Side-by-side comparison of the top Las Vegas 55+ communities — real numbers, honest analysis.
All numbers sourced from HOA documents, public records, and current listings. No sponsored placements.
| Category | Sun City Summerlin | Sun City Anthem | Siena | Trilogy Summerlin |
|---|---|---|---|---|
| Location | Las Vegas (Summerlin) | Henderson | Las Vegas (Summerlin) | Las Vegas (Summerlin) |
| Builder | Del Webb | Del Webb | Pulte (Siena Inc.) | Shea Homes |
| Total Homes | ~7,700 | ~7,100 | ~2,000 | ~354 |
| Built | 1989–2003 | 1998–2007 | 1998–2006 | 2014–2020 |
| HOA / Month | ~$230 | ~$200–$250 | ~$300–$400 | ~$450–$500 |
| Home Price Range | $350K–$750K | $380K–$850K | $400K–$850K | $500K–$1.3M |
| Golf | 3 courses (extra fee) | Revere GC (extra fee) | 18-hole (extra fee) | None on-site |
| Guard Gated | No | No | Yes | Yes |
| Recreation Centers | 4 centers | 3 centers | 1 center + golf | 1 luxury clubhouse |
| Clubs & Activities | 80+ | 70+ | 50+ | ~30 |
| Elevation / Heat | ~3,000 ft, cooler | Lower, Henderson heat | ~3,000 ft, cooler | ~3,000 ft, cooler |
| Strip Views | No | Yes (Black Mtn) | No | No |
| Near Red Rock Canyon | Yes (5 min) | No | Yes | Yes |
| Community Feel | Large, vibrant | Large, active | Intimate, elegant | Boutique, luxury |
| Best Value | ★ Best Value | Strong value | Mid-tier pricing | Luxury premium |
If you want the most activity options, the lowest HOA for the amenity level, and a massive social infrastructure to plug into — this is your community. The scale that seems daunting on paper becomes an asset once you're in it.
Nearly identical amenity profile to Summerlin but positioned in Henderson with dramatic Strip and mountain views. If your doctors, family, or preferences tie you to Henderson's east side, Anthem is the equal of Summerlin.
At 2,000 homes, Siena feels like you know your neighbors. The Italian-themed design, 24/7 guard gate, and 18-hole golf course attract buyers who want intimacy and security at a price point below Trilogy.
Only 354 homes, resort-level luxury finishes, newest construction in the market. At $450–$500/month HOA the numbers need to pencil out, but buyers who want a boutique luxury experience and can afford it find nothing comparable.
Sun City Summerlin's ~$230/month HOA looks great in a listing. But buyers need to verify what's actually covered vs. Sun City Anthem at a similar price point. Both are Del Webb communities with comparable structures — in most cases, what you get per dollar is nearly identical.
Where the real trap is: Siena at $350/month and Trilogy at $475/month. These aren't just higher fees for the same amenities — they reflect guard gating, newer construction reserves, and different amenity profiles. The question isn't which fee is lower. It's which fee-to-lifestyle ratio matches your retirement life.
Summerlin (Sun City Summerlin, Siena, Trilogy) sits on the western edge of Las Vegas, close to Red Rock Canyon, away from the urban heat island. Henderson (Sun City Anthem, Solera) is to the southeast, closer to Lake Mead, with dramatic mountain views including the Strip skyline from Anthem's elevated position.
For most retirees this is a lifestyle call — not a quality difference. Summerlin residents tend to prefer Red Rock hiking and the outdoor west side character. Henderson residents love the mountain views and slightly more established suburban feel around Green Valley and Anthem.
We're independent researchers — no agent referrals, no sponsored placements. We give you the honest analysis.
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