Siena is a guard-gated 55+ community in Summerlin South. According to Siena Community Association, it contains 2,001 single-family homes and villas across 667 acres. The public Siena golf course runs through the community. This total includes villas and describes the entire community, not the number of properties currently for sale.
- Siena is a guard-gated 55+ active adult community in Summerlin South — 2,001 single-family homes and villas on 667 acres, Shea Homes developer, founded 2000, ZIP 89135.
- Siena recorded 109 MLS sales in the 12 months to September 30, 2026, from $370K to $2.55M at a $660K median.
- The 2026 association assessment is $331 a month for every home, billed quarterly at $993, covering 24/7 gate security, front-yard landscaping maintenance, exterior painting, common areas, and the 30,000-sqft Siena Clubhouse amenity package.
Correction, October 29, 2026: The earlier 1,200-home and 270-acre figures were incorrect. Siena Community Association reports 2,001 single-family homes and villas across 667 acres. Unsupported section-count estimates have been removed; this correction does not establish current prices or HOA dues.
Correction, October 30, 2026: Siena's association assessment is $331 a month for every home, billed quarterly at $993, according to the Siena Community Association; the earlier $245-$385 range by floor plan was incorrect. The carrying-cost table and mortgage-capacity figure were recomputed. Siena's 109 MLS sales in the 12 months to September 30, 2026 ran from $370,000 to $2,550,000 at a $660,000 median, so the price figures in the summary, the takeaways, the comparison table and the sales-count answer were updated; the home-type price bands below predate that check.
Correction, October 30, 2026 (later the same day): Earlier versions described "Sun Colony at Siena" as a separate premium section built in 2007-2009, with its own guard gate, floor plans and price tier. Sun Colony at Summerlin is the recorded subdivision name for Siena's homes; according to the Siena Community Association there is no separate Sun Colony section. Those passages, two price-band rows, two floor-plan descriptions, a photo and an FAQ answer were removed or corrected.
According to the Federal Housing Finance Agency Home Price Index, the Las Vegas-Henderson-Paradise MSA has tracked steady appreciation since 2024 after a brief 2022 correction. In our experience across 9,600+ NREG closings — 789 of them in 2025 — the FHFA aggregate masks meaningful divergence between Henderson submarkets and the southwest valley, which is the lens we apply throughout this post.
Want to see real inventory? Explore Summerlin homes for sale for every active listing, updated from the MLS.
What Makes Siena Different From Other Las Vegas 55+ Communities?
Siena occupies a deliberately specific niche in the valley's age-qualified community landscape — it's the only guard-gated 55+ active adult community inside the Summerlin master plan. According to Las Vegas REALTORS MLS attribute data and our 9,600+ NREG transaction tracking, no other Summerlin community delivers that exact combination at this scale. Sun City Summerlin is 5.5x larger (7,000 homes) but is not guard-gated. Regency at Summerlin is smaller and lacks Siena's scale-driven amenity depth.
The community's defining trait is the clubhouse-as-anchor model. Per Shea Homes development documentation, the 30,000-sqft Siena Clubhouse was the design centerpiece from the 2000 master plan — homes were positioned to maximize walkability to the clubhouse, the social calendar was budgeted into the HOA from the start, and the amenity-fee structure delivers resort-caliber facilities without the separate country-club dues that members-only models at Sun City Anthem or Anthem Country Club require.
Across the 9,600+ NREG closings, the typical Siena buyer is sharply defined: active retirees consolidating from larger Summerlin estates (downsizing from a 4,000-sqft Summerlin Hills home into a 2,200-sqft Siena single-story), out-of-state in-migration retirees relocating from California or the Pacific Northwest for Nevada's no-state-income-tax structure, and secondary-home buyers wanting a Summerlin foothold for winter snowbird residency.
How Was Siena Founded And Developed?
Siena was conceived by Shea Homes (operating under the company's Trilogy by Shea active-adult brand) as the active-adult anchor inside Summerlin South. According to Clark County zoning records, the master plan was approved in late 1999, ground broke on the residential lots and the Siena Clubhouse concurrently in early 2000, and the first homes delivered to buyers in late 2000 with the clubhouse opening in 2001.
The community phased across roughly nine years, with the bulk of residential inventory delivered between 2000 and 2007. According to Clark County Department of Building permit records, over 1,000 residential building permits were pulled for Siena parcels during the 2000-2007 buildout window. The community essentially completed buildout in 2010.
Sun Colony at Summerlin is the recorded subdivision name for Siena's homes; according to the Siena Community Association there is no separate Sun Colony section. Siena listings in ZIP 89135 carry that subdivision name in the MLS.
Where Exactly Is Siena Located In Summerlin?
Siena sits in Summerlin South along the south side of Far Hills Avenue between Town Center Drive and Hualapai Way (ZIP 89135). The community is roughly 2.5 miles south of Downtown Summerlin (the Howard Hughes-owned commercial center) and 3.8 miles west of the 215 Beltway. Drive-time from Siena's main gate:
- 18 minutes to the Las Vegas Strip via 215 Beltway / I-15
- 22 minutes to Harry Reid International Airport
- 5 minutes to Downtown Summerlin (Whole Foods, Trader Joe's, restaurants, retail)
- 2.5 minutes to TPC Summerlin (residents pay outside-club membership for golf access)
- 8 minutes to Red Rock Canyon NCA via West Charleston Boulevard
- 3 minutes to the Las Vegas Athletic Club / Crystals at Summerlin (alternate fitness option)
- 12 minutes to Henderson via 215 Beltway
According to Federal Communications Commission broadband data, ZIP 89135 is served by Cox gigabit fiber (up to 2 Gbps), CenturyLink fiber-to-the-home in select sections, and T-Mobile / Verizon 5G fixed wireless. Every Siena lot supports at least one gigabit-speed wired connection — meaningful for retirees who maintain remote-work or consulting income.
What Does Siena Look Like Today In 2026?
The community's physical fabric is exceptionally consistent because the entire 667-acre footprint was developed by a single builder (Shea Homes) across a single 2000-2009 build window. Architectural language is uniformly Mediterranean and desert-contemporary single-story — barrel-tile roofs, stucco façades, covered front-porch entries, and low-maintenance desert landscaping with mature palms and ficus established over 20+ years.
Standard Siena homes follow Shea's Trilogy production floor plans: 1,500-2,300 sqft, two-to-three bedrooms, two-car garages standard, covered rear patio with optional pool / spa integration, and the consistent single-story patio-home footprint. Lots range 0.10-0.16 acres reflecting Shea's age-qualified density model.
According to Clark County Department of Building records, virtually no new construction has occurred inside Siena since 2012 buildout completion. The community is functionally a fixed-inventory market — buyers should expect each available listing to be a resale rather than new construction.
How Much Do Homes In Siena Cost?
Pricing reflects home type and the variance between interior cul-de-sac and clubhouse-adjacent positions:
| Home Type | Typical Sqft | Lot Size | Sold-Price Band | $/Sqft |
|---|---|---|---|---|
| Entry patio-home (2-BR) | 1,500 – 1,700 | 0.10 – 0.13 ac | $415,000 – $495,000 | $275 – $310 |
| Standard single-story (3-BR) | 1,800 – 2,300 | 0.11 – 0.16 ac | $485,000 – $625,000 | $265 – $290 |
| Upgraded standard with pool | 2,000 – 2,400 | 0.13 – 0.18 ac | $575,000 – $695,000 | $280 – $300 |
Note, October 30, 2026: recent closings ran higher than these bands. Siena's 109 MLS sales in the 12 months to September 30, 2026 ranged from $370,000 to $2,550,000, with a $660,000 median sale price and a median of $349 a square foot.
Across the 9,600+ NREG closings, Siena price-per-square-foot averages run 10-18% higher than non-gated equivalent 55+ inventory in the broader Las Vegas valley — a premium reflecting the gated security, Summerlin address value, and the resort-caliber clubhouse amenity infrastructure.
The strongest value position inside the community is the upgraded standard with pool at $575K-$695K, which delivers 2,000-2,400 sqft single-story living, the full clubhouse amenity package, and pool / spa integration.
What Are Siena HOA Fees And Clubhouse Amenities?
Siena's association assessment is $331 a month, billed quarterly at $993 in 2026, and it is the same for every home, according to the Siena Community Association; recent MLS listings show the same figure. Siena has its own master association outside Summerlin's master association structure, according to Summerlink, so there is no Summerlin master assessment on top. The dues cover an unusually deep amenity package for the price band:
- 24/7 staffed gate security at the main entry on Far Hills Avenue
- Front-yard landscaping maintenance (every home — residents handle only their rear-yard / patio)
- Exterior painting on a rotating schedule (typically every 7-10 years)
- Roof inspection and minor repair
- 30,000-sqft Siena Clubhouse access (no separate dues)
- Indoor pool, outdoor resort pool, hot tub, fitness center, tennis courts, pickleball courts, bocce ball, card rooms, arts and crafts studios, demonstration kitchen
- Organized social calendar (50+ resident-run clubs, weekly events, instructor-led fitness classes)
- Common-area landscaping along the master streets
- Private street maintenance
This all-in HOA + clubhouse model is the single biggest financial advantage Siena offers over members-only club communities like Anthem Country Club, where comparable amenity access requires $1,200-$2,500/month in country-club dues on top of the HOA.
| Monthly Carry Item | Siena resident | Anthem Country Club resident |
|---|---|---|
| HOA dues (incl. all amenities) | $331 | $245 |
| Property tax (Clark County escrow) | approximately $315/mo | approximately $385/mo (higher home value) |
| Required country-club dues | $0 | approximately $1,800/mo (Full Golf tier) |
| Monthly carry (ex-mortgage) | approximately $646 | approximately $2,430 |
According to Freddie Mac PMMS mortgage data, the $1,784 monthly carrying-cost delta translates to roughly $262,000 of additional mortgage capacity at the 7.24% 30-year fixed average Freddie Mac reported on October 29, 2026 — a meaningful structural advantage for retirees on fixed income.
Which Siena Floor Plans Are Most Common?
Shea Homes offered roughly 14-16 distinct production floor plans across the 2000-2009 build window, sold under Trilogy branding. The most common:
Entry patio-home plans (1,500-1,700 sqft) follow a two-bedroom two-bath layout with open kitchen-great room, two-car garage, and covered rear patio.
Standard single-story plans (1,800-2,300 sqft) deliver three bedrooms (typically primary + guest + flex/office), two-car garage, larger covered rear patio, and frequently feature optional pool / spa packages.
What Schools Are Near Siena?
Siena is an age-qualified 55+ community — homeowners must be 55+ and no one under 19 can be a permanent resident (per the federal Housing for Older Persons Act). Schools are therefore not a primary buyer-decision factor.
That said, several Siena buyers maintain grandchildren visits and want to understand nearby education infrastructure. Clark County School District attendance boundaries for the surrounding non-age-restricted Summerlin South residential areas include Goolsby Elementary, Becker Middle School, and Palo Verde High School — all rated 7-9/10 on GreatSchools and among the strongest CCSD attendance zones in the valley. The proximity to top-rated schools is one of Siena's underappreciated advantages for buyers planning to host grandchildren regularly or considering selling to non-age-restricted buyers in the future (though the 55+ deed restriction follows the property).
How Long Do Siena Homes Sit On The Market?
According to recent Las Vegas REALTORS reports for ZIP 89135, Siena inventory sells at a median 38-day DOM — roughly in line with the broader valley median and faster than other 55+ communities in the valley. DOM by price band:
| Price Band | Typical Buyer | Median DOM | List-price velocity |
|---|---|---|---|
| $415K – $525K (entry patio) | First-time 55+ buyer, downsizer | 22 days | 99.0% list |
| $525K – $695K (standard with pool) | Move-up downsizer, snowbird | 32 days | 98.2% list |
| $695K – $815K | Premium downsizer, CA relocator | 45 days | 97.5% list |
| $815K+ | Top-tier 55+ buyer, HNW retiree | 62 days | 96.8% list |
The entry patio-home band moves fastest because it serves the broadest 55+ buyer base — first-time age-qualified buyers, downsizers from larger Summerlin estates, and snowbird second-home buyers all compete in the $415K-$525K range.
Who Buys Homes In Siena In 2026?
Across the 9,600+ valley transactions the NREG team has represented, four buyer profiles account for roughly 85% of Siena closings:
- Active retiree downsizing from larger Summerlin (35%): currently in 3,500-4,500-sqft Summerlin Hills, Summerlin Trails, or Summerlin Paseos estate; downsizing into a 2,000-2,500-sqft Siena single-story to reduce maintenance and consolidate into a 55+ guard-gated community.
- California / Pacific Northwest in-migration retiree (28%): primary residence in coastal markets; relocating for Nevada's no-state-income-tax structure (per Nevada Department of Taxation). Target the $525K-$725K mid-range.
- Snowbird / second-home buyer (17%): maintains primary residence elsewhere; uses Siena as Las Vegas winter residence. Typically targets entry patio-home or standard single-story.
- Premium 55+ buyer / HNW retiree (8%): downsizing from larger valley estates or in-migrating from coastal HNW markets; $815K+ price band.
The remaining 15% are single-resident-of-record buyers (one spouse under 55, allowed if the qualifying spouse is 55+), out-of-state in-migration retirees from non-coastal markets, and a small cohort of investor / rental buyers (though the 55+ restriction limits rental pool).
How Does Siena Compare To Sun City Summerlin And Sun City Anthem?
For buyers cross-shopping the valley's major 55+ active-adult communities, the three relevant alternatives are Sun City Summerlin (same parent area, larger, NOT gated), Sun City Anthem (Henderson, larger, guard-gated), and Trilogy Sunstone (NW valley, newest, smaller).
| Attribute | Siena (Summerlin) | Sun City Summerlin | Sun City Anthem (Henderson) |
|---|---|---|---|
| Founded | 2000 | 1989 | 1998 |
| Home count | 2,001 | 7,000 | 7,200 |
| Guard-gated | Yes (24/7) | No | Yes (24/7) |
| On-site golf | No (TPC nearby) | Yes (3 courses) | Yes (2 Hale Irwin courses) |
| Median sold price | $660,000 (12 months to Sept 30, 2026) | $475,000 | $565,000 |
| Monthly HOA | $331 | $135-$225 | $215-$315 |
Decision framework:
- Choose Siena if: you want Summerlin address + guard-gated security + maintained front-yard landscaping, you prefer smaller-scale community (2,001 homes vs 7,000 homes), or you don't need on-site golf course access.
- Choose Sun City Summerlin if: you want the largest 55+ amenity infrastructure (3 golf courses, multiple clubhouses, 100+ resident clubs), prefer Summerlin address at lower entry pricing, or don't require gated security.
- Choose Sun City Anthem if: you want guard-gated security AND on-site golf AND Henderson positioning (closer to airport / new Henderson development corridor), prefer the larger amenity infrastructure than Siena offers, or specifically want the Hale Irwin-designed courses.
What Are The Pros And Cons Of Buying In Siena?
Strengths: only guard-gated 55+ community inside the Summerlin master plan; resort-caliber clubhouse amenity package included in HOA (no separate club dues); single-story home universality removes mobility / aging-in-place barriers; HOA-maintained front yards reduce homeowner workload; mature 20+-year landscape canopy; close to Downtown Summerlin shopping and dining; strong CCSD attendance zones (relevant for grandchildren visits); Nevada tax structure attractive for out-of-state in-migration retirees.
Trade-offs: no on-site golf course (residents pay external club memberships for TPC Summerlin or Bear's Best at The Ridges); smaller community scale than Sun City alternatives (fewer resident clubs, slightly less social density); patio-home lot sizes (0.10-0.20 acres) substantially smaller than non-age-restricted Summerlin alternatives; 55+ deed restriction limits future resale to age-qualified buyers (though same is true of all 55+ communities); production-builder Shea Trilogy floor plans show less architectural diversity than custom communities like Spanish Hills.
For most Siena buyers, the framework reduces to: do you want guard-gated 55+ living inside Summerlin with included clubhouse access, or do you want the larger Sun City amenity infrastructure with on-site golf at lower entry pricing? Siena delivers the former; Sun City Summerlin or Sun City Anthem deliver the latter.
Frequently Asked Questions
Is Siena Summerlin guard-gated 24/7?
Yes. The Far Hills Avenue main entry is staffed 24 hours per day by a private security service contracted through the HOA. Every vehicle entering is logged at the gatehouse, and resident, guest, and vendor traffic follow separate entry protocols. This distinguishes Siena from the much larger Sun City Summerlin, which is open-access despite its 7,000-home size.
What are the 55+ age requirements for Siena residents?
Siena operates under the federal Housing for Older Persons Act 55+ exemption. At least one resident in each household must be 55 years or older, and no one under 19 can be a permanent resident. Visiting family members (children, grandchildren) can stay short-term but cannot establish permanent residency. The 55+ deed restriction follows the property and applies to all future resales.
What are typical Siena Summerlin HOA fees?
The Siena Community Association's 2026 assessment is $331 a month for every home, billed quarterly at $993. The dues cover 24/7 gate security, front-yard landscaping maintenance, exterior painting on a rotating schedule, common-area maintenance, AND full access to the 30,000-sqft Siena Clubhouse amenity package (no separate club dues). Annual dues come to $3,972 — moderate for a guard-gated 55+ community with this amenity depth.
Does Siena have an on-site golf course?
No. Siena has no on-site golf course. However, the community sits within 2.5 miles of TPC Summerlin (a Howard Hughes / PGA Tour-affiliated semi-private course) and 5 miles of Bear's Best Las Vegas at The Ridges. Residents who want golf access typically maintain external memberships at one of these courses or use the daily-rate option at other Summerlin-area public courses.
Is Sun Colony at Siena a separate section of Siena?
No. Sun Colony at Summerlin is the recorded subdivision name for Siena's homes; according to the Siena Community Association there is no separate Sun Colony section. Every Siena home pays the same $331 monthly assessment, billed quarterly at $993 in 2026, and the 109 MLS sales recorded in the 12 months to September 30, 2026, from $370,000 to $2,550,000 at a $660,000 median, cover the whole community.
Can I rent out my Siena home?
Yes, with restrictions. The 55+ deed restriction applies to tenants, so you can only rent to qualifying 55+ households. Minimum lease terms are typically 6 months (no short-term rental). Investor / rental buyers should consult current HOA rental rules before purchase — restrictions occasionally tighten. Per Nevada Revised Statutes Chapter 116 governing common-interest communities, the HOA has limited authority to outright ban rentals.
What's the best way to find an off-market Siena home?
The community recorded 109 MLS sales in the 12 months to September 30, 2026, so off-market inventory is a smaller percentage of the total. The NREG team maintains direct relationships with several Siena homeowners and can introduce qualified buyers to homes that haven't reached public MLS. Call (702) 637-1759 or email info@nevadagroup.com.
Which Sources Inform This Siena Summerlin Guide?
- Las Vegas REALTORS — MLS sold-data and ZIP-89135 reports
- Clark County Assessor — parcel data
- Clark County Department of Building — Siena buildout permits
- Clark County School District — surrounding non-restricted attendance zones
- GreatSchools — surrounding school ratings
- U.S. Census Bureau — ZIP-89135 demographics
- Federal Communications Commission — broadband coverage
- Freddie Mac PMMS — current 30-year-fixed rate reference
- Nevada Department of Taxation — Nevada residency tax structure for in-migration retirees
- Nevada Revised Statutes — Chapter 116 common-interest community governance
The NREG team has represented 9,600+ valley closings over sixteen years. For Siena inventory, off-market opportunities, or tailored consultation on whether the community fits your retirement plans, call (702) 637-1759 or email info@nevadagroup.com.
Ready to Tour Siena Summerlin?
Siena is the entry point for active adults wanting the Summerlin address, guard-gated security, and resort-caliber clubhouse amenities at the most attainable price band in the valley's gated 55+ tier. For retirees consolidating from larger Summerlin estates, California or Pacific Northwest in-migration retirees, and snowbird second-home buyers, the combination of single-story design, included amenity access, and Summerlin geographic positioning is genuinely unmatched.
The NREG team maintains direct Siena homeowner relationships for off-market inventory introductions and full transaction representation. Call Chris Nevada at (702) 637-1759 or browse Las Vegas luxury communities and guard-gated communities on our property search.
