Hospital Medical CenterMajor west-valley hospital and surgical center, about ten minutes from the Siena gates — the primary employer for medical-professional residents
• Downtown Summerlin corporate and medical corridorOffices, specialist practices, and the west valley's professional-services employment hub, five minutes east
• Howard Hughes Corporation (Summerlin development)The master developer of the Summerlin community — a meaningful employer in the Summerlin South area for development and management professionals
• Red Rock Resort (Station Casinos)Resort, gaming, and food and beverage operations on the Summerlin border, about fifteen minutes away
• City of Las VegasMunicipal services and administration for the parent city, including parks, planning, and community services

Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.

COMMUNITY COMPARISON

How Does Sun Colony at Siena Compare to Other 55+ Summerlin Options?

If you're weighing Sun Colony against the valley's other 55+ guard-gated addresses, this side-by-side covers the metrics buyers ask about most — entry price, gate type, clubhouse, and HOA — updated June 2026. Sources: Las Vegas REALTORS, the U.S. Census, and the Howard Hughes Corporation.

Sources: Las Vegas REALTORS, U.S. Census QuickFacts, Howard Hughes Corporation. Community income and population figures are plan-record values; city demographics are Las Vegas citywide — the Census does not tabulate the enclave separately. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From Sun Colony at Siena?

Sun Colony sits at the heart of Summerlin South — West Charleston Boulevard, Town Center Drive, and the 215 Beltway are all minutes from the Siena gates. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Sun Colony destinations beat that handily.

Drive Times from Sun Colony at Siena

• ~5 minDowntown Summerlin (shopping, dining, medical)W Charleston Blvd east
• < 5 minSiena Golf ClubAdjacent to community
• ~10 minSummerlin Hospital Medical CenterRampart Blvd north
• ~12 minRed Rock Canyon NCA (scenic loop trailhead)W Charleston Blvd west
• ~15 minTPC SummerlinSummerlin Pkwy north
• ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
• ~30 minHarry Reid Intl AirportI-215 south → I-15 south
• ~45 minMt. CharlestonUS-95 north → SR-157

Transportation Options

• Driving

  The primary mode — Sun Colony sits at Summerlin South's arterial intersection of West Charleston Boulevard and Town Center Drive, with 215 Beltway access five minutes south for valley-wide reach.

• RTC Transit

  Routes run Charleston and Sahara corridors nearby, but this is a retirement community built around driving — car-free daily living is impractical from Sun Colony.

• Cycling & Golf Carts

  The Siena community's internal paths and the Siena Golf Club make cycling and golf carts a realistic in-community option for active residents. Red Rock Canyon's scenic loop is twelve minutes by car.

• Rideshare

  Fast and reliable — Summerlin South's density supports quick pickup times, and airport runs to Harry Reid run approximately $40–$55 from the Sun Colony area. Gate entry is managed like any guest arrival.

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

Quick Answer

What down payment do you need to buy in Sun Colony at Siena?

Most Sun Colony buyers put down 20–25%. Homes at the entry tier (near $700K) may qualify for conventional financing with 10% down, but the majority of Sun Colony's price range falls into jumbo territory, where lenders typically require 20–25% down plus 6–12 months of liquid reserves. VA loans allow 0% for eligible veterans — HOPA communities have no special restriction on VA use beyond the age qualification. Have your lender fully approve the Sun Colony price tier, including a Siena HOA warrantability check, before you start touring.

PEOPLE ALSO ASK

What Else Do People Ask About Sun Colony at Siena?

These are the eight queries Sun Colony 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 Siena plan record.

WHY NEVADA REAL ESTATE GROUP

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

Direct community relationships, the largest agent team in the Valley, and 9,061+ verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented Siena buyers and sellers — including Sun Colony golf-frontage homes, HOPA compliance, and dual-gate access coordination. That depth is behind Nevada's #1 ranking.

NEARBY COMMUNITIES

Which Communities Are Within 30 Minutes of Sun Colony at Siena?

Compare Sun Colony with neighboring Summerlin communities, other 55+ options, and nearby cities across the Las Vegas Valley. Each card pairs the commute time with entry price and lifestyle positioning — so you can judge whether a different community offers more home or a better fit for your retirement goals.

A–Z INDEX

Which Siena Sub-Sections and Nearby Communities Can You Explore?

Sun Colony at Siena is one of four sub-sections within the Siena master plan in Summerlin South. The entries below are indexed for orientation — our team can pull current listings, dues, and HOA documents for any section on request.

Sources & Methodology

Where Does This Sun Colony at Siena Data Come From?

Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. Because Sun Colony at Siena is a small sub-section of the broader Siena community, we use ZIP 89135 (Summerlin South) as the liquid market benchmark and note where figures are community-plan estimates rather than MLS-derived statistics. Follow any link below to verify a figure.

1. Las Vegas REALTORS (LVR / GLVAR) — Median list and sold prices, days on market, active and closed counts for ZIP code 89135 (Summerlin South). lasvegasrealtors.com
2. U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Sun Colony is not separately tabulated; citywide figures used as backdrop). census.gov/quickfacts
3. Clark County Assessor — Property tax rates, assessed values, and parcel data for ZIP 89135. clarkcountynv.gov/assessor
4. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences — the key statutory protection for Nevada homeowners. leg.state.nv.us
5. California Franchise Tax Board — California's 13.3% top marginal state income tax rate — used in the Nevada-vs-California tax comparison. ftb.ca.gov
6. Howard Hughes Corporation — Master developer of the Summerlin community — source for Summerlin South planning, development pipeline, and infrastructure. summerlin.com
7. Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data — 195,819 acres 12 minutes from Sun Colony. blm.gov
8. FBI Uniform Crime Reporting (UCR) — Las Vegas metro crime rates used to benchmark the Summerlin South ZIP 89135 safety context. fbi.gov/ucr
9. U.S. Bureau of Labor Statistics — Las Vegas MSA employment, unemployment, and wage data context for the Sun Colony economy section. bls.gov
10. Freddie Mac PMMS — Weekly mortgage rate survey used in the Sun Colony payment calculator and buy-vs-rent model. freddiemac.com/pmms

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

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