55+ Communities in Henderson NV: 2026 Guide

Henderson has five significant 55+ communities, and they are not interchangeable. As of July 29, 2026, median list prices ranged from $432,200 at Solera at Anthem to $699,000 at Del Webb at Lake Las Vegas, with monthly HOA dues spanning roughly $75 to $353 plus assessments (Source: RetireBetterNow · July 2026). Sun City Anthem is the largest and most liquid, with 107 homes listed. Sun City MacDonald Ranch is the closest to Green Valley shopping and the cheapest to carry. Heritage at Cadence is the newest and the only guard-gated option under $600K. Del Webb at Lake Las Vegas is the smallest and the most expensive. Which one fits depends far more on carrying cost and location than on the amenity brochures.

Henderson's 55+ Communities at a Glance

Every number in this table came from the same source on the same day, so the comparison is apples to apples:

Source: RetireBetterNow · July 29, 2026. Sun City Anthem HOA range as of April 2025.

For context, the Southern Nevada median price for existing single-family homes held at $490,000 in June 2026, matching the all-time high set in May and up 1% year over year (Source: Las Vegas REALTORS via Las Vegas Sun · July 2026). Two of Henderson's five 55+ communities trade below that valley median — a useful fact if you are arriving from California or Washington and expecting a premium for age-restricted living.

Sun City Anthem — Size, Views, and Real Inventory

Sun City Anthem sits high on the southeast ridge off Anthem Parkway, and the elevation is the point: Strip and valley views from a large share of homesites. Del Webb built roughly 7,144 resale homes here between 2000 and 2008, across 23 villages and 33 floor plans ranging from about 1,200 to over 3,100 square feet (Source: RetireBetterNow · July 2026). The 77,000-square-foot Anthem Center anchors three clubhouses totaling more than 130,000 square feet of amenity space, with over 50 clubs and interest groups.

The practical advantage is inventory. With 107 active listings on a single day in late July, a buyer here can actually shop floor plans, view corridors, and price tiers in the same week — something the smaller communities cannot offer. The tradeoff is HOA complexity: dues run from roughly $446 per quarter for single-family homes up to $1,384 per quarter in certain duplex villages, so two homes on the same street can carry very different monthly costs. Always price the specific village, not the community. If you are weighing Anthem against its west-valley sibling, we broke that decision down in Sun City Summerlin vs Sun City Anthem.

Sun City MacDonald Ranch — The Low-Carry Option

Tucked off West Horizon Ridge Parkway in the Henderson foothills, Sun City MacDonald Ranch is 2,513 single-story homes built between 1996 and 2001 — 2,131 single-family homes and 382 duplex-style villas, sized from about 1,020 to 2,027 square feet (Source: RetireBetterNow · July 2026). The community centers on a 36,000-square-foot clubhouse, the Desert Willow par-60 golf course, The Willows restaurant, and more than nine miles of trails.

Its real differentiator is the HOA: roughly $75 per month. Over a ten-year hold, the gap between MacDonald Ranch and Del Webb at Lake Las Vegas dues exceeds $40,000 — money that never shows up in a listing price comparison. In July 2026 the community carried 35 listings at a $443,888 median and $309.49 per square foot. Location helps too: it is the shortest drive of the five to the Green Valley Parkway retail spine and the 215 Beltway.

Solera at Anthem — Entry Price, With One Caveat

Solera at Anthem is about 1,822 single-story Del Webb homes built between 2003 and 2008, running 1,140 to 1,771-plus square feet with two-car garages and a 24,000-square-foot clubhouse (Source: RetireBetterNow · July 2026). At a $432,200 median list price and roughly $96 per month in dues, it is the lowest total-cost entry into Henderson's 55+ market.

The caveat buyers routinely get wrong: Solera itself is not gated. It sits inside the broader Anthem master plan, which is a different thing from a staffed entry. Several agent sites imply otherwise. If a guard gate is on your must-have list, Solera is out — verify access control at the specific community, not the master plan.

Heritage at Cadence — Newest Product, Guard-Gated

Lennar's Heritage at Cadence began delivering in 2015 inside the Cadence master plan off East Lake Mead Parkway, and will total roughly 980 homes at build-out across five collections — Duets, Courtyards, Symphony, Chorus, and Encore — from 1,100 to 2,800-plus square feet (Source: RetireBetterNow · July 2026). It is guard-gated, with a 22,000-square-foot clubhouse, indoor lap pool, onsite café, and dog park.

On July 29, 2026 it listed a $563,700 median with homes from $410,000 to $739,900. Dues run about $175 per month plus a Cadence Master Association fee of roughly $225 per quarter — so budget closer to $250 monthly, not $175. This is the only Henderson 55+ community pairing 2015-and-newer construction with a staffed gate under $600K. Cadence's broader trajectory is worth understanding before you buy in; we covered it in the Cadence Henderson neighborhood guide.

Del Webb at Lake Las Vegas — Small, Premium, Slow

The smallest of the five: 461 homes planned on 125 acres of Mediterranean-style single-story product, 1,579 to 2,736-plus square feet, gated, with a roughly 10,000-square-foot clubhouse (Source: RetireBetterNow · July 2026). At a $699,000 median and $372.88 per square foot, it is the price ceiling for age-restricted Henderson.

Note the 103-day average days on market — the longest of any community here, and roughly 60% longer than Sun City Anthem. Thin inventory, a premium price point, and a resort-adjacent location produce a slower market, which cuts both ways: fewer choices, but more negotiating leverage on the homes that are sitting. Carrying cost is the highest of the five once the approximately $85 monthly Local Improvement District assessment is added to $353 in dues.

The Fees Nobody Puts in the Listing

Three costs consistently surprise buyers moving into Henderson 55+ product:

• Sub-association dues. MacDonald Ranch townhome owners and certain Sun City Anthem duplex villages pay well above the headline number.
• Master association fees. Heritage at Cadence residents pay both the Heritage sub-association and the Cadence master assessment.
• Local Improvement District assessments. Del Webb at Lake Las Vegas carries an LID charge of roughly $85 per month that varies by parcel and is not an HOA fee at all — it is infrastructure debt attached to the property.

Ask for twelve months of actual statements, not a quoted rate. On a $450,000 purchase, a $200 monthly difference in carrying cost changes qualification math more than a quarter-point rate move.

Taxes and Healthcare — Why Retirees Keep Choosing Henderson

Nevada levies no state income tax, so pensions, 401(k) and IRA withdrawals, and Social Security benefits go untaxed at the state level, and annual property tax increases on a primary residence are capped at 3% (Source: SmartAsset 2026). For a household drawing $90,000 a year in retirement income, that is a five-figure annual difference against California or Oregon.

Healthcare access is the other quiet driver. Dignity Health St. Rose Dominican's Siena campus sits roughly a ten-minute drive from Sun City Anthem, with Henderson Hospital about fifteen minutes out (Source: Rose Homes LV 2026). MacDonald Ranch is closer still to the Siena campus. For buyers relocating in their late sixties and planning to age in place, drive time to a full-service emergency department belongs on the same list as the pickleball court count.

Frequently Asked Questions

What are the main 55+ communities in Henderson, NV? Five dominate the market: Sun City Anthem (roughly 7,144 resale homes), Sun City MacDonald Ranch (2,513 homes), Solera at Anthem (about 1,822 homes), Heritage at Cadence (about 980 homes at build-out), and Del Webb at Lake Las Vegas (461 homes planned). Sun City Anthem is by far the largest and has the deepest inventory at any given moment.

How much do homes cost in Henderson 55+ communities? As of July 29, 2026, median list prices ran from $432,200 at Solera at Anthem to $699,000 at Del Webb at Lake Las Vegas, with Sun City MacDonald Ranch at $443,888, Heritage at Cadence at $563,700, and Sun City Anthem at $569,900 (Source: RetireBetterNow · July 2026). Solera and MacDonald Ranch are the entry points; Del Webb at Lake Las Vegas is the premium tier.

Which Henderson 55+ community has the lowest HOA fees? Sun City MacDonald Ranch, at roughly $75 per month, and Solera at Anthem, at roughly $96 per month. Del Webb at Lake Las Vegas is the highest at about $353 per month plus an approximately $85 monthly Local Improvement District assessment (Source: RetireBetterNow · July 2026).

Is Henderson a good place to retire in 2026? Yes, largely because of taxes and healthcare access. Nevada has no state income tax, so pensions, 401(k) withdrawals, IRA distributions, and Social Security are untaxed at the state level, and property tax increases on an owner-occupied home are capped at 3% per year (Source: SmartAsset 2026). Dignity Health St. Rose Dominican's Siena campus and Henderson Hospital both sit inside the city.

Which Henderson 55+ communities are guard-gated? Heritage at Cadence is guard-gated, and Del Webb at Lake Las Vegas has a gated entry. Solera at Anthem is not gated on its own — it sits inside the larger Anthem master plan (Source: RetireBetterNow · July 2026). If controlled access is a requirement, that narrows the field quickly.

How long do Henderson 55+ homes take to sell? Average days on market as of July 29, 2026 ran 64 days at Sun City Anthem, 68 at Solera at Anthem, and 103 at Del Webb at Lake Las Vegas (Source: RetireBetterNow · July 2026). Buyers have real negotiating room in the smaller, higher-priced communities where listings sit longest.

Want the valley-wide picture, including Summerlin and North Las Vegas options? Start with our Las Vegas 55+ communities guide, then narrow by carrying cost.

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