The short answer

• Summerlin has five 55+ communities: Sun City Summerlin, Siena, Regency, Trilogy and Heritage at Stonebridge.
• Four are gated. Sun City Summerlin is the exception, with open streets and a volunteer patrol.
• Sun City and Siena each have one association. Regency, Trilogy and Heritage pay two: their own and Summerlin’s master association.
• Sun City adds a one-time NORA at closing, about $5,000 and subject to change.

01

The five, side by side

All five are age-qualified communities. Sun City and Siena are the large golf-course communities, with 7,779 and 2,001 homes. Regency, Trilogy and Heritage are newer and smaller, and Trilogy is the only one built entirely as attached homes.

02

Where each one sits

Trilogy is the closest to Downtown Summerlin, about 7 minutes. Sun City Summerlin sits at the north end, about 8 minutes from Summerlin Hospital. Regency is farthest south, near Sunset Road and Hualapai Way, about 6 minutes from Southern Hills Hospital.

Drive times are typical, measured in Google Maps on October 29, 2026 using the fastest route. Traffic changes them. The hospital times are to each community’s closest full-service hospital.

03

Sun City Summerlin: a small city of its own

Sun City Summerlin feels like a small city, because it is that big: 7,779 homes on 2,530 acres. Drive through and you will see residents running errands in golf carts, and you are always passing a fairway.

• Built by Del Webb, starting in 1989. Single-family homes, plus attached patio homes and garden villas.
• No gates. The streets are open. A volunteer patrol covers the community around the clock, and the association states that it does not provide security services.
• Three golf courses, Palm Valley, Highland Falls and Eagle Crest, run as Golf Summerlin. Golf is a separate membership, not part of the dues.
• Four recreation centers, Desert Vista, Mountain Shadows, Pinnacle and Sun Shadows, with fitness centers, pools, a theater, restaurants and resident clubs.
• One association, its own. Sun City is not part of Summerlin’s master association.

04

Siena: golf, a gate, and higher prices

Siena is usually shopped at the same time as Sun City, because it is also built around a golf course. Homes here trade for more. A few years ago I represented the buyer of one of the most expensive homes in the community.

• 2,001 single-story homes and villas on 663 acres, developed by Sunrise Colony Company starting in 1998.
• A 38,000-square-foot community center and a separate health and fitness center with an indoor lap pool, plus Lake Siena, a quarter-mile water feature.
• Siena Golf Club is a separate, privately owned business. It is open to the public, and residents book tee times through their own resident line.
• Gated, with one association of its own. Like Sun City, Siena is not part of Summerlin’s master association.

05

Regency: the modern floor plans

Regency is loved for the modern design Toll Brothers used here. If you are shopping purely for the home itself, this could be the first one to look at.

• About 450 single-story, detached homes by Toll Brothers in The Cliffs village, near Sunset Road and Hualapai Way.
• Desert contemporary exteriors, open floor plans, courtyards and 12-foot sliding glass doors.
• A clubhouse of more than 16,000 square feet with an indoor lap pool, an outdoor pool, tennis, pickleball and bocce courts, and an on-site lifestyle director.
• Gated, with two associations: Regency’s own and Summerlin’s master association. No golf.

06

Trilogy: lock-and-leave next to The Ridges

Trilogy is favored by buyers who want a lock-and-leave home. It sits beside The Ridges, some of the most expensive real estate in Summerlin, and it is the closest of the five to Downtown Summerlin.

• 354 attached homes by Shea Homes on 54 elevated acres, in the South Square village at Town Center Drive and Flamingo Road. It opened in late 2017.
• The Outlook Club: a pool, a fitness center and movement studio, an indoor-outdoor culinary kitchen, a second-floor sports and media deck, pickleball and bocce courts, and a dog park.
• Gated, with two associations. Because the homes are attached, ask what the association maintains on the building exterior. That shapes the dues.

07

Heritage at Stonebridge: the newest, with views you pay for

Heritage is one of the newest offerings in Summerlin. Some homes have unobstructed views, and you pay for the view. Many homes are modest in size, and residents love the clubhouse.

• Single-story, detached homes by Lennar in the Stonebridge village, in Summerlin West. It opened in 2021 with nine floor plans from 1,232 to 2,873 square feet.
• The largest plan includes a NextGen suite, a private suite inside the home. The community’s age rules still apply to whoever lives in it.
• The clubhouse has a pool, a fitness center and pickleball courts.
• Gated, with two associations: Heritage’s own and Summerlin’s master association.

08

What you pay every month, and once at closing

Start by counting associations. Each one bills its own dues, and each one can charge its own fees when a home sells.

• One association: Sun City Summerlin and Siena. Both are private villages with their own master association, outside Summerlin’s master association and the Summerlin Council.
• Two associations: Regency, Trilogy and Heritage at Stonebridge. You pay the neighborhood association plus Summerlin’s master association for that part of Summerlin.

Then check what the dues cover. In Sun City the recreation centers come with ownership and golf is extra. At Siena the golf club is a separate business. At Trilogy, where the homes are attached, read what the association maintains outside.

In 2025 the association amended its CC&Rs to raise the NORA and tie it to inflation, after its reserves fell to about 45 percent funded against a 70 percent target. A district court ruled that the association had the authority to raise it. The CC&Rs put the charge on the buyer. Like other closing costs, who pays it can be negotiated in the purchase agreement.

Any association can also charge a transfer fee or a capital contribution when a home sells. The resale package lists every fee tied to the sale, so that is where to read the exact amounts.

Newer villages can also sit inside a special improvement district, a separate assessment on the property tax bill. Check the parcel before you write an offer.

09

How the 55+ rule works

Federal rules let a community limit residents by age if at least 80 percent of its occupied homes have at least one resident 55 or older. The community has to publish policies showing it is meant for people 55 and older, and verify residents’ ages, updating those records at least once every two years.

Everything else is set by each community’s own rules: whether a younger spouse or partner can live with you, the minimum age for anyone living there full time, and how long grandchildren can stay. Sun City Summerlin publishes its 55 Year Age Restriction Policy with its governing documents. Ask for the policy at each community you consider, especially if anyone under 55 will live with you.

10

Before you write an offer

11

Questions buyers ask