HOA fees are the most-quoted and least-explained number in 55+ community marketing. A $200/month fee covering a single clubhouse and a $230/month fee covering four rec centers and three golf courses are not comparable — but they look identical on a listing. Here's exactly what each Las Vegas 55+ community HOA covers, what it doesn't, and what that fee will likely cost you in year 10.
| Community | Current HOA | Rec Centers | Golf Included? | Gate | Homes | Fee/Home/Year |
|---|---|---|---|---|---|---|
| Solera at Anthem | ~$200/mo | 1 | No | No | ~1,700 | $2,400 |
| Ardiente | ~$220/mo | 1 | No | Yes | 788 | $2,640 |
| Sun City MacDonald Ranch | ~$210/mo | 1 | No | No | ~2,000 | $2,520 |
| Sun City Anthem | ~$225/mo | 3 | No (Revere separate) | No | ~7,100 | $2,700 |
| Sun City Summerlin | ~$230/mo | 4 | No (3 courses separate) | No | ~7,700 | $2,760 |
| Del Webb Lake LV | ~$300/mo + ~$75 master | 1 | No | Yes | Varies | $4,500 |
| Siena | ~$350/mo | 1 | No (SC Golf separate) | Yes, guard 24/7 | ~2,000 | $4,200 |
| Trilogy Summerlin | ~$475/mo | 1 (premium) | No | Yes | 354 | $5,700 |
The Las Vegas 55+ market has averaged approximately 3% annual HOA increases over the past decade. Here's what today's fees become by 2036:
| Community | 2026 (Today) | 2028 | 2030 | 2033 | 2036 | 10-Yr Total |
|---|---|---|---|---|---|---|
| Solera at Anthem | $200 | $212 | $225 | $245 | $269 | $27,900 |
| MacDonald Ranch | $210 | $223 | $236 | $258 | $282 | $29,200 |
| Ardiente | $220 | $233 | $248 | $270 | $296 | $30,600 |
| Sun City Anthem | $225 | $239 | $253 | $276 | $302 | $31,300 |
| Sun City Summerlin | $230 | $244 | $259 | $282 | $309 | $31,900 |
| Del Webb Lake LV | $375* | $398 | $422 | $461 | $504 | $52,000 |
| Siena | $350 | $371 | $394 | $430 | $470 | $48,600 |
| Trilogy Summerlin | $475 | $504 | $534 | $583 | $638 | $65,900 |
The reserve fund is what the HOA saves for future major capital repairs — pool replastering, rec center HVAC replacement, roof repair, parking lot repaving. A healthy reserve fund (70%+ funded) means the HOA can handle major repairs without a special assessment. An underfunded reserve means you may get an unexpected bill for thousands of dollars.
| Community | Reserve Status (2026 est.) | Major Known Future Expenses | Special Assessment Risk |
|---|---|---|---|
| Sun City Summerlin | Adequately funded — large HOA collection base | Rec center HVAC cycles, pool equipment | Low — scale dilutes risk |
| Sun City Anthem | Adequately funded | Pinnacle center, Meridian HVAC | Low |
| Solera at Anthem | Adequate | Pool equipment, fitness equipment | Low |
| MacDonald Ranch | Adequate | Indoor pool systems, HVAC | Low |
| Siena | Verify — premium HOA supports reserves, guard gate costs are high | Guard gate operations, resort landscaping, golf course (if HOA-funded) | Moderate — verify current study |
| Del Webb Lake LV | Verify — layered HOA structure adds complexity | Lake infrastructure, resort village assessments | Moderate — verify both HOA and master plan |
| Ardiente | Verify — smaller community, more concentrated risk | Clubhouse HVAC, pool equipment | Moderate — small HOA base |
| Trilogy Summerlin | Well-funded — high per-unit collection from $475/mo HOA | Outlook Club systems (newer) | Low — high HOA funds reserves well |
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