Your agent is incentivized to close. Your community tour guide is employed by the community. Nobody in the buying process has an inherent interest in surfacing the questions that might slow down or derail a purchase. Here are the 23 questions we'd ask before signing anything.
An underfunded HOA is the most common hidden problem in 55+ communities. These questions take 30 minutes to research but could save you from a $5,000–$15,000 special assessment.
Nevada law requires HOA reserve studies. Below 70% funding is a yellow flag; below 50% is a red flag that a special assessment is likely.
History of special assessments predicts future ones. One-time roof/infrastructure repairs are acceptable; recurring assessments signal chronic underfunding.
Average annual increases of 2–4% are normal. Anything above 5% annually suggests underfunding being corrected over time.
Disclosed by law in Nevada. Litigation against developers or contractors is less concerning than homeowner-vs-HOA disputes, which indicate governance problems.
55+ communities must meet HUD's Housing for Older Persons Act (HOPA) requirements. If they fall out of compliance, they lose legal 55+ status.
Must be at least 80% to qualify as 55+. Communities near this threshold are vulnerable to losing their protected status.
Most communities allow visits (typically 30–60 days/year) but prohibit permanent residency of minors. Clarify the specific policy before buying if this matters.
Minimum rental terms (often 6 months or 1 year), age verification requirements for tenants, and approval processes vary significantly. Short-term rentals (Airbnb) are almost universally prohibited.
In Sun City Summerlin's 7,700-home community, sections near Summerlin Parkway have meaningfully more traffic than interior sections. Visit at rush hour.
At Sun City Summerlin, which of the 4 centers you're near shapes your daily community life. Know which one before you buy.
Desert electricity bills vary significantly by home size, orientation, and insulation quality. A south-facing home with poor insulation can run $400+/month in summer.
HVAC systems in Las Vegas work harder than anywhere in the country. An aging system in a Summerlin home can fail in August — a serious health issue, not just a comfort one.
In virtually every Las Vegas 55+ community with golf, the HOA fee does NOT include golf. Membership or per-round rates are additional. Get the specific numbers.
At Revere Golf Club (Sun City Anthem), it's semi-public. Weekend morning prime times can be competitive. Know the booking system before buying specifically for golf.
Community brochures list 80+ clubs. Reality is that some are thriving and some have 4 members. Ask the activities director which clubs have the most active participation.
Rec center renovations close pools and fitness centers for months. Assessment for pool resurfacing or HVAC replacement may be forthcoming. Ask.
Even if you don't plan to rent, HOA enforcement (or lack thereof) of rental policies affects the character of the community. High investor/rental concentration in any section changes the neighborhood feel.
Nevada's effective rate is low (0.5–0.7%) but actual dollar amounts vary by assessed value. Get the specific number for the home you're buying, not a market average.
Buying a Las Vegas home doesn't automatically change your tax domicile. California, New York, and other high-tax states require active domicile-change steps. Plan this before closing if tax savings are part of your rationale.
Many buyers visit in February or October. Summer is when 20% of buyers regret their purchase. Spend a week in August before signing if possible.
Community tours feature enthusiastic volunteers. Stand outside the rec center and talk to people walking in. The candid feedback is different from the organized tour feedback.
At Sun City Summerlin, eastern sections are closer to Summerlin Hospital than western sections. Know your specific drive time, not the community average.
55+ communities allow the surviving spouse to remain even if under 55. Understand the specific community's policy on this before buying as a couple.
The best insurance is buying in a community with strong resale liquidity. Sun City Summerlin and Sun City Anthem have strong secondary markets. Smaller or less-established communities may be harder to exit quickly at full value.