HOA Deep Dive · All 8 Communities · Updated 2026
Las Vegas 55+ HOA Fee Comparison — Every Community, Every Fee, What It Actually Covers
Current fees, what's included and excluded, 10-year fee projections at 3% annual growth, and what to know about reserve funds before you buy.
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.
Quick Comparison: All 8 Communities
| 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 |
What Each HOA Actually Covers — Community by Community
✓ Included
Access to all 4 recreation centers
All indoor and outdoor pools
Fitness centers at all 4 clubs
Tennis and pickleball courts
Art studios, ceramics, woodworking
80+ club memberships
Common area maintenance & landscaping
Community events programming
✗ Not Included
Golf at any of the 3 courses (separate fees)
Gate / security — community is open
Home exterior maintenance
Home utilities (electric, gas, water)
Personal property insurance
Special assessments (if reserve depleted)
Value assessment: Best amenity-per-dollar in the Las Vegas 55+ market. Four rec centers, 80+ clubs, 3 golf courses available (separate cost) — no gated community has this infrastructure at this price point anywhere in Las Vegas.
✓ Included
3 recreation centers (Anthem, Meridian, Pinnacle)
Indoor lap pool at Pinnacle
All outdoor pools
Tennis and pickleball at Meridian
70+ clubs and organizations
Common area maintenance
Community events and programming
✗ Not Included
Revere Golf Club (2 courses, separate membership)
Gate — community is open access
Home utilities and maintenance
Special assessments
Essentially comparable value to Summerlin — 3 centers vs 4, 70 clubs vs 80, $5/mo less. The meaningful difference is location and temperature, not HOA value. Revere Golf's two courses are available to residents at preferred rates but not included.
✓ Included
24/7 guard-gated security
Main clubhouse and facilities
Pool and spa
Tennis and pickleball courts
Lake Siena access and walking paths
Resort-quality landscaping maintenance
~50 clubs and activities
✗ Not Included
Siena Golf Club (Schmidt-Curley 18-hole, separate)
Restaurant or dining
Home utilities and maintenance
Special assessments
The $120/mo premium over Summerlin buys: the guard gate, the resort aesthetic, Lake Siena, smaller community scale. It does NOT buy more rec centers, more clubs, or included golf. Interior lots paying this premium without lake or golf views need to justify the gate cost alone.
✓ Included
Outlook Club — premium single facility
Resort-quality outdoor and indoor pools
Full-service spa facilities
Culinary center and cooking classes
Premium fitness equipment
Gate and security
~30 clubs and activities
✗ Not Included
Golf — no on-site course
Restaurant / dining (culinary center is classes, not restaurant)
Home utilities and maintenance
Highest HOA in the market pays for product quality and era (2014–2020 construction), not quantity. One clubhouse, 354 neighbors, resort-level finishes. No golf on site. The buyer paying $475/mo is buying the newest, nicest product in the market — not the most amenities.
10-Year HOA Projection at 3% Annual Growth
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:
HOA Fee Projection — 2026 to 2036 (at 3%/year)
| 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 |
*Del Webb Lake LV includes estimated master-plan assessment. 10-year total = sum of all monthly payments over 120 months at 3% annual growth rate.
Reserve Funds: The Number Nobody Talks About
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 |
Nevada law requires sellers to provide the reserve study as part of HOA disclosures. Request it and read it before making an offer. Look specifically for: the funded ratio percentage (70%+ is healthy, below 50% is a yellow flag), any known major capital projects in the next 3–5 years, and whether the board has approved a reserve funding improvement plan. This document is the single most important piece of due diligence beyond the inspection that most buyers don't read.
The HOA value equation nobody simplifies clearly: Summerlin and Anthem deliver more total amenity infrastructure at lower cost per unit than Siena or Trilogy. Siena and Trilogy's premium pays for gate, aesthetics, and in Trilogy's case, product newness. Neither is wrong — they're different products for different buyers. The mistake is paying Siena or Trilogy prices expecting Summerlin amenity volume.