The HOA fee is the number every community leads with. It's also the least useful number for planning your retirement budget. Here's every number — added up, compared, and projected forward — for all eight major Las Vegas 55+ communities.
All estimates assume a couple, typical home price for each community, 2026 Nevada tax rates. We explain the methodology for each line below.
| Community | HOA/mo | Prop Tax/mo | Insurance/mo | Utilities/mo | Golf/mo | ALL-IN/mo |
|---|---|---|---|---|---|---|
| Solera at Anthem | ~$200 | ~$215 | ~$105 | ~$190 | — | ~$710 |
| Ardiente | ~$220 | ~$185 | ~$100 | ~$180 | — | ~$685 |
| Sun City MacDonald Ranch | ~$210 | ~$230 | ~$110 | ~$195 | — | ~$745 |
| Sun City Summerlin | ~$230 | ~$255 | ~$125 | ~$175 | opt. $100–$175 | ~$785 |
| Sun City Anthem | ~$225 | ~$265 | ~$130 | ~$205 | opt. $100–$200 | ~$825 |
| Siena | ~$350 | ~$295 | ~$140 | ~$175 | opt. $100–$200 | ~$960 |
| Del Webb Lake LV | ~$300 | ~$310 | ~$155 | ~$195 | — | ~$1,035 |
| Trilogy Summerlin | ~$475 | ~$380 | ~$190 | ~$175 | — | ~$1,220 |
Green row = lowest all-in. Golf shown as optional where applicable. Del Webb Lake LV includes estimated ~$75/mo master-plan assessment. All figures are estimates for planning; individual costs vary by purchase price, usage, and HOA cycle.
Here's exactly how we built each number and what drives the variance.
Assuming 3% annual HOA increases (the Las Vegas 55+ average over the last decade), 2% property tax growth, and flat insurance/utilities — here's what each community costs cumulatively over 15 years of ownership.
Every number above should be netted against what you stop paying in your current state. For a couple drawing $100,000/year from retirement accounts and investments:
Utilities are where new Las Vegas residents get surprised. The annual average looks reasonable. July doesn't.
| Month | Avg High | Electricity (1,800 sf) | Gas | Water | Monthly Total |
|---|---|---|---|---|---|
| Jan–Feb | 57–63°F | $65–$85 | $35–$55 | $30 | ~$130–170 |
| Mar–Apr | 72–82°F | $70–$95 | $20–$30 | $35 | ~$125–160 |
| May | 93°F | $140–$180 | $15 | $40 | ~$195–235 |
| Jun | 103°F | $280–$360 | $12 | $45 | ~$337–417 |
| Jul–Aug | 105–108°F | $340–$480 | $12 | $50 | ~$402–542 |
| Sep | 98°F | $220–$300 | $12 | $45 | ~$277–357 |
| Oct–Nov | 74–82°F | $80–$110 | $20–$35 | $35 | ~$135–180 |
| Dec | 58°F | $70–$95 | $40–$60 | $30 | ~$140–185 |
Every table above covers the fixed monthly picture. The variable costs that differ by lifestyle: golf ($100–$200+/month for serious players), dining out (Las Vegas has world-class at every price), Strip entertainment ($0 if you ignore it, $500+ if you don't), travel, and health insurance above Medicare if you retire before 65.
The number most people underestimate: home maintenance in a desert climate. UV exposure degrades paint, caulking, and exterior materials faster than moderate climates. HVAC systems work harder and wear faster. Budget $3,000–$5,000/year for maintenance on a resale home, more for homes in original condition from the early 1990s.
All estimates based on 2026 Nevada tax rates, Clark County assessor data, and typical insurance market quotes. Individual costs vary by purchase price, home size, orientation, HVAC efficiency, personal usage patterns, and annual HOA adjustments. Verify current HOA fees and assessments directly with each community before purchase decisions. Not financial advice.