Both are gated. Both are in the Summerlin area. Both command premiums. But Siena at 4,000 homes and Regency at 434 homes are completely different retirement experiences — and the HOA and price math reflect that.
Siena is a large, established gated community built by William Lyon and Meritage Homes with 4,000 homes across multiple villages. It has the infrastructure of a small city within its gates — a full golf course, large clubhouse, tennis, pools, and 30+ clubs. Regency at Summerlin is a Toll Brothers active adult community of just 434 homes inside the Summerlin master plan, offering a boutique, intimate setting with a modern clubhouse but without the golf and the scale of Siena.
The price gap is significant: Regency runs $550K–$900K+ versus Siena at $400K–$750K. What buyers are paying for at Regency is a newer community (2016–2019 construction), a more upscale neighborhood feel within Summerlin’s newer developments, and Toll Brothers’ build quality. What buyers are paying for at Siena is scale, established community infrastructure, and one of the best golf-included values in the Summerlin market.
| Factor | Siena | Regency at Summerlin |
|---|---|---|
| Homes | ~4,000 | 434 |
| Builder | William Lyon / Meritage | Toll Brothers |
| Built | 1999–2006 | 2016–2019 |
| Price range | $400K–$750K | $550K–$900K+ |
| HOA fee | ~$250–$300/mo | ~$280–$360/mo |
| Gated | Yes — multiple guard gates | Yes |
| Golf | Yes — Bear’s Best Golf Club adjacent | No |
| Clubhouse | Siena Club (~25,000 sq ft) | Orchard Club (modern, resort-style) |
| Pool | Multiple (indoor + outdoor) | Resort pool + spa |
| Pickleball | Yes | Yes — multiple courts |
| Community size feel | Large — city-within-a-city | Intimate — know your neighbors |
| Construction era | 1999–2006 (older finishes) | 2016–2019 (modern design) |
| Status | Resale only | Resale only (sold out 2019) |
Both are premium gated communities in the Summerlin corridor — and neither is a bad choice. The right answer depends entirely on what you prioritize.