The communities

Which 55+ communities are in the Las Vegas valley?

More than most people expect, and they are spread across every part of the valley. When we pulled the numbers in late September 2026 there were roughly 700 active listings in age-qualified communities across Las Vegas, Henderson and North Las Vegas, and about a third of those were in two places: Sun City Anthem and Sun City Summerlin. Here is the map, by area.

Summerlin and the northwest. Sun City Summerlin (89134) is the largest 55+ community in Nevada, with three golf courses and four rec centers, and it is the one with the most homes for sale at any given time on the west side. Siena (89135) is the guard-gated option with its own golf course. Trilogy in Summerlin and Regency at Summerlin (89138) are the newer, smaller, gated communities in Summerlin West, and Heritage at Stonebridge sits in the same area. Los Prados (89130) is a gated golf community in the northwest, outside Summerlin, at a lower price point.

Henderson. Sun City Anthem (89052) is the largest source of 55+ listings in the entire valley, with foothill elevation and a golf course next door. Solera at Anthem is the smaller gated community beside it. Sun City MacDonald Ranch (89012) is the 1990s Del Webb community above Green Valley. Heritage at Cadence and Del Webb at Lake Las Vegas (both 89011) are the newer ones on the east side of Henderson.

North Las Vegas. Sun City Aliante inside Aliante (89084) is built out and trades as resale. Del Webb at North Ranch, north of the 215 near Villages of Tule Springs, is the new-construction 55+ option in the city. Ardiente (89081) is the gated community east of I-15.

East Las Vegas. Solera at Stallion Mountain (89122) is a gated Del Webb community on the east side, and it is consistently the least expensive way into a 55+ community in the valley. When we pulled the numbers, 89122 had more age-qualified listings than any zip outside Sun City Summerlin and Sun City Anthem.

How do the age rules actually work?

Under federal law, an age-qualified community must keep at least 80 percent of its occupied homes with at least one resident who is 55 or older. Most communities here set their own rules on top of that: typically every home must have at least one permanent resident 55 or older, other permanent residents must be over a minimum age the HOA sets, and the HOA verifies age with identification before you can close. Each community writes its own policy on younger spouses, other household members, caregivers and long-term guests, and the policies differ more than people assume.

The practical advice: read the community's age policy before you fall for a house, not after. We pull it with the HOA documents on every 55+ home we write on, and we walk you through what it means for your household.

What do 55+ HOA dues pay for, and why are they higher?

Rec centers, pools, fitness rooms, tennis and pickleball, staff to run all of it, and in the gated communities a gatehouse. A standard master plan has a park and maybe a community pool. Sun City Summerlin has four rec centers. That is the difference, and it shows up in the monthly dues and in the one-time costs at closing: transfer fees and a capital contribution to the reserve fund that can be a real number.

Golf is separate. The courses at Sun City Summerlin, Sun City Anthem and Siena run on their own fee structures, and a resident membership is optional, not required, in the communities we work in most. We put the dues, the transfer costs and any golf fees on one sheet for each community you are considering so you can compare on real numbers rather than on the brochure.

What do the homes look like?

Almost entirely single-story. Two or three bedrooms, a two-car garage, a covered patio, and a lot sized for low maintenance rather than a pool, though the larger plans in Sun City Anthem, Siena and the Summerlin West communities do come with pools and casitas. The older communities, Sun City Summerlin and Sun City MacDonald Ranch, were built in the 1990s, so the inventory ranges from fully updated to fully original, and the original ones need the same inspection as any 30-year-old home: roof, HVAC, water heater, windows and, in some cases, polybutylene plumbing.

A lot of 55+ resale inventory comes to market through estates and trusts, which changes the transaction. Disclosures are thinner because the sellers never lived there, decisions take longer because there may be several signatures, and the homes are often sold as-is. We have closed a lot of these and we know how to keep them moving.

Which 55+ community is right for you?

Start with three questions. Do you want a big community with a lot going on, or a small one where you know your neighbors? Sun City Summerlin and Sun City Anthem are cities within cities. Solera at Anthem, Regency, Trilogy and Heritage at Cadence are a few hundred homes each. Do you want a staffed gate? Siena, Solera at Anthem, Regency and Solera at Stallion Mountain have one; the big Sun Cities do not. And do you want new, or do you want established? Del Webb at North Ranch, Heritage at Cadence and the Summerlin West communities were still selling new homes when we wrote this. Everything else is resale, which means mature landscaping and a known HOA track record, and often a lower price.

Then think about where you will actually drive. Sun City Anthem and Solera sit in the Henderson foothills, a few degrees cooler in the evening and close to the airport side of the valley. Sun City Summerlin is next to Red Rock and Downtown Summerlin. Sun City Aliante and North Ranch are the value plays, farther from the center. Solera at Stallion Mountain is closest to the Strip and the least expensive. We will tell you which fits, and we will tell you if one does not.

What do we check before you write on a 55+ home?

The age policy and your household. Before anything else, because it decides whether you can buy at all.

The HOA package. Budget, reserve study, dues history, litigation and the minutes. A 55+ association with four rec centers has a lot of buildings to maintain, and the reserve study tells you whether the dues are keeping up or a special assessment is coming.

Rental rules. Most 55+ communities restrict leasing, some require minimum terms of a year, and the tenant has to meet the age rules too. If you are buying to rent, say so first.

Assessments. Heritage at Cadence sits in a community with a special improvement district on the tax bill. The others generally do not, but we check every parcel.

The house. Age of the roof and HVAC, the water heater, the windows, the plumbing type, and whether the updates the listing brags about were permitted. On an estate sale, we assume nothing and inspect everything.

Las Vegas 55+ community FAQ

Can someone under 55 live in a 55+ community?

Usually yes, as long as at least one permanent resident is 55 or older and the other residents meet the community's minimum age, which the HOA sets. The exact rules vary by community and we confirm them in writing before you write an offer.

Can I buy a 55+ home as an investment and rent it out?

Sometimes, with restrictions. Expect minimum lease terms, age rules that apply to the tenant, and in some communities a cap on the number of rentals. Short-term rentals are prohibited across the board.

Are there 55+ condos or townhomes in Las Vegas?

Yes. Sun City Summerlin, Sun City Anthem and Siena all have attached and condo sections, and they are where the lowest-priced 55+ listings in those communities sit. The HOA structure is different, usually a sub-association on top of the master, so the dues need a second look.

Are new 55+ homes still being built in Las Vegas?

At the time of writing, in Summerlin West, at Heritage at Cadence in Henderson, and at Del Webb North Ranch in North Las Vegas. Builder inventory changes monthly and much of it is not in the MLS, so ask us for the current list.

Which is the least expensive 55+ community in Las Vegas?

Solera at Stallion Mountain on the east side, followed by the attached sections of Sun City Summerlin and Sun City Aliante, when we pulled the numbers. Prices move, so treat that as a starting point and ask us for the current range.

Keep exploring

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