55+ Communities in Las Vegas
Active adult living in the Las Vegas Valley.
Sun City, Trilogy, and other 55+ communities offer resort-quality amenities, low-maintenance homes, and a lifestyle built for the next chapter.
Las Vegas 55+ communities offer strong value compared with many coastal retirement markets — resort amenities at a fraction of coastal prices, with no Nevada state income tax.
Current market snapshot · Q1 2026
Five reasons active adults choose Las Vegas.
Beyond the golf and weather, Las Vegas offers a rare combination of resort-quality amenities, low tax burden, and home prices that remain well below comparable retirement markets. Here is what drives the decision for most buyers.
Golf and year-round outdoor access.
Sun City communities are built around championship golf, walking and biking trails, and outdoor recreation in Las Vegas's mild climate. Most courses are walkable from home.
Social clubs and organized activities.
From pickleball to woodworking to travel groups — these communities run 50–100+ resident clubs. The social infrastructure is a primary draw for most buyers.
Low-maintenance living.
HOA fees cover landscaping, exterior maintenance, and amenity upkeep. Less time on home maintenance means more time on the lifestyle that drew you here.
Security and access control.
Most 55+ communities in Las Vegas are gated or staffed-entrance with security patrols and emergency services designed for an active adult population.
No state income tax and lower cost of living.
Nevada has no personal income tax. Combined with Las Vegas home prices — which remain well below coastal markets — the financial case is strong for retirees relocating from California, Arizona, or the Northeast.
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Live listings from Las Vegas age-qualified communities — Sun City Summerlin, Sun City Anthem, Sun City Aliante, Sun City MacDonald Ranch, Solera, Siena, and Ardiente — straight from the Las Vegas MLS.
The four major active adult communities.
Each community has a different size, price point, and personality. Here is the breakdown.
Sun City Summerlin
Northwest Las Vegas
Three recreation centers, two golf courses, and 100+ resident clubs. Established in 1989 — one of the largest and most recognized active adult communities in Nevada.
Sun City Aliante
North Las Vegas
Full recreation center, pools, and trail access in the north valley. The most affordable of the major Sun City communities — a strong value play for budget-conscious buyers.
Sun City Anthem
Henderson
71,000 sq ft Anthem Center with indoor and outdoor pools, golf, billiards, and a performing arts theater. Adjacent to Henderson's top-rated dining, retail, and medical services.
Trilogy by Shea Homes
Summerlin / Southeast LV
Boutique upscale lifestyle with resort pools, a wine lounge, and golf access. Smaller and more intimate than the Sun City communities — higher price point with a premium feel.
Price ranges and HOA fees are approximate and subject to change. Based on community information and active listing data · Q1/Q2 2026. Contact us for current availability and accurate figures.
Every other 55+ community in Las Vegas.
The four above are the largest, but the valley has roughly twenty age-restricted communities — one of the biggest concentrations in the western United States. Here is the rest of the field, by area.
Sun City MacDonald Ranch
Henderson · Del Webb
Smaller and centrally located in Henderson, close to the 215 and Green Valley amenities.
Siena
Summerlin · Sun Colony
Guard-gated with its own golf course and lakeside setting — the valley's top price tier for 55+.
Solera at Anthem
Henderson · Del Webb
Compact Anthem-area community with its own clubhouse, separate from Sun City Anthem.
Solera at Stallion Mountain
East Las Vegas · Del Webb
East-valley option built around a golf course, closer to the airport and the Strip.
Ardiente
North Las Vegas · Shea Homes
Typically the valley's lowest entry price for age-restricted resort amenities.
Del Webb at North Ranch
North Las Vegas · Del Webb
Newer north-valley construction — more current floor plans than the established Sun Cities.
Heritage at Cadence
Henderson · Lennar
Age-restricted enclave inside the larger Cadence master plan, so you get new-build with a full master-plan around it.
Del Webb at Lake Las Vegas
Henderson · Del Webb
Waterfront setting on the far southeast side, near the Lake Las Vegas resort corridor.
Trilogy at Sunstone
Northwest Las Vegas · Shea Homes
One of the newest active-adult communities in the valley, on the growing northwest edge.
Regency at Summerlin
Summerlin · Toll Brothers
Upper-tier Summerlin option with Red Rock access and a smaller resident count.
Pricing and HOA figures move constantly across these communities, so they are not published here. Ask and you will get current numbers pulled from the MLS for the specific communities you are weighing.
Who can actually live in a 55+ community.
This is the detail buyers most often get wrong, and it is federal law rather than a rule each community invents — the Housing for Older Persons Act of 1995.
The 80/20 rule
Federal law (HOPA, 1995) lets a community restrict by age if at least 80% of occupied homes have one resident aged 55 or older. The other 20% is discretionary — which is why the rules differ from one community to the next rather than being uniform across the valley.
A younger spouse is usually fine
Because only one occupant has to meet the age requirement in most communities, a 55-year-old buyer with a 51-year-old spouse is typically eligible. Some communities set a floor for the second occupant, so this is worth confirming in writing before you write an offer.
Communities can be stricter than the law
HOPA sets a floor, not a ceiling. A community may require 100% of homes to have a 55+ occupant, or set a higher age. Two communities a mile apart can have genuinely different rules.
Guests, grandchildren, and adult children
Nearly every community allows visits, but they cap how long someone under the age minimum can stay — commonly measured in weeks per year. If an adult child or grandchild may live with you, read that provision before you buy, not after.
What the HOA fee actually covers.
In Las Vegas 55+ communities, the HOA fee is not just an administrative charge — it funds the entire lifestyle infrastructure. Access to every recreation center, pool, fitness facility, and club is typically included.
Before submitting an offer, we recommend reviewing the full HOA document package: CC&Rs, reserve study, current financials, and pet and rental restrictions. We help buyers navigate this before making a decision.
55+ communities in Las Vegas, answered.
The questions we field most often from buyers weighing an active adult move to the valley.
How many 55+ communities are there in Las Vegas?
The Las Vegas Valley has roughly twenty age-restricted communities, spread across Summerlin, Henderson, North Las Vegas, and the east valley. It is one of the largest concentrations of active adult housing in the western United States, which is why the choice is genuinely wide here compared with most metros.
What is the largest 55+ community in Las Vegas?
Sun City Summerlin, with roughly 7,800 homes, followed closely by Sun City Anthem in Henderson at around 7,100. Both are Del Webb communities with multiple recreation centers and golf.
Do you have to be 55 to live in a 55+ community?
Not necessarily. Under the federal Housing for Older Persons Act, at least 80% of occupied homes need one resident aged 55 or older, so most communities allow a younger spouse. Individual communities may set stricter rules, so confirm the specific policy before making an offer.
What do HOA fees cover in a Las Vegas 55+ community?
Typically recreation centers, common-area landscaping, security or gate staffing, and a reserve fund for future capital repairs. Some neighborhoods also sit inside a sub-association with a second fee on top, which is a common surprise for buyers comparing communities on the headline number alone.
Which Las Vegas 55+ community is the most affordable?
Entry pricing is generally lowest in the north valley — Ardiente and Sun City Aliante — and highest in Summerlin at Siena and Regency. Pricing moves constantly, so ask for a current comparison rather than relying on a published range.
Is Las Vegas a good place to retire?
Nevada has no state income tax, which matters for retirees drawing on retirement accounts, and home prices sit well below California and much of the coastal market. The tradeoffs are summer heat and a valley that varies a lot by area, which is exactly why picking the right community matters more here than the city-level decision.
Start with the right area, plan, and timing.
Tell us where you are in the process, and ViewVegasNow will help you compare communities, understand the market, and decide what to do next.