HOA dues & what they cover
Dues fund recreation centers, pools, fitness, and common areas; some also cover front-yard landscaping, security patrols, or a guard gate. Compare what’s included, not just the monthly number.
Active Adult Living
55+ Communities in Las Vegas & Henderson: A Buyer’s Guide
Sun City Summerlin to Del Webb at North Ranch — where the valley’s age-qualified communities are, how the 55+ rules work, and what to compare before you buy.
Quick answer
The Las Vegas Valley’s best-known 55+ communities are Sun City Summerlin and Siena in Summerlin; Sun City Anthem, Solera at Anthem, Sun City MacDonald Ranch, Heritage at Cadence, and Del Webb at Lake Las Vegas in Henderson; and Sun City Aliante and Del Webb at North Ranch in North Las Vegas. Newer construction includes Trilogy, Regency at Summerlin, and Heritage at Stonebridge. Most are age-qualified under the federal Housing for Older Persons Act, which generally requires at least 80% of occupied homes to have a resident 55 or older; each HOA sets its own rules on younger residents and guests. Milvado Realty helps buyers compare communities, HOA dues, and resale versus new construction.
By Moshe Botnick, Broker · Updated October 2026
By Area
The Valley’s Major 55+ Communities
Grouped by part of town. Amenities, dues, and age rules vary by community — we pull the current CC&Rs and HOA budget for any home you’re serious about.
| Community | Area | What to know |
|---|---|---|
| Sun City Summerlin | Summerlin (northwest) | The valley’s original large Del Webb active adult community: golf, multiple recreation centers, and established single-story homes. |
| Siena | Summerlin | A gated, age-qualified community built around its own golf course, with a smaller-neighborhood feel. |
| Trilogy in Summerlin | Summerlin | Newer construction by Shea Homes with a resort-style clubhouse. |
| Regency at Summerlin | Summerlin | Toll Brothers’ 55+ community with newer, design-forward homes. |
| Heritage at Stonebridge | Summerlin | Lennar’s 55+ neighborhood within Summerlin’s Stonebridge village. |
| Sun City Anthem | Henderson | One of the valley’s largest 55+ communities, set in the Anthem foothills with views and extensive amenities. |
| Solera at Anthem | Henderson | A smaller active adult community next to Sun City Anthem. |
| Sun City MacDonald Ranch | Henderson | A compact, established Del Webb community in Henderson’s foothills. |
| Heritage at Cadence | Henderson | Lennar’s 55+ neighborhood inside the Cadence master plan. |
| Del Webb at Lake Las Vegas | Henderson | Newer Del Webb construction near Lake Las Vegas. |
| Sun City Aliante | North Las Vegas | A Del Webb community within the Aliante master plan, near its golf course and parks. |
| Del Webb at North Ranch | North Las Vegas | Newer Del Webb construction in the northern valley, often at lower price points than Summerlin or Henderson. |
Area guides: Summerlin · Henderson · Anthem · Aliante · Lake Las Vegas · North Las Vegas
The Rules
How 55+ Age Rules Actually Work
It’s a federal exemption, not a blanket ban. Fair housing law generally prohibits discrimination based on familial status, but the Housing for Older Persons Act (HOPA) lets a community operate as “55 or older” housing if at least 80% of occupied homes have at least one resident aged 55 or older, the community publishes and follows policies showing that intent, and it verifies residents’ ages.
The other 20% is up to the HOA. Because the law only requires 80%, each association decides how to use the remainder. Many allow a younger spouse or partner to live with a qualifying resident; many restrict permanent residents under 19; most set limits on how long younger guests may stay. These rules live in the community’s CC&Rs, not in the listing.
You don’t have to be retired. Eligibility is about age, not employment, and plenty of buyers still work. What matters is that a qualifying resident will actually live in the home.
Read the documents before you’re committed. Nevada law gives buyers a review window for the HOA resale package. We read the age, guest, rental, and pet provisions with you so there are no surprises after closing.
Compare Smart
What to Weigh Before You Buy
Resale vs. new construction
Established communities offer mature landscaping and lower prices per square foot; newer Del Webb, Trilogy, and Heritage neighborhoods offer builder warranties and modern layouts. Bring your own agent to the builder — here’s why →
Single-story layout & lot
Most 55+ homes are single-story. Check doorway widths, step-free entries, walk-in showers, and how much yard you actually want to maintain in the desert heat.
Location & daily life
Think about drive times to doctors, family, the airport, and the Strip. Summerlin, Henderson, and North Las Vegas each feel different — we’ll tour the options side by side.
Special assessments in newer areas
Some newer neighborhoods carry a special improvement district (SID/LID) assessment on top of property taxes. It shows up in the closing figures — see our closing costs guide →
Golf and club memberships
In some communities golf is a separate fee or membership. If you won’t play, don’t pay a premium for a fairway lot; if you will, price the membership in.
Relocating?
Why So Many Retirees Choose Las Vegas
Nevada has no state income tax, so pensions, retirement-account withdrawals, and Social Security aren’t taxed by the state. Owner-occupied primary residences also get a 3% cap on annual property-tax increases under Nevada’s abatement law. Add mild winters, a major airport, and golf year-round, and the appeal is easy to see.
If you’re selling a home elsewhere to buy here, we can coordinate both closings — see selling and buying at the same time and our relocation guide.
- Side-by-side community tours, in person or by video
- HOA dues, CC&Rs, and age rules reviewed with you
- Representation at the builder’s sales office
- Coordinated sale of your current home
55+ FAQ
Questions About 55+ Communities
The most popular include Sun City Summerlin, Siena, Trilogy, Regency, and Heritage at Stonebridge in Summerlin; Sun City Anthem, Solera at Anthem, Sun City MacDonald Ranch, Heritage at Cadence, and Del Webb at Lake Las Vegas in Henderson; and Sun City Aliante and Del Webb at North Ranch in North Las Vegas. The best fit depends on your budget, the amenities you’ll actually use, and where family and doctors are.
Often, yes, within limits. Federal law requires at least 80% of occupied homes to have a resident 55 or older, so many associations allow a younger spouse or partner to live with a qualifying resident. Many also restrict permanent residents under 19 and limit guest stays. The rules are in each community’s CC&Rs, which we review with you before you commit.
Yes. Henderson has several, including Sun City Anthem, Solera at Anthem, Sun City MacDonald Ranch, Heritage at Cadence, and Del Webb at Lake Las Vegas.
No. Eligibility is based on age, not employment. Many buyers in Las Vegas 55+ communities still work full or part time.
Typically the recreation centers, pools, fitness facilities, clubs, and common-area upkeep. Depending on the community, dues may also cover front-yard landscaping, security patrols, or a guard gate. Golf is sometimes a separate fee. We compare what each community’s dues include before you choose.
Yes, as long as your agent is registered with the builder at your first visit. The builder’s sales staff represent the builder; your own agent represents you, typically at no added cost to you.
Sources
Verify the Rules Yourself
55+ Living
Find the community that fits how you want to live.
Tell us your budget, must-haves, and timeline — we’ll line up the right communities and homes.