Las Vegas 55+ Communities: 2026 Active Adult Guide

Las Vegas is home to more than a dozen age-restricted 55+ communities, from guard-gated luxury enclaves in Summerlin to affordable Del Webb neighborhoods in North Las Vegas. With no state income tax, a valley median home price of roughly $472,000 (Source: GLVAR · June 2026), and 294 days of sunshine, Southern Nevada has become one of the top retirement destinations in the country. Here's how the major communities compare — with real prices, HOA costs, and the amenities that actually matter.

Sun City Summerlin — The Flagship

Sun City Summerlin is the largest 55+ community in the Las Vegas Valley, with over 7,700 homes across 2,400 acres along the western edge of Summerlin. Built by Del Webb between 1989 and 2002, it anchors the foothills below Red Rock Canyon and sits minutes from Downtown Summerlin's dining and retail.

• Price range: $300,000–$700,000+ · Median approximately $499,000 (Source: Las Vegas MLS · May 2026)
• HOA: ~$230/month (master association $2,762/year) — covers three golf courses, four recreation centers, pools, fitness, and 80+ chartered clubs
• NORA fee: $5,000 one-time at closing (New Owner Reserve Account, negotiable between buyer and seller)
• Guard-gated: No (staffed entry points but not fully gated)
• Best for: Active retirees who want maximum programming, included golf, and established community culture

The three included golf courses alone represent significant annual value — a golfer playing three rounds per week would pay $30,000–$45,000 annually at comparable public courses. Four clubhouses host everything from ceramics and woodworking to pickleball leagues and live entertainment.

Sun City Anthem — Henderson's Premier 55+ Community

Sun City Anthem sits on elevated terrain in Henderson, offering panoramic views of the Las Vegas Strip and the surrounding mountains. With over 7,100 homes and three expansive clubhouses, it rivals Sun City Summerlin in scale while benefiting from Henderson's consistently high safety rankings.

• Price range: $350,000–$800,000+
• HOA: $135–$245/month (varies by village and home type; single-family ~$446/quarter, duplex villages up to $1,384/quarter)
• Guard-gated: Partial (controlled access at main entries)
• Best for: Retirees who want Henderson's walkability, Strip views, and a strong social calendar with 50+ clubs

Anthem's Freedom Hall theater hosts live performances and community events. The community also offers indoor and outdoor pools, a walking track, spa, tennis and pickleball courts, bocce, and specialty rooms for ceramics, woodworking, sewing, and arts.

Siena — Guard-Gated Luxury in Summerlin

Siena is a guard-gated, age-restricted community of approximately 1,800 homes built around a private golf course and lake in western Summerlin. Italian-inspired architecture, mature landscaping, and the Siena Bistro overlooking the fairways give it a distinctly resort-level feel.

• Price range: $400,000–$850,000+ (luxury estates to $2.8M)
• HOA: $275–$400/month — includes private golf course access, clubhouse, fitness, pools, and gated security
• Guard-gated: Yes (24/7 staffed gate)
• Best for: Affluent downsizers and out-of-state retirees who want privacy, golf, and a smaller, quieter community

Siena's guard-gated status makes it one of only a handful of fully secured 55+ communities in the valley. The smaller footprint (vs. 7,000+ homes at the Sun Cities) means tighter social connections and less crowded amenities.

Sun City Aliante — The Affordable Del Webb Option

Sun City Aliante in North Las Vegas is the most budget-friendly Del Webb community in the valley, with approximately 2,700 homes. It offers the full Del Webb amenity package — golf, fitness, pools, clubs — at a lower entry point than its Summerlin and Henderson counterparts.

• Price range: $275,000–$500,000
• HOA: ~$139/month — includes golf course, recreation center, fitness, pools, and community programming
• Guard-gated: No
• Best for: Budget-conscious retirees who want Del Webb quality and included golf without the Summerlin/Henderson price premium

The trade-off is location — North Las Vegas is farther from the Strip and Summerlin's retail, though the Aliante Casino and Hotel is adjacent and the 215 Beltway connects to the rest of the valley.

Ardiente — Newer and Boutique in North Las Vegas

Ardiente is a smaller, newer 55+ community in North Las Vegas with a more intimate feel than the sprawling Sun City developments. Built by Taylor Morrison starting in 2016, it offers modern floor plans with contemporary finishes.

• Price range: $300,000–$480,000
• HOA: $100–$280/month (varies by home type)
• Guard-gated: No
• Best for: Active adults who want newer construction, modern design, and a smaller-community atmosphere without paying Summerlin prices

Ardiente's clubhouse includes a fitness center, resort-style pool, bocce courts, and event spaces. Golf is not included — nearby public courses like Aliante Golf Club serve the community.

Solera at Anthem — Compact Henderson Living

Solera at Anthem is a smaller 55+ community of approximately 1,200 homes in the Anthem area of Henderson, offering a more intimate alternative to Sun City Anthem just down the road.

• Price range: $350,000–$550,000
• HOA: $150–$200/month
• Guard-gated: No
• Best for: Retirees who want Henderson's east-side location and Anthem's access corridors without the scale (or HOA complexity) of Sun City Anthem

Del Webb at Lake Las Vegas — Waterfront Retirement

Del Webb at Lake Las Vegas is an upscale 55+ community set along the shores of the 320-acre Lake Las Vegas in Henderson. Walking trails loop the lake, and Reflection Bay Golf Club sits adjacent.

• Price range: $450,000–$750,000+
• HOA: $200–$350/month
• Guard-gated: Community-gated
• Best for: Retirees seeking a waterfront lifestyle, mountain backdrop, and a resort atmosphere distinct from the typical desert-suburban feel

How to Choose: What Actually Matters

Budget drives the decision. At $275K–$480K, Sun City Aliante and Ardiente are entry points. At $400K–$600K, Sun City Summerlin, Sun City Anthem, and Solera offer the broadest amenity packages. Above $600K, Siena and Del Webb at Lake Las Vegas deliver luxury and exclusivity.

Golf access is a major cost differentiator. Communities that include golf in HOA dues (Sun City Summerlin, Sun City Anthem, Sun City Aliante, Siena) effectively bundle $20,000–$45,000 in annual value. If you don't golf, that bundled cost is embedded in your HOA regardless.

Guard-gated matters to some buyers. Only Siena offers full 24/7 guard-gated security among the major 55+ communities. Sun City Anthem has controlled access but is not fully gated. If privacy and controlled entry are priorities, the options narrow quickly.

Pets are welcome almost everywhere. Most Las Vegas 55+ communities allow dogs and cats — typically two per household — with breed and weight limits in the CC&Rs. Confirm your community's specific rules before buying, especially for larger breeds.

Nevada's Tax Advantage for Retirees

Nevada's zero state income tax means Social Security benefits, pension income, IRA/401(k) withdrawals, and investment gains are not taxed at the state level. For a retired couple earning $150,000 annually, that translates to roughly $12,000–$15,000 in annual savings compared to states like California (13.3% top rate) or Oregon (9.9%) (Source: Tax Foundation · 2026). Clark County's effective property tax rate of 0.55–0.85% (Source: Clark County Assessor · 2026) is also well below the national average of 1.1%.

Combined with the valley's median home price of approximately $472,000 — versus $790,000 in Seattle or $900,000+ in coastal California (Source: GLVAR · June 2026; Redfin · July 2026) — Las Vegas offers retirees more home, more amenities, and significantly lower ongoing costs.

Frequently Asked Questions

What are the best 55+ communities in Las Vegas? Sun City Summerlin and Sun City Anthem are the largest and most established, with 7,700+ and 7,100+ homes respectively. Siena offers guard-gated luxury with golf included. Sun City Aliante is the most affordable Del Webb option, and Ardiente provides a newer, smaller-community feel in North Las Vegas.

How much do HOA fees cost in Las Vegas 55+ communities? Monthly HOA fees range from about $100 at Ardiente to $400+ at Siena. Sun City Summerlin runs approximately $230/month, Sun City Anthem $135–$245/month, and Sun City Aliante about $139/month. Most fees cover fitness centers, pools, community programming, and common-area maintenance.

Do Las Vegas 55+ communities include golf? Sun City Summerlin includes three golf courses in HOA dues. Sun City Anthem and Sun City Aliante also include golf access. Siena wraps its private course into HOA fees. Ardiente and Solera at Anthem do not include golf but are near public courses.

Is Las Vegas a good place to retire in 2026? Yes. Nevada has no state income tax, meaning Social Security, pensions, and retirement withdrawals are not taxed at the state level. The valley median home price of $472,000 is well below coastal markets, and 294 days of sunshine support year-round outdoor living.

Are pets allowed in Las Vegas 55+ communities? Most Las Vegas 55+ communities allow pets with reasonable restrictions — typically two dogs or cats per household with breed and weight limits set by each community's CC&Rs. Sun City Summerlin, Sun City Anthem, and Ardiente all permit pets. Siena allows pets with guard-gate registration.

Whether you're downsizing from a larger home, relocating from out of state, or simply ready for a community built around your lifestyle, Las Vegas offers a 55+ option at every price point. Start exploring communities or search active listings to find the right fit.

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