Is the $475/month HOA worth it? Honest side-by-side with Siena, Sun City Summerlin, and Del Webb Lake Las Vegas.
No sponsored content. Numbers from HOA documents and current market data.
| Category | Trilogy Summerlin | Siena | Sun City Summerlin | Del Webb Lake LV |
|---|---|---|---|---|
| Homes | ~354 (most intimate) | ~2,000 | ~7,700 | N/A |
| HOA/Month | ~$450–$500 | ~$300–$400 | ~$230 | ~$250–$350 |
| Price Range | $500K–$1.3M | $400K–$850K | $350K–$750K | $450K–$900K |
| Construction Era | 2014–2020 (newest) | 1998–2006 | 1989–2003 | Recent |
| Gated | Yes | Yes — 24/7 guard | No | Yes |
| On-Site Golf | No | 18-hole Schmidt-Curley | 3 courses | Nearby |
| Water Feature | Pool complex | Lake Siena + falls | No | Lake Las Vegas |
| Clubs | ~30 | 50+ | 80+ | ~40 |
| Rec Centers | 1 (luxury) | 1 + golf | 4 centers | 1 |
| Builder Reputation | Shea Homes (luxury) | Pulte | Del Webb | Del Webb |
354 homes, newest construction in the market, resort quality finishes. Right for buyers who sold a $1.2M+ California home and want the best product available in Las Vegas 55+. Not right for buyers who want golf, extensive clubs, or value per dollar.
Gated, on-site golf, Lake Siena, 2,000 homes. Costs $100–$200/month less than Trilogy while adding golf that Trilogy lacks. For buyers who want the gate and golf in Summerlin at a lower price point than Trilogy, Siena is the clear choice.
80+ clubs, 4 rec centers, 3 golf courses, lowest HOA of the group. If you don't need the gate and you want to maximize activities and social opportunities at the lowest HOA, Summerlin wins every time.
Trilogy costs $220–$270/month more than Sun City Summerlin in HOA fees alone. Over 10 years that's $26,400–$32,400 in additional HOA costs. What you get for that: newer construction, 354 neighbors instead of 7,700, and higher-quality finishes in common areas. What you don't get: golf, a second or third rec center, 80 clubs instead of 30. The premium is real and the value it delivers is narrow but genuine — for the right buyer. Know which buyer you are before you sign.
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