Every year a few hundred of our clients ask the same question in different words: is Las Vegas really the right place to retire, or would The Villages, Sun City or the Carolina coast be better? Across the 9,600+ closings Nevada Real Estate Group has represented, the 55+ buyer has usually toured in two or three states before we meet, so I decided to answer the question the way those buyers think about it: on one page, with the same yardstick applied to every community.
This ranking covers 15 of the largest and best-documented age-qualified communities in the country. Each one was checked against a public source on September 4, 2026 (the builder's page or the community's 55places profile) for home count, build years, price band, HOA band and amenities, and the state tax position comes from the Tax Foundation's 2025 rate table. I am a Las Vegas broker, so read the Nevada entries knowing that; the scores are the same for everyone, and Nevada lands fifth, eighth and fourteenth.
The Villages in Florida ranks first among the best 55+ communities in the United States for 2026, with Sun City Center (Florida) second and On Top of the World (Ocala) third, scored on taxes, amenity depth, entry price, healthcare, climate and new-home availability. Nevada places Sun City Anthem fifth, Sun City Summerlin eighth and Del Webb at Lake Las Vegas fourteenth. Published entry prices run from below $100,000 to the low $500,000s.
- The Villages leads on scale: 70,000 households, 53 golf courses, 100-plus pools and about 3,000 clubs.
- Florida, Nevada and Texas levy no income tax; California's 13.30 percent top rate sinks Laguna Woods Village.
- Sun City Anthem in Henderson is Nevada's top entry at fifth; Sun City Summerlin ranks eighth.
- Nine of the 15 still sell new homes; the original Sun Cities and Laguna Woods are resale only.
- Published HOA bands run from $41 a month at Sun City, Arizona to $1,194 at Leisure World of Maryland.
How Did We Rank the Best 55+ Communities in America?
Six factors, each scored 1 to 5, summed to a maximum of 30. The scores are Nevada Real Estate Group editorial judgments applied to published facts, listed so you can re-score for your own priorities. Taxes use the state's top marginal individual income tax rate: no income tax scores 5, a rate at or below 3 percent scores 4, 4 to 5 percent scores 3, 5 to 7 percent scores 2, and anything above 10 percent scores 1. Amenity depth counts golf holes, clubhouse square footage and club rosters as published; only The Villages earns a 5. Entry price uses the low end of the published resale band: below $200,000 scores 5, $200,000 to $300,000 scores 4, $300,000 to $400,000 scores 3, $400,000 to $500,000 scores 2 and $500,000 or more scores 1.
Healthcare scores 5 when the source documents a hospital or medical center inside the community, 4 when a major hospital is named nearby, and 3 when the source is silent. Climate is the one purely editorial factor: coastal Southern California scores 5, the Florida, Arizona and Nevada sun belts 4, Texas and coastal South Carolina 3, and Maryland 2. New-home availability scores 5 if the builder is still selling, 4 if construction ended between 2015 and 2025, 3 for 2005 to 2014, 2 for 1995 to 2004 and 1 for anything earlier. Ties break on amenity depth, then entry price, then healthcare.
| Factor | Scores 5 | Scores 3 | Scores 1 |
|---|---|---|---|
| State income tax (Tax Foundation, 2025) | No state income tax | Top rate 4 to 5 percent | Top rate above 10 percent |
| Amenity depth | Dozens of courses, 100-plus pools, 1,000-plus clubs | One clubhouse campus, one course or none | Minimal shared amenities |
| Entry price | Resales from below $200,000 | Resales from $300,000 to $400,000 | Resales from $500,000 or more |
| Healthcare | Hospital or medical center on-site | Not documented in the source | Not scored below 3 |
| Climate (NREG editorial) | Coastal Southern California | Texas, coastal South Carolina | Not scored below 2 |
| New homes | Builder still selling | Construction ended 2005 to 2014 | Construction ended before 1995 |
Which 55+ Communities Made the Top 15?
Here is the full ranking with each factor score. Florida's combination of no income tax, low entry prices and continued construction puts three Florida communities in the top three; the original 1960s Sun City in Arizona still scores 23 of 30 on price and its on-site hospital; and the California and Maryland entries are pulled down by taxes and dues, not by the communities themselves.
| Rank | Community | State | Homes | Tax | Amenities | Price | Health | Climate | New homes | Total |
|---|---|---|---|---|---|---|---|---|---|---|
| 1 | The Villages | FL | 70,000 | 5 | 5 | 5 | 3 | 4 | 5 | 27 |
| 2 | Sun City Center | FL | 9,500 | 5 | 4 | 5 | 5 | 4 | 4 | 27 |
| 3 | On Top of the World | FL | 10,000 | 5 | 3 | 5 | 3 | 4 | 5 | 25 |
| 4 | Sun City | AZ | 28,257 | 4 | 4 | 5 | 5 | 4 | 1 | 23 |
| 5 | Sun City Anthem | NV | 7,144 | 5 | 4 | 3 | 4 | 4 | 3 | 23 |
| 6 | Sun City Texas | TX | 9,900 | 5 | 4 | 3 | 3 | 3 | 5 | 23 |
| 7 | Solivita | FL | 5,900 | 5 | 3 | 3 | 3 | 4 | 5 | 23 |
| 8 | Sun City Summerlin | NV | 7,779 | 5 | 4 | 3 | 4 | 4 | 2 | 22 |
| 9 | Robson Ranch | TX | 7,200 | 5 | 3 | 3 | 3 | 3 | 5 | 22 |
| 10 | Trilogy at Vistancia | AZ | 3,300 | 4 | 3 | 2 | 3 | 4 | 5 | 21 |
| 11 | Latitude Margaritaville Daytona Beach | FL | 3,900 | 5 | 2 | 3 | 3 | 4 | 4 | 21 |
| 12 | Sun City Hilton Head | SC | 10,100 | 2 | 4 | 3 | 3 | 3 | 5 | 20 |
| 13 | Leisure World of Maryland | MD | 5,600 | 2 | 3 | 5 | 5 | 2 | 3 | 20 |
| 14 | Del Webb at Lake Las Vegas | NV | 464 | 5 | 2 | 1 | 3 | 4 | 5 | 20 |
| 15 | Laguna Woods Village | CA | 12,736 | 1 | 4 | 5 | 3 | 5 | 1 | 19 |
Why Is The Villages the Largest 55+ Community in the Country?
Nothing else in the country operates at this scale. According to The Villages' 55places profile, the community spans three counties in central Florida with 70,000 households, has been building continuously since 1978, and lists 41 executive golf courses plus 12 country-club courses, more than 100 outdoor pools, more than 35 community centers, three town squares with free nightly entertainment, roughly 3,000 clubs and more than 100 miles of golf-cart-legal streets and trails.
The numbers that matter to a buyer are just as unusual. Published resale prices run from the high $100,000s to the high $1 millions, with an average near $359,900, and HOA dues range from $75 to $261 a month. Florida has no state income tax, per the Tax Foundation, and the developer is still building, so a buyer can choose between a 1980s resale under $200,000 and a brand-new home. The Villages scores a 3 on healthcare only because the profile does not document a facility inside the community. In my experience it is the alternative our Las Vegas clients most often name, which is why it belongs at the top of a list written from Nevada.
What Puts Sun City Center and On Top of the World in the Top Three?
Sun City Center ties The Villages at 27 points and loses the tiebreak on amenity scale. According to Sun City Center's 55places profile, the community sits 25 miles south of Tampa with 9,500 homes built from 1961 to 2018, and it has a hospital inside it, which earns the full 5 on healthcare. Golf is measured in holes here: 162 of them across eight courses. The campus includes Club Renaissance, indoor lap and therapy pools, lawn bowling, ten tennis courts and four pickleball courts. Resales start in the mid $100,000s and run to the low $800,000s, and dues span $44 to $728 a month depending on the neighborhood and services.
On Top of the World in Ocala takes third with 25 points. According to On Top of the World's 55places profile, the community has been building since 1981, holds about 10,000 homes and is still selling new ones six and a half miles west of Interstate 75. Three 18-hole courses, the Arbor Club, the Recreation Center and the Hobby Building anchor the amenities, the Circle Square Cultural Center seats more than 830, and an activities director runs more than 175 clubs. Resales run from the high $100,000s to the mid $600,000s with dues of $174 to $524 a month. It scores 3 on amenities and healthcare and 5 on everything else.
Why Does the Original Sun City Still Rank Fourth?
Del Webb opened Sun City, Arizona in 1960, and according to Sun City's 55places profile it was the first 55+ community in the country. Sixteen miles northwest of downtown Phoenix, it grew to 28,257 homes with eight golf courses, seven recreation centers, a performing arts theater, two libraries and an on-site hospital. Resale prices run from below $100,000 to the low $1 millions with an average near $280,097, and dues range from $41 to $365 a month, the lowest low end on this list.
The scoring is honest about the trade-off. Sun City earns a 5 on entry price, a 5 on healthcare and a 4 on amenities, but a 1 on new-home availability because the housing stock is overwhelmingly 1960s to 1980s construction. Arizona's flat 2.50 percent income tax scores a 4 rather than Nevada's 5. For a buyer whose priority is the lowest purchase price with a hospital next door, this is still the benchmark.
How Does Sun City Anthem Earn Fifth Place for Nevada?
Sun City Anthem in Henderson is the highest-ranked Nevada community, at 23 points. According to Sun City Anthem's 55places profile, Del Webb built 7,144 homes here between 1998 and 2008 about 800 feet above the valley floor in the Black Mountain foothills, and the three clubhouses total more than 130,000 square feet: the 77,000-square-foot Anthem Center, the 31,000-square-foot Independence Center and the 22,000-square-foot Liberty Center, with two 18-hole courses at The Revere Golf Club and more than 50 clubs.
Published resales run from the high $300,000s to the high $1 millions with dues of $259 to $375 a month. Nevada's zero income tax earns a 5, the St. Rose Dominican campuses nearby earn a 4 on healthcare, and the 2008 construction cutoff scores a 3 on housing stock. What the score cannot show is the Strip view from the upper streets. Our Henderson 55+ communities page carries the live inventory, and our Las Vegas 55+ pillar explains why we send golf-first buyers west and view-first buyers here.
Which Sun Cities and Florida Resorts Fill Sixth and Seventh?
Sun City Texas in Georgetown finishes sixth at 23 points, losing the tiebreak to Sun City Anthem on healthcare. According to Sun City Texas' 55places profile, Del Webb has been building here since 1995 and the community holds 9,900 homes with three 18-hole courses (Legacy Hills, White Wing and Cowan Creek), a Village Center with more than 86,000 square feet of indoor amenities and a 20,000-square-foot fitness center with an indoor lap pool. Resales run from the low $300,000s to the low $1 millions and dues from $98 to $225 a month. No state income tax and an active builder explain the 5s; the humid Central Texas summer explains the 3 on climate.
Solivita in Kissimmee, Florida takes seventh, also at 23. According to Solivita's 55places profile, the gated 4,300-acre community about 40 miles from Orlando has been building since 2000, now through Taylor Morrison, with 5,900 homes planned. It advertises 150,000 square feet of amenities, including the 32,000-square-foot Riviera Spa and Fitness Center and the 17,000-square-foot Starlite Ballroom, plus two 18-hole courses at Stonegate Golf Club and more than 150 clubs. Resales run from the low $300,000s to the low $700,000s with dues of $155 to $420 a month.
How Does Sun City Summerlin Compare With Robson Ranch at Eighth and Ninth?
Sun City Summerlin is the community I know best on this list, and it lands eighth at 22 points. According to Sun City Summerlin's 55places profile, Del Webb built 7,779 attached and single-family homes between 1989 and 1999 inside the Summerlin master plan, with four clubhouses (led by the 44,000-square-foot Desert Vista Community Center and Pinnacle's 312-seat Starbright Theatre), three resident-owned golf courses designed by Billy Casper and Greg Nash, and more than 80 clubs. Resales run from the low $300,000s to the mid $1 millions, and dues span $116 to $295 a month, the lowest band of any Nevada community here.
It scores a 2 on housing stock because construction ended in 1999, which is the honest reason it trails Sun City Anthem; everything else is a 4 or 5. Across the closings we have represented there, buyers choose it over Anthem for golf they own, the 2,700-foot elevation and the lower dues. Our Summerlin 55+ communities page tracks the live listings.
Robson Ranch in Denton, Texas finishes ninth at 22. According to Robson Ranch's 55places profile, Robson Communities has been building since 2002 toward 7,200 homes 35 miles northwest of Dallas and Fort Worth, with a 17,500-square-foot clubhouse, the 6,892-yard par-72 Wildhorse Golf Club, an indoor lap pool and 16 pickleball courts. Resales run from the mid $300,000s to the low $1 millions with dues of $223 to $331 a month. No income tax and an active builder carry it; one course and one clubhouse hold amenities at a 3.
What Do Trilogy at Vistancia and Latitude Margaritaville Offer at Tenth and Eleventh?
Trilogy at Vistancia in Peoria, Arizona ranks tenth at 21 points. According to Trilogy at Vistancia's 55places profile, Shea Homes opened it in 2004 inside the Vistancia master plan and construction continues toward 3,300 homes, now with Ashton Woods and Taylor Morrison also building. The 35,000-square-foot Kiva Club carries the fitness center, indoor and outdoor pools, theater and spa, the 17,000-square-foot Mita Club adds pools and restaurants, and the 7,300-yard par-72 Gary Panks course holds a Golf Digest five-star rating. Resales run from the low $400,000s to the low $1 millions with dues of $213 to $321. The higher entry price costs it two points against the Sun Cities.
Latitude Margaritaville Daytona Beach ranks eleventh, also at 21. According to Minto Communities, the developer, the community totaled 3,763 homes and sold out more than five years ahead of projections; its 55places profile lists 3,900 homes built from 2017 to 2025, resales from the mid $300,000s to the low $800,000s and dues of $256 to $393 a month. The draw is the lifestyle package: a performance theater, resort pool, restaurant, pet spa and a private beachfront club reached by shuttle; it scores a 2 on amenity depth because there is no golf.
Why Do Sun City Hilton Head and Leisure World of Maryland Land at Twelfth and Thirteenth?
Sun City Hilton Head in Bluffton, South Carolina finishes twelfth at 20 points, and the score is a tax story. According to Sun City Hilton Head's 55places profile, Del Webb has been building since 1995 toward roughly 10,100 homes 13 miles west of Hilton Head Island, with 54 holes of golf across three courses and a 45-acre Village Center that includes the 18,000-square-foot Pinckney Social Hall, indoor and outdoor pools, the 540-seat Magnolia Hall and 14 Har-Tru tennis courts. Resales run from the mid $300,000s to the mid $1 millions; the profile does not publish HOA dues. South Carolina's 6.20 percent top rate scores a 2 and the humid Lowcountry summer a 3; on amenities and builder activity it matches any Sun City.
Leisure World of Maryland in Silver Spring ranks thirteenth at 20. According to Leisure World's 55places profile, the gated 650-acre community holds 5,600 homes across 29 neighborhoods built from 1966 to 2009, with an 18-hole course, two clubhouses with indoor and outdoor pools, and an on-site medical center, pharmacy, bank and post office. Resales start below $100,000 and run to the low $800,000s, a 5 on entry price, and the medical center earns a 5 on healthcare. Dues are the highest on the list at $475 to $1,194 a month because many units are condominiums with services bundled in, and Maryland's 5.75 percent top rate plus a real winter cost it the rest.
Where Do Del Webb at Lake Las Vegas and Laguna Woods Village Finish?
Del Webb at Lake Las Vegas is Nevada's third entry and finishes fourteenth at 20 points. According to Del Webb at Lake Las Vegas' 55places profile, the gated, single-family-only community has been selling since 2019 with 464 homes inside the Lake Las Vegas resort in Henderson, with a clubhouse and fitness center, outdoor pool, tennis, pickleball and bocce courts, an activity director and access to the lake and its courses. Resales run from the low $500,000s to the high $5 millions for lakefront lots, with dues of $109 to $300 a month. It earns 5s on taxes and new-home availability, but the low $500,000s entry scores a 1 and the single clubhouse a 2. It is the right answer for the buyer who wants a new Del Webb home on a lake, not for the buyer optimizing price.
Laguna Woods Village in Orange County, California finishes fifteenth at 19 points, and it is a superb community that the scoring punishes for its state. According to Laguna Woods Village's 55places profile, the gated community has 12,736 homes built from 1964 to 1985, 36 holes of golf plus a par-3 course, seven clubhouses, five pools, an 814-seat performing arts center and more than 250 clubs, ten minutes from the beach. Resales start in the high $100,000s, but dues run $570 to $910 a month, buyers pay a $7,500 buy-in and must show $125,000 or more in liquid assets, and California's 13.30 percent top rate scores a 1. It earns the only 5 on climate. Read our Nevada versus Florida retirement comparison for how the tax math plays out between the two no-tax states.
How Do State Taxes Change the Ranking?
Taxes are one factor of six, but they are the factor buyers most often misjudge. According to the Tax Foundation's State Individual Income Tax Rates and Brackets as of January 1, 2025, seven states levy no individual income tax at all: Alaska, Florida, Nevada, South Dakota, Tennessee, Texas and Wyoming, with New Hampshire joining them after repealing its interest and dividends tax on January 1, 2025, and Washington taxing only capital gains. Arizona has a flat 2.50 percent rate, Colorado 4.40 percent, Maryland 5.75 percent, South Carolina 6.20 percent and California a 13.30 percent top rate. That is why ten of the 15 communities sit in Florida, Nevada and Texas (tax score 5), the two Arizona entries score 4, and Sun City Hilton Head, Leisure World and Laguna Woods Village score 2, 2 and 1.
Property tax is where Nevada separates from Florida and Texas, and it is not in the score because the rules differ too much to reduce to one number. According to Clark County, NRS 361.4723 caps the annual increase in the tax bill on an owner's primary residence at 3 percent, with a cap of up to 8 percent on other property, and only one property in Nevada can be claimed as that residence. Our Las Vegas property tax guide works a $500,000 home through to an annual bill of about $5,161. Run both counties' bills before comparing a $400,000 home in The Villages with one in Sun City Anthem.
How Do 55+ Age Rules Work Nationwide?
Every community on this list qualifies under the same federal exemption, so the rules travel with you. According to 24 CFR 100.305, a community qualifies when at least 80 percent of its occupied units are occupied by at least one person 55 years of age or older, and each community "may determine the age restriction, if any" for the remaining units. One qualifying occupant per home is the rule, so a younger spouse is an ordinary household anywhere on this list. The 20 percent is a cushion the association controls so it does not lose the exemption when a younger spouse inherits a home; it is not a slot a 48-year-old buying alone can demand.
According to 24 CFR 100.306, the community must publish and adhere to policies that show its intent to operate as 55+ housing, and according to 24 CFR 100.307 it must verify occupancy at least once every two years with a driver's license, passport, birth certificate or a signed certification. What differs by community is the local layer: the minimum age for other permanent occupants (commonly 19), the guest-stay cap (commonly 30 to 90 days a year) and the rental rules, all in the CC&Rs. Nevada adds a protection most states do not match: under NRS 116.4109 the seller must deliver the resale package, and the buyer has 5 calendar days to cancel after receiving it. Our 55+ rules and age requirements guide covers the spouse, grandchild, rental and inheritance cases one by one.
What Does a 55+ Home Cost Per Month Across These Communities?
Dues are the number that varies most between otherwise similar communities, and the number most buyers compare wrong, because a $75 fee in The Villages and a $910 fee at Laguna Woods Village buy very different bundles. Low ends usually reflect a single-family home with minimal services; high ends usually reflect attached homes or condominiums where exterior maintenance, insurance or utilities are bundled.
| Community | HOA per month | Resale price band |
|---|---|---|
| The Villages | $75 to $261 | High $100Ks to high $1Ms |
| Sun City Center | $44 to $728 | Mid $100Ks to low $800Ks |
| On Top of the World | $174 to $524 | High $100Ks to mid $600Ks |
| Sun City, Arizona | $41 to $365 | Below $100K to low $1Ms |
| Sun City Anthem | $259 to $375 | High $300Ks to high $1Ms |
| Sun City Texas | $98 to $225 | Low $300Ks to low $1Ms |
| Solivita | $155 to $420 | Low $300Ks to low $700Ks |
| Sun City Summerlin | $116 to $295 | Low $300Ks to mid $1Ms |
| Robson Ranch | $223 to $331 | Mid $300Ks to low $1Ms |
| Trilogy at Vistancia | $213 to $321 | Low $400Ks to low $1Ms |
| Latitude Margaritaville | $256 to $393 | Mid $300Ks to low $800Ks |
| Sun City Hilton Head | Not published | Mid $300Ks to mid $1Ms |
| Leisure World of Maryland | $475 to $1,194 | Below $100K to low $800Ks |
| Del Webb at Lake Las Vegas | $109 to $300 | Low $500Ks to high $5Ms |
| Laguna Woods Village | $570 to $910 | High $100Ks to high $900Ks |
A practical way to read it: add the low end of the dues band to the property tax on the low end of the price band, then add utilities for the climate. A $350,000 home in Sun City Summerlin at $116 a month carries a very different annual cost from a $350,000 condominium at Laguna Woods Village at $570 a month, before either state's income tax touches a pension. In my experience buyers who run that math before touring change their shortlist about half the time.
Which Communities Are Still Selling New Homes?
Eight of the 15 have a builder on-site in 2026: The Villages, On Top of the World, Sun City Texas, Solivita, Robson Ranch, Trilogy at Vistancia, Sun City Hilton Head and Del Webb at Lake Las Vegas, per the profiles above. A community still building gets current floor plans, warranties and a steady inflow of new residents; a finished community offers mature landscape and a resale market where every home has a track record, which is why the older Sun Cities are the value end of the list.
For Nevada buyers who want new construction, the valley list is longer than this ranking shows. Toll Brothers at Regency at Summerlin, Lennar at Heritage at Stonebridge and Heritage at Cadence, Shea at Trilogy Sunstone and Del Webb at North Ranch are all selling age-qualified homes in 2026, and in Northern Nevada Toll Brothers is selling at Regency at Caramella Ranch and Regency at Stonebrook; our Reno, Sparks and Carson City 55+ communities page compares them with Sierra Canyon by Del Webb. Our new construction guide explains how builder representation works.
Which Honorable Mentions Nearly Made the List?
Three age-qualified communities scored within reach. Sun City West, Arizona, according to its 55places profile, holds 16,900 homes built by Del Webb from 1978 to 1997, with seven golf courses, four recreation centers including the 118,000-square-foot R.H. Johnson Center, dues of $41 to $348 and resales from the mid $200,000s. It would have tied Sun City at 23 and was left off only to avoid two adjacent Arizona Sun Cities in one list.
Heritage Todd Creek in Thornton, Colorado, per its 55places profile, is a 1,300-home Lennar community built 2006 to 2023 with a 33,000-square-foot clubhouse and a 7,435-yard course, resales from the low $600,000s and dues of $145 to $233; Colorado's 4.40 percent income tax and the entry price hold it at 17. And Sun City Mesquite, Nevada, according to its 55places profile, is a 3,750-home Del Webb community still building since 2007, 80 minutes northeast of Las Vegas, with the 30,000-square-foot Pioneer Center, the 7,204-yard Conestoga Golf Club and dues of $70 to $336; it scores 22 and would have been Nevada's fourth entry, which is why it sits here. Our Mesquite and Mesquite 55+ communities pages cover it in depth.
Two famous names are absent on purpose. Tellico Village in Tennessee and Hot Springs Village in Arkansas are often listed as retirement communities, but according to their 55places profiles neither is age-restricted, so they do not meet the definition this list uses.
Is Nevada Actually Competitive With Florida and Arizona for 55+ Buyers?
On the numbers, yes. Nevada matches Florida and Texas on income tax, beats both on the property-tax cap, and its two large Sun Cities score 22 and 23 against Sun City Arizona's 23. Florida wins on entry price and sheer inventory: The Villages alone has ten times the homes of Sun City Anthem. Nevada wins on proximity: every one of the valley's 21 age-qualified communities sits within about 30 minutes of Harry Reid International Airport and the major hospitals. Our Las Vegas 55+ communities pillar compares all 21 with the same published bands used here, from Sun City Aliante in North Las Vegas at the low end to Siena and Regency at the top, and the North Las Vegas 55+ page carries the value-end inventory.
If you are weighing Las Vegas against any community on this list, that is the conversation we have every week. Nevada Real Estate Group is the #1 real estate team in Nevada and #44 in the nation, with 9,600+ closings, $4.85 billion+ in total sales volume, 150+ agents and 9,061+ verified five-star reviews, and we closed 789 transactions for $440 million+ in 2025 alone. Call (702) 637-1759 in Southern Nevada or (775) 277-2120 in Northern Nevada, or start on our contact page, and we will run the cost math on your shortlist and tell you honestly when The Villages is the better answer. You can also browse Las Vegas homes for sale, search every active listing or read our moving to Las Vegas guide and buyer resources first.
Frequently Asked Questions
What is the number one 55+ community in the United States?
By this ranking, The Villages in central Florida, with 27 of 30 points: 70,000 households, 53 golf courses, more than 100 pools, about 3,000 clubs, no state income tax and a developer still building. Sun City Center ties it on points and loses only on amenity scale.
What is the best 55+ community in Nevada?
Sun City Anthem in Henderson ranks highest at 23 points, on its 130,000-plus square feet of clubhouses, two Revere golf courses, hospital proximity and 2000s housing stock. Sun City Summerlin scores 22 with lower dues, three resident-owned courses and older homes. Del Webb at Lake Las Vegas is the newest but the most expensive entry.
Do you have to be 55 to live in these communities?
Under 24 CFR 100.305, at least 80 percent of occupied homes must have one resident aged 55 or older, so a younger spouse is normally allowed. Each community sets its own minimum age for other permanent occupants, commonly 19, and a guest-stay cap in its CC&Rs.
Which 55+ communities have the lowest HOA dues?
Sun City, Arizona publishes the lowest low end at $41 a month, followed by Sun City Center at $44, The Villages at $75, Sun City Texas at $98 and Sun City Summerlin at $116. Leisure World of Maryland and Laguna Woods Village publish the highest bands because services are bundled into condominium fees.
Which states on the list have no income tax?
Florida, Nevada and Texas, per the Tax Foundation's 2025 table, which is why ten of the 15 communities sit in those three states. Arizona's flat 2.50 percent rate is next best; California's 13.30 percent top rate is the highest.
Are Tellico Village and Hot Springs Village 55+ communities?
No. Their 55places profiles list both as having no age restriction; they are age-targeted lake communities open to all ages, so they fall outside a ranking limited to communities operating under the federal housing-for-older-persons exemption.
Is it better to buy resale or new in a 55+ community?
Resale wins on mature landscape, clubs you can observe before you buy and a 30-to-45-day escrow; new wins on warranties, current floor plans and lot choice. Eight of the 15 ranked communities still sell new homes; the original Sun Cities and Laguna Woods Village are resale only.
Which Sources Inform This 55+ Ranking?
- Tax Foundation, State Individual Income Tax Rates and Brackets, 2025
- 24 CFR 100.305, 80 percent occupancy (Cornell LII)
- 24 CFR 100.306, intent to operate as 55+ housing (Cornell LII)
- 24 CFR 100.307, verification of occupancy (Cornell LII)
- Clark County, Nevada, property tax abatement (NRS 361.4723)
- Nevada Revised Statutes 361.4723 (Justia)
- Nevada Revised Statutes chapter 116, common-interest communities
- 55places, The Villages
- 55places, Sun City Center
- 55places, Sun City, Arizona
- 55places, Sun City Anthem
- 55places, Sun City Summerlin
- Minto Communities, Latitude Margaritaville Daytona Beach
- 55places, Del Webb at Lake Las Vegas
- 55places, Laguna Woods Village
- Remaining community figures: the 55places profiles linked inline in each community's section above.
Home counts, build years, price bands and HOA bands are as published by the cited sources on September 4, 2026 and change with the market; scores are Nevada Real Estate Group editorial judgments. Confirm current figures with each association before relying on them. Nevada Real Estate Group, LPT Realty, NV License S.181401.
