55+ Communities in Summerlin NV: 2026 Guide

Summerlin has five age-qualified communities, and they are not variations on the same product. As of August 2, 2026, the median list price runs from $450,000 at Sun City Summerlin to $997,500 at Regency at Summerlin — and the gap in monthly HOA dues, from about $207 to about $598, is nearly as wide (Source: RetireBetterNow · August 2, 2026). Across all five, 222 homes were listed at a $530,000 median and 62 average days on market. Sun City Summerlin is the volume play and the fastest to resell. Siena is the guard-gated option with golf inside the walls. Regency, Trilogy, and Heritage at Stonebridge are the newer, smaller, more expensive builds. Here is what each actually costs to buy and to carry.

Summerlin's five 55+ communities at a glance

Every figure below was pulled the same day from the same source, so the columns are comparable to each other — something the "2026 estimate" tables on most competing guides can't claim.

Source: RetireBetterNow · August 2, 2026. For context, the median existing single-family home in Southern Nevada was $490,000 in June 2026, matching May's all-time high and up 1% year over year (Source: Las Vegas REALTORS via Las Vegas Sun · July 7, 2026).

Sun City Summerlin — the deepest inventory in the valley

Del Webb's flagship covers 2,530 acres with roughly 7,779 homes built from 1989 into the 2000s. It is not gated. What it has instead is scale: four clubhouses (Mountain Shadows, Desert Vista, Sun Shadows, and Pinnacle), three golf courses — Palm Valley, Eagle Crest, and Highland Falls — and more than 80 resident clubs.

Scale is also why it's the practical choice. With 162 homes listed and a 58-day average market time, it is the only Summerlin 55+ community where you get real selection and a predictable exit. Dues run about $207 a month, plus a roughly $5,000 New Owner Reserve Assessment due at closing (Source: RetireBetterNow · November 2025 fee data). If you're weighing it against its Henderson twin, we broke that down in Sun City Summerlin vs Sun City Anthem.

Siena — guard-gated, with the golf course inside

Siena sits on 667 acres in Summerlin South, built by Shea Homes from 2000 to 2006, with roughly 2,000 single-family homes and attached townhomes. It is guard-gated, and the amenity package is the strongest per dollar on this list: a 71,000-square-foot community center, a 16,000-square-foot fitness center, and the 18-hole Siena Golf Club with its own 15,000-square-foot clubhouse.

Homes run about 1,040 to 3,192 square feet. At a $699,000 median and $275 a month in dues, Siena is the middle of the market — and at 62 average days on market, it moves nearly as fast as Sun City despite costing $249,000 more.

Regency, Trilogy, and Heritage — the newer builds

Regency at Summerlin is Toll Brothers' guard-gated 448-home community in The Cliffs village, all single-story, 1,665 to 2,424 square feet, anchored by a 22,000-square-foot clubhouse. Dues are about $358 a month plus roughly $57 to the Summerlin master association. At $997,500, it is the top of the age-qualified market here.

Trilogy in Summerlin is Shea Homes' guard-gated community of about 354 attached condominium and townhome residences, started in 2017, from 1,538 to 2,915 square feet, built around the roughly 10,000-square-foot Outlook Club with its culinary studio. Dues are about $598 a month — the highest on this list, though attached-home dues typically cover more exterior maintenance.

Heritage at Stonebridge is Lennar's gated community in Summerlin West, under construction since 2021 toward 421 homes, with Red Rock Canyon as the backdrop. Homes run 1,232 to 2,873 square feet; dues are about $410 a month, of which roughly $350 goes to Heritage and $60 to Summerlin West. Note that it is a Lennar community — several guides misattribute it to Del Webb.

Why price per square foot flips the ranking

The sticker prices tell one story and the per-foot numbers tell another. Heritage at Stonebridge shows a $544,900 median — second-lowest on the list — but at $488 per square foot it is the second most expensive housing in Summerlin's 55+ market. The median looks affordable because the homes are small, not because the price is low. Sun City Summerlin, at $334 per square foot, buys roughly 46% more house per dollar.

Resale velocity moves the same direction. Sun City resells in 58 days and Siena in 62. Heritage sits 110 days, Trilogy 94, Regency 90 — partly because those communities are still selling new inventory that competes directly with resales. If there is any chance you'll sell within ten years, that spread matters more than a clubhouse tour will suggest.

Esplanade at Red Rock is not a 55+ community

Taylor Morrison opened Esplanade at Red Rock in Summerlin's La Madre Peaks village in July 2026 — 12 single-story floor plans from 1,569 to 3,406 square feet, priced from just under $700,000 to more than $1.6 million, with a clubhouse, resort pool, on-site restaurant and bar, pickleball, and a spa (Source: Las Vegas Review-Journal · July 10, 2026).

You will see it listed on several sites as a 55+ community. It isn't. The Review-Journal describes it as all-ages, and Taylor Morrison's own announcement positions Esplanade as a resort-lifestyle brand for "first-time, move-up, luxury and resort lifestyle homebuyers" with no age restriction (Source: Taylor Morrison investor release · 2025). It's a genuinely appealing community — just not an age-qualified one, which means no guarantee about who moves in next door.

The fees that aren't in the listing price

Three costs routinely surprise buyers here. First, the Summerlin master association fee — about $57 to $60 a month at Regency and Heritage — sits on top of the community dues, not inside them. Second, Sun City Summerlin's roughly $5,000 New Owner Reserve Assessment is due at closing and is not financeable. Third, golf is separate almost everywhere; Siena's course is public-access, and Sun City's three courses carry their own fees.

What you don't pay is state income tax. Nevada levies none, so Social Security, pension, IRA, and 401(k) withdrawals are untaxed at the state level, and there is no estate or inheritance tax (Source: SmartAsset · 2026). That's the arithmetic that moves most of our California and Washington clients — the same math we cover in Best Places to Retire in Las Vegas.

Comparing across the valley? Henderson's 55+ communities run lower on entry price and higher on new-build selection, and our valley-wide 55+ guide covers Aliante, Ardiente, and Lake Las Vegas. For everything else in the master plan, start with our Summerlin community guide.

Frequently Asked Questions

What are the 55+ communities in Summerlin, NV? Summerlin has five age-qualified communities: Sun City Summerlin, Siena, Regency at Summerlin, Trilogy in Summerlin, and Heritage at Stonebridge. Sun City Summerlin is by far the largest at roughly 7,779 homes; Trilogy is the smallest at about 354.

Which Summerlin 55+ community is the most affordable? Sun City Summerlin, at a $450,000 median list price and about $334 per square foot as of August 2, 2026. It is also the only one of the five where HOA dues run near $207 a month rather than $400–$600.

Is Esplanade at Red Rock a 55+ community? No. Esplanade at Red Rock, which opened in Summerlin's La Madre Peaks village in July 2026, is a resort-lifestyle community marketed to mature buyers but it is not age-restricted. Several listing sites describe it as 55+. It is not, so it should not be on your age-qualified shortlist.

How much are HOA fees in Summerlin's 55+ communities? Roughly $207 a month at Sun City Summerlin, $275 at Siena, $410 at Heritage at Stonebridge, $415 at Regency, and $598 at Trilogy. Most of the newer communities bill a Summerlin master association fee of about $57–$60 a month inside those totals.

Is Sun City Summerlin gated? No. Sun City Summerlin is an open, non-gated community across 2,530 acres. Siena, Regency at Summerlin, and Trilogy in Summerlin are guard-gated, and Heritage at Stonebridge is gated.

Do you have to be 55 to buy in a Summerlin 55+ community? At least one household member must be 55 or older. At Sun City Summerlin no permanent resident may be under 19. The exact rules vary by community, so confirm with the association before you write an offer.

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