Henderson buyers over 55 keep landing on the same two names, and they are more different than the shared Del Webb badge suggests. Sun City Anthem is a finished city: 7,219 homes on 2,400 acres in the Henderson foothills, built from 1998 into the late 2000s, with three recreation centers, two public golf courses at its center and a club calendar that fills a printed monthly magazine. Del Webb at Lake Las Vegas is a village: 464 homes at buildout inside the gates of a lakeside resort community on Henderson's eastern edge, opened in 2020 and still selling new homes in 2026, with one clubhouse, two pools and eight pickleball courts.
We sell in both, and the questions that decide the choice are always the same three: how much house does the money buy, what do the dues really cover, and what will it be like to live there in year five. This guide answers all three with September 2026 numbers, then tells you who belongs where.
Sun City Anthem resales closed at a $570,000 median this summer (67 sales, June through August 2026) with dues near $145 a month; Del Webb at Lake Las Vegas closed four resales at $557,500 with dues near $373 plus a Lake Las Vegas improvement-district charge. Anthem buys more house, three recreation centers and 27 years of resale history; Lake Las Vegas buys a new, gated home on a private lake for about $240 more a month.
- Sun City Anthem: 114 actives at a $612,400 median; 67 summer closings at $570,000, $283 per square foot.
- Del Webb at Lake Las Vegas: 13 actives at $685,000; four summer resales at $557,500, $330 per square foot.
- Dues: about $145 a month in Anthem versus about $373 plus a LID charge at Lake Las Vegas.
- Anthem has 7,219 homes built from 1998; Lake Las Vegas has 464 at buildout, built from 2019, still selling new.
- At 20% down, the Anthem median costs about $3,430 a month and Lake Las Vegas about $3,670.
What Do Sun City Anthem and Del Webb Lake Las Vegas Cost in September 2026?
The closed sales come first, because that is what buyers actually paid. From June 1 to August 31, 2026, 67 Sun City Anthem resales closed at a median of $570,000, $283 per square foot, at 97.9% of the final list price after a median 39 days on market. The range was wide, $375,000 for a small attached villa to $1,160,000 for a golf-front estate, because Del Webb built Anthem across a decade in many series. Del Webb at Lake Las Vegas is too small and too new for a big resale sample: four resales closed in the same window at a median of $557,500, $330 per square foot, at 100% of list after 65 days, with a range of $428,000 to $1,025,000. The rest of the Lake Las Vegas activity is new construction sold directly by Pulte, which does not show up as MLS closings.
The active boards on September 8, 2026 add the supply picture. Sun City Anthem had 114 homes for sale at a $612,400 median and $295 per square foot, a median 27 days on market, and 42% had cut price. The median active is 2,096 square feet, built in 2002, with two bedrooms plus a den, which is the classic Anthem plan. Del Webb at Lake Las Vegas had 13 resale listings at a $685,000 median and $356 per square foot, 33 days on market, 38% cut, with a median size of 1,837 square feet built in 2022. Listings ran from $439,000 to $949,010. The per-square-foot premium at Lake Las Vegas, about 20% over Anthem, is the price of new construction, the gate and the lake.
Both communities sit above the valley's median. According to Las Vegas REALTORS, the median existing single-family home in Southern Nevada sold for $475,000 in August 2026, down 1% from a year earlier, so Anthem's $570,000 median is a 20% premium and Lake Las Vegas's resale median a 17% premium. In Henderson as a whole, the Henderson homes for sale board has been running a median near $500,000, so both are premium Henderson products.
| Measure | Sun City Anthem | Del Webb at Lake Las Vegas |
|---|---|---|
| Homes | 7,219, built 1998 to late 2000s | 464 at buildout, built 2019 to present |
| Active resale listings | 114 | 13 |
| Median asking price | $612,400 | $685,000 |
| Median asking price per square foot | $295 | $356 |
| Median size and year built (active) | 2,096 sq ft, 2002 | 1,837 sq ft, 2022 |
| Share of actives with a price cut | 42% | 38% |
| Resale closings, June to August 2026 | 67 | 4 |
| Median closed price | $570,000 | $557,500 |
| Median closed price per square foot | $283 | $330 |
| Sale-to-list and days on market (closed) | 97.9%, 39 days | 100%, 65 days |
| Monthly dues (typical) | about $145 ($435 a quarter) | about $373 plus LID charge |
| Gate | None | Gated |
How Do the Two Communities Compare on Size, Setting and Home Age?
Sun City Anthem is one of the largest 55+ communities in the American West, and its scale shapes daily life. The 7,219 homes climb the foothills of the McCullough Range from about 2,700 to 3,300 feet of elevation, which gives the upper streets a view of the entire valley and the Strip and gives the whole community summer afternoons a few degrees cooler than the airport. Del Webb built it in series across roughly a decade, so the housing stock runs from 1,100-square-foot attached villas to 3,000-square-foot estate plans, mostly single-story, on lots that get larger as you climb. The median active listing, at 2,096 square feet, is a two-bedroom-plus-den built in 2002, which is the plan most of our Anthem buyers end up in.
Del Webb at Lake Las Vegas is a single gated neighborhood inside the 3,592-acre Lake Las Vegas resort, built on the hills above the 320-acre private lake at the community's east end. According to PulteGroup, the community opened on February 8, 2020 with approximately 460 homes planned, and current listings put buildout at 464 across floor plans from 1,579 to 2,736 square feet with two to four bedrooms, all single-family. The median resale listing is 1,837 square feet built in 2022. Because the community is still under construction, resale buyers compete with the builder's own inventory and incentives, which is why resale days on market run longer here than in Anthem.
Age is the practical difference. A 2002 Anthem home is on its second air conditioner, has had its water heater replaced, and is in the window where tile-roof underlayment needs inspection; a 2022 Lake Las Vegas home has everything original and years of warranty coverage left on structure. The Anthem home has a larger lot, a more established landscape and a full-size garage; the Lake Las Vegas home has current finishes, a modern open plan and the energy efficiency of 2020s construction, which matters for the summer power bill. According to the U.S. Energy Information Administration, Nevada's residential electricity averaged 13.11 cents per kilowatt-hour in June 2026, one of the lowest rates in the West, but a 2,100-square-foot home built in 2002 still uses more of it than a 1,837-square-foot home built in 2022.
What Do the Dues and District Charges Actually Cover?
Sun City Anthem is inexpensive to belong to for what it delivers. According to the Sun City Anthem Community Association, the main association assessment is $435 per quarter, about $145 a month, and current MLS entries show that same figure. For that the community operates three recreation centers, Anthem Center, Independence Center and Liberty Center, with indoor and outdoor pools, fitness centers, a ballroom, a performing-arts venue, hobby and craft studios, tennis, pickleball and bocce, plus the administration behind more than 100 clubs and interest groups. The two golf courses at the community's core, the Revere Golf Club's Lexington and Concord, are public courses under separate ownership, so golf is pay-as-you-play and not in the dues. Some Anthem sub-associations carry their own small assessment for gated or attached sections; the resale package will show it.
Del Webb at Lake Las Vegas costs more per month and covers more layers. Current listings show the combined dues at a median of about $373 a month, which in the MLS entries breaks out roughly as a Del Webb sub-association charge in the low $200s and a Lake Las Vegas master association charge in the $150s, funding the gate, the 10,000-square-foot clubhouse, two pools and a spa, eight pickleball courts, bocce, the event lawn and fire pit, the lifestyle director, and the resort's master-plan streets, landscaping and lake operations. On top of the dues, Lake Las Vegas parcels carry a Local Improvement District charge on the property-tax bill that repays the infrastructure bonds issued to build the resort; local brokers who specialize in the community quote it at roughly $85 a month for the Del Webb parcels, and the exact amount varies by parcel and is disclosed on the Clark County Treasurer's tax bill. Ask for the parcel's LID balance and payoff schedule before you write an offer; some sellers have prepaid it.
| Charge | Sun City Anthem | Del Webb at Lake Las Vegas |
|---|---|---|
| Main association dues | $435 a quarter (about $145 a month) | Del Webb sub-association, low $200s a month |
| Master association | None beyond the main association for most sections | Lake Las Vegas master, about $150 a month |
| Combined dues shown in listings | about $145 | about $373 (median of 13 listings) |
| Local Improvement District | None | Yes, on the tax bill; roughly $85 a month for many parcels, varies |
| Gate | None (some sections gated separately) | Staffed gate |
| Recreation facilities | Three centers, indoor and outdoor pools, theater | One 10,000 sq ft clubhouse, two pools, eight pickleball courts |
| Golf | Revere Golf Club, public, two courses inside the community | Reflection Bay Golf Club, public, inside the resort |
| Annual cost of dues and district charges | about $1,740 | about $5,500 |
The gap, roughly $230 a month in dues plus the LID, is about $3,800 a year. Over ten years that is $38,000, a meaningful number against a purchase price that is roughly the same at the resale median. What you buy with it is the gate, the newness of the facilities and the lake setting. What you give up is Anthem's three-center variety and 27 years of proof that the dues stay stable.
Which Amenities Does Each Community Deliver Day to Day?
Anthem's amenity package is the reason 7,219 households live there. Anthem Center is one of the largest 55+ clubhouses in the country, and with Independence Center and Liberty Center the community runs indoor lap swimming year-round, outdoor resort pools, three fitness rooms, a full theater season, dozens of hobby studios from ceramics to woodworking, and a calendar with something every hour of every day. The Revere Golf Club's two courses wind through the middle of the community, and residents who play get a course they can reach in a golf cart plus the choice of dozens of other Henderson and Las Vegas courses within 30 minutes. Shopping and dining are outside the community but close: the Anthem Highlands retail center, the Eastern Avenue corridor and the Green Valley restaurants are all within ten minutes.
Del Webb at Lake Las Vegas concentrates its amenity spending into one very good clubhouse and one very unusual setting. The clubhouse holds a fitness center, multipurpose rooms and the lifestyle director's office; outside are a lap pool and a resort pool with spa, eight pickleball courts, bocce, an event lawn and a fire pit. Then there is the lake: residents kayak and paddleboard on 320 acres of private water, walk the shoreline paths, and drive five minutes to MonteLago Village's restaurants, the Reflection Bay Golf Club and the resort hotels. According to Lake Las Vegas, the master plan continues to add restaurants, a marina and new neighborhoods, which is both an amenity and a construction-era reality for current residents.
The honest comparison is breadth versus setting. If your week involves lap swimming, a chorus rehearsal, a woodshop project and two rounds of golf, Anthem supports all of it inside the community. If your week involves pickleball, a paddleboard, a walk to a lakeside dinner and a quiet gated street, Lake Las Vegas is built for exactly that. Both have lifestyle staff and active clubs; the difference is the size of the menu.
How Does Location Change Daily Life in Anthem Versus Lake Las Vegas?
Sun City Anthem sits in the southern foothills of Henderson, ZIP codes 89052 and 89044, off Eastern Avenue and the 215 Beltway. The Strip is about 25 minutes, Harry Reid International Airport about 20 to 25 minutes via the 215 and I-15, and the Henderson medical corridor, Henderson Hospital, St. Rose Dominican's Siena campus and the outpatient centers along Eastern and Horizon Ridge, is ten to fifteen minutes away. Costco, Trader Joe's, Whole Foods and the Green Valley dining scene are all within a fifteen-minute radius; this is the most convenient 55+ location in Henderson by a wide margin.
Del Webb at Lake Las Vegas sits at the far eastern edge of Henderson in ZIP 89011, at the end of Lake Mead Parkway. The Strip is about 30 minutes, the airport about 25 to 30, and the nearest full-service hospital, St. Rose Dominican's Siena campus or Henderson Hospital, about 20 minutes. Groceries mean a drive to the Lake Mead Parkway retail cluster fifteen minutes west, though MonteLago Village supplies restaurants and a market within the resort. Lake Mead National Recreation Area is 15 minutes east, and Boulder City's small-town main street about 20 minutes south, which for hikers, boaters and anyone who wants desert quiet is the point of the location.
The elevation and climate are similar; both sit a few hundred feet above the valley floor and both run slightly cooler than the airport in summer. According to NOAA's 1991 to 2020 climate normals, Las Vegas averages 78 days a year at or above 100 degrees and about 10 nights at or below freezing; Anthem's higher streets shave a little off both, and Lake Las Vegas's lake breeze does the same on summer evenings. The difference that matters is minutes to everything: Anthem is ten minutes from what a retiree needs weekly; Lake Las Vegas is fifteen to twenty, in exchange for the lake.
What Does the Monthly Budget Look Like in Each Community?
Many of our 55+ buyers pay cash, but the monthly number matters because dues, taxes and insurance continue forever. According to Freddie Mac, the 30-year fixed averaged 6.71% in the first week of September 2026, and that is the rate used below. According to the U.S. Census Bureau, the median Clark County owner paid $2,057 in real estate taxes on a $431,000 median home in 2020 to 2024, an effective rate of about 0.48%, which is the tax line used here along with each community's dues, an $85 LID estimate at Lake Las Vegas and typical insurance. Nevada's 3% cap on annual owner-occupied tax increases under NRS 361.4723 keeps the tax line predictable after purchase.
| Line item | Sun City Anthem ($570,000) | Del Webb at Lake Las Vegas ($557,500) |
|---|---|---|
| Down payment (20%) | $114,000 | $111,500 |
| Loan amount | $456,000 | $446,000 |
| Principal and interest | $2,946 | $2,881 |
| Property tax (about 0.48%) | $228 | $223 |
| Association dues | $145 | $373 |
| Local Improvement District (estimate) | $0 | $85 |
| Homeowners insurance (estimate) | $110 | $110 |
| Total monthly | $3,429 | $3,672 |
| Carrying cost with no mortgage | $483 | $791 |
Two things stand out. First, at the resale median the purchase prices are nearly identical, so the $240-a-month difference is almost entirely dues and the LID. Second, the no-mortgage carrying cost, which is what a cash buyer actually pays every month, is $483 in Anthem versus $791 at Lake Las Vegas, a $3,700-a-year difference that compounds over a long retirement. Against that, the Lake Las Vegas buyer owns a home that is 20 years newer with a warranty, and will not face Anthem's roof, HVAC and window costs for a decade or more; a reasonable estimate of that deferred maintenance on a 2002 Anthem home is $30,000 to $50,000 over ten years, which is roughly the dues difference over the same period. The two communities are closer in true cost than the monthly line suggests.
Buying new at Lake Las Vegas changes the math again. Pulte's standing inventory and to-be-built homes carry incentives that vary by month, sometimes rate buydowns, sometimes closing-cost credits, and the resale listings at a $685,000 median are competing with them. If you want a new Lake Las Vegas home, get the builder's current sheet and the resale board side by side; the resale premium disappears some months and reappears in others. Our new construction page explains how to use a buyer's agent with a builder without losing the incentive.
Which Community Holds Value Better, and What Do the Numbers Say?
Sun City Anthem has 27 years of resale history, and the summary is stability with a premium. The community has consistently sold at 15% to 25% above the valley's single-family median, its dues have stayed low relative to the amenity base because 7,219 households share the cost, and its association's reserves are large and well documented. This summer's 67 closings at 97.9% of list after 39 days show a normal, liquid market with some negotiation; the 42% of actives with a price cut mirrors the valley. The risk is age-related: the spread between updated and original homes is widening, and buyers are paying $300 or more per square foot for remodeled homes and $250 to $265 for original ones. A seller who has not updated a 2002 kitchen is now taking a $40,000 to $60,000 haircut, and a buyer who wants an original home to remodel can find value.
Del Webb at Lake Las Vegas has a short record and a specific risk: the builder is still selling. Until Pulte closes out its final phases, resale prices are capped by what a buyer can get new with incentives, and resale days on market run long, 65 days for this summer's four closings. Once buildout is complete and the last builder inventory is gone, which at the current pace is likely within a year or two, the resale market becomes the only market, and communities like this typically see prices firm up. The other factor is Lake Las Vegas itself. According to the Lake Las Vegas master developer, new neighborhoods, restaurants and marina improvements are under way, and our guide to the Lake Las Vegas expansion tracks them. A maturing resort around a finished 55+ enclave is the best case for value; a stalled one is the risk, and Lake Las Vegas has had both in its history.
For a ten-year hold, the honest expectation is that Anthem tracks the valley with its premium intact, and Lake Las Vegas tracks Anthem with a newer-home premium that narrows as the homes age. For a three-to-five-year hold, buy the updated Anthem home or wait for Lake Las Vegas buildout; buying a resale that competes with the builder is the one situation where you can lose money in a 55+ community that is otherwise doing fine.
What Should Buyers Know About Anthem's Older Homes?
A Sun City Anthem home built in 2002 is in the maintenance window, and the checklist is specific to Henderson's foothills. Tile roofs are concrete over underlayment, and it is the underlayment that fails in the 20-to-30-year window; budget $15,000 to $30,000 if the seller cannot show it has been done. Air conditioners last 12 to 15 years here, so most Anthem homes are on their second unit and some are due for a third; get the serial number and manufacture date. Water heaters are a ten-year item. Stucco cracks and expansive soils on the hillside lots deserve a look from an inspector who knows the area, and the community's elevation means slightly more wind exposure on the upper streets. Windows are dual-pane from new but often original, and $10,000 to $20,000 in replacements shows up in our clients' remodel budgets.
The compensation is everything else. Anthem's lots are larger than any newer 55+ community's, the garages are full-size and often have golf cart bays, the landscape is mature, and the plans, especially the two-bedroom-plus-den series, remodel well. The community's rules and reserves are documented in a resale package that runs hundreds of pages, and the association is professionally managed at a scale that keeps dues predictable. If you buy an original-condition Anthem home at a discount and update it, you own the most proven 55+ product in Henderson at a price that reflects its age rather than its location.
According to NRS 116.4109, the seller must deliver the resale package and you may cancel within five days of receiving it; read the reserve study for the three recreation centers, and check whether the specific sub-association carries its own assessment. Then price your offer against the last ninety days of closings in the same series and condition, not the community median; in a 7,219-home community the median is an average of many different products.
What Are the Trade-offs of Buying New at Del Webb Lake Las Vegas?
A 2022 Del Webb at Lake Las Vegas home is as close to maintenance-free as a desert house gets: original everything, current building codes, dual-pane low-e glass, a high-efficiency air conditioner, PEX plumbing and the remainder of a structural warranty. Floor plans are current, with the great-room kitchen, the flex room and the outdoor living connection that buyers now expect, and the community's hillside setting produces lake and mountain views from many lots. The gate is staffed and the streets are quiet, which for a snowbird who leaves for three months is worth a great deal.
The trade-offs are the ones that come with a small, new community. Lots are compact and homes sit close together, with backyards that are mostly patio. The single clubhouse is excellent but it is one building; there is no indoor pool, no theater, no woodshop. Construction continues around you until buildout, with model-home traffic and builder trucks on the streets. The dues are more than double Anthem's, and the LID is a line on the tax bill that Anthem residents never see. And the location, at the end of Lake Mead Parkway, adds ten to fifteen minutes to most errands and to the hospital.
The buyer for whom it works is the one who wants a lock-and-leave new home in a resort setting, who values the lake and the gate over amenity breadth, and who has run the carrying cost with eyes open. Lake Las Vegas also has non-age-restricted neighborhoods and new construction from other builders, including Lennar and Century, so a couple who is not sure they want an age restriction has choices inside the same gates.
Who Should Pick Sun City Anthem, and Who Should Pick Del Webb Lake Las Vegas?
Pick Sun City Anthem if you want a community with everything inside it. Three recreation centers, indoor swimming, a theater season, 100-plus clubs, two golf courses at the center and low dues that 7,219 households share are the most complete 55+ package in Henderson. Pick it if convenience matters: the Henderson hospitals, Costco, the airport and the Green Valley restaurants are all within fifteen minutes. Pick it if you want the longest resale record in the market behind your purchase, and if you are comfortable owning a 20-year-old home and budgeting for its systems. And pick it if you want choice: 114 resale listings on a given day, from $340,000 villas to $1.75 million estates, is a market you can shop in.
Pick Del Webb at Lake Las Vegas if you want new, gated and lakeside, and you are willing to pay about $3,700 a year more in dues and district charges for it. Pick it if your amenity list is pickleball, a pool, a paddleboard and a quiet street rather than a theater and a woodshop. Pick it if you spend part of the year elsewhere and want a gate and a builder warranty watching the house. Pick it if the lake and the resort dinners are the retirement you pictured, and the extra fifteen minutes to town does not bother you. And if you are buying in the next year or two, decide between the builder's new inventory and a resale with the incentive sheet in hand.
If neither fits exactly, Henderson has more 55+ options than any city in Nevada. Solera at Anthem is the gated, smaller Del Webb community next to Sun City Anthem; Sun City MacDonald Ranch is the compact, established option in Green Valley; and Heritage at Cadence is the new Lennar 55+ neighborhood inside the Cadence master plan. The Henderson 55+ hub compares all of them.
How Do You Buy in Either Community Without Surprises?
According to HUD, the federal Housing for Older Persons Act requires that at least 80% of occupied homes must have a resident aged 55 or older, and each association sets its own rules for younger spouses, caregivers and visiting grandchildren. Read those rules in the resale package before you fall in love with a floor plan; the surviving-spouse provisions and the caregiver rules vary and matter.
At Sun City Anthem, the diligence is about the house and the sub-association. Get the resale package, read the reserve study for the recreation centers, confirm whether the specific section has a gate or attached-product assessment, and inspect the roof and HVAC like they are 24 years old, because they are. At Del Webb at Lake Las Vegas, the diligence is about the layers. Get the resale package for both the Del Webb sub-association and the Lake Las Vegas master association, get the LID balance and annual charge for the specific parcel from the county tax bill, ask the builder for its current incentive sheet even if you are buying resale, and confirm what remains to be built around the lot you are considering, because a model-home row or a future phase next door changes the experience for the next two years.
In both, price your offer against the last ninety days of closings in the same series and condition. Our team tracks both communities weekly; call (702) 637-1759 and we will pull the comparables, the resale package and, at Lake Las Vegas, the builder's sheet before you tour.
What Do Sellers in Both Communities Need to Know This Fall?
Sun City Anthem sellers are in a normal fall market: 114 competing listings, 42% of them already reduced, and buyers who closed this summer at 97.9% of list after 39 days. The homes that sell in three weeks are the updated ones priced to the last ninety days of comparable closings; the homes that sit are original-condition homes priced like updated ones. If your kitchen and baths are from 2002, price the discount in or spend the $40,000 to $60,000 before listing; either works, pretending does not. Lead with the view if you have one and the recreation-center proximity if you do not.
Del Webb at Lake Las Vegas sellers face a different problem: the builder. With Pulte still selling new homes with incentives, a resale has to be priced against the builder's net, not its list, and it has to offer something the builder cannot: a finished backyard, window coverings, a view lot that is sold out, or immediate occupancy. This summer's four resales closed at 100% of their final list, which shows that the sellers who priced against the builder got their number; the 13 active listings sitting 33 days at a $685,000 median show how many did not. Once buildout is complete, this changes, and patient sellers may do better in 2027 than in late 2026.
For sellers in either community who are moving to the other, which we see every year in both directions, the timing is workable now: both markets are liquid at the right price. Our sellers page explains the seven-day listing agreement we offer, and if you are weighing a move between Henderson's 55+ communities, we will run both sides of the transaction on one sheet.
Frequently Asked Questions
Which is more expensive, Sun City Anthem or Del Webb at Lake Las Vegas?
At the resale median they were nearly the same this summer: $570,000 in Sun City Anthem (67 closings) versus $557,500 at Del Webb at Lake Las Vegas (four closings). Per square foot, Lake Las Vegas is about 17% higher ($330 versus $283) because the homes are new. Active asking medians were $612,400 and $685,000.
What are the HOA dues in each community?
Sun City Anthem's main association assessment is $435 a quarter, about $145 a month, per the association. Del Webb at Lake Las Vegas listings show combined dues of about $373 a month covering the Del Webb sub-association and the Lake Las Vegas master association, plus a Local Improvement District charge on the tax bill, roughly $85 a month for many parcels.
Is Sun City Anthem gated?
No. Sun City Anthem is an open community, though some sections have their own gates. Del Webb at Lake Las Vegas is gated with staffed entry, and Lake Las Vegas as a whole has gated neighborhoods throughout.
Is Del Webb at Lake Las Vegas finished?
Not yet. Pulte opened the community in February 2020 with about 460 homes planned, 464 at buildout per current listings, and new homes were still selling in September 2026. Resale buyers should compare the builder's current incentives against resale listings.
How far is each community from a hospital?
Sun City Anthem is ten to fifteen minutes from Henderson Hospital and St. Rose Dominican's Siena campus. Del Webb at Lake Las Vegas is about 20 minutes from the same hospitals, at the eastern end of Lake Mead Parkway.
Which community is better for golf?
Sun City Anthem, by a wide margin. The Revere Golf Club's two public courses run through the middle of the community. Lake Las Vegas has the public Reflection Bay Golf Club within the resort, about five minutes from the Del Webb gate.
Can I buy in either community if I am under 55?
Only in limited cases. Both follow the federal rule that at least 80% of homes have a resident 55 or older, and each association sets rules for younger spouses, partners and caregivers. Ask for the age-verification policy in the resale package before you write an offer.
Which Sources Inform This Sun City Anthem vs Del Webb Lake Las Vegas Guide?
- Listing and closing data: the GLVAR-fed MLS, filtered to the Sun City Anthem and Del Webb at Lake Las Vegas (Rainbow Canyon) subdivisions, active listings pulled September 8, 2026 and closings from June 1 to August 31, 2026, compiled by NREG. Community facts from the NREG community pages, Del Webb and Lake Las Vegas published materials.
- Sun City Anthem Community Association, buyer information
- PulteGroup newsroom, Del Webb amenity centers at Lake Las Vegas and North Ranch and Del Webb at Lake Las Vegas
- Lake Las Vegas master developer
- Las Vegas REALTORS market statistics
- Freddie Mac Primary Mortgage Market Survey
- U.S. Census Bureau, American Community Survey 2020 to 2024, Clark County
- Clark County Assessor and Clark County Treasurer
- NRS Chapter 116 (resale package) and NRS Chapter 361 (tax caps)
- HUD, Housing for Older Persons Act
- U.S. Energy Information Administration, Electric Power Monthly, Table 5.6.A
- NOAA 1991 to 2020 climate normals
- Related reading: our Sun City Anthem guide and Lake Las Vegas master-plan guide
Methodology: monthly costs assume 20% down, a 6.71% 30-year fixed rate, a 0.48% effective Clark County tax rate, current dues, an $85 LID estimate at Lake Las Vegas and estimated insurance; they are planning figures, not quotes. LID amounts vary by parcel; verify on the county tax bill.
To tour both communities in one day with the comparables, the resale packages and the builder's incentive sheet in hand, call (702) 637-1759 or visit us at 8945 W Russell Rd, Suite 170.
