Both of these communities carry the Del Webb name, both are age-restricted to 55 and over, and both are full of buyers who arrived from California, the Midwest and the Northeast with the same question: which one is worth the money? The answer depends less on the brand than on what you value. Sun City Summerlin is the original, built between 1989 and 2002 on 2,400 acres against the Red Rock escarpment, with 7,779 homes, three golf courses and four recreation centers. Sun City Aliante is the newer, smaller cousin in North Las Vegas, about 2,000 homes built from 2003 to 2008 inside the Aliante master plan, with one recreation center and a public golf course next door.
I have represented buyers and sellers in both for years, and the honest framing is this: Summerlin sells lifestyle density and location, Aliante sells a newer house for less money. This guide puts the numbers side by side as of September 2026, counts what the dues buy, prices a monthly budget in each, and tells you who should pick which.
Sun City Summerlin resales closed at a $445,000 median this summer (94 sales, June through August 2026) against $355,500 in Sun City Aliante (14 sales), a gap of about $90,000 for a similar 1,400-to-1,500-square-foot single-story. Summerlin buys three golf courses, four recreation centers and Red Rock views for about $230 a month in dues; Aliante buys a newer house, $151.50 in dues and North Las Vegas prices. Your budget, not the brand, decides.
- Sun City Summerlin: 150 active listings at a $459,500 median; summer closings median $445,000 at $300 per square foot.
- Sun City Aliante: 27 actives at $370,000; 14 summer closings at $355,500 and $268 per square foot, 14 days on market.
- Dues run about $230 a month in Summerlin versus $151.50 in Aliante as of July 1, 2026.
- Summerlin homes date from 1989 to 2002; Aliante's roughly 2,000 homes from 2003 to 2008, with newer systems.
- At 20% down, about $2,800 a month carries the Summerlin median and $2,220 carries Aliante's.
What Do Sun City Summerlin and Sun City Aliante Cost in September 2026?
Start with the closed sales, because asking prices in both communities are being cut. Between June 1 and August 31, 2026, 94 Sun City Summerlin homes closed at a median of $445,000, $300 per square foot, at 100% of the final list price after a median 27 days on market. The range ran from $249,000 for a small attached unit to $1,415,000 for a golf-course estate. In the same three months, 14 Sun City Aliante homes closed at a median of $355,500, $268 per square foot, also at 100% of list, after a median of just 14 days. The Aliante range was tighter, $330,000 to $449,000, because the community was built in a narrower band of floor plans over five years rather than thirteen.
The active boards on September 8, 2026 tell the same story with more inventory. Sun City Summerlin had 150 homes for sale at a $459,500 median and $313 per square foot, a median 27 days on market, and half of them had already cut their price at least once. Listings ran from $267,900 to $1,499,000. Sun City Aliante had 27 homes for sale at a $370,000 median and $285 per square foot, 25 days on market, and 67% had cut. Both communities are seeing the price reductions that the whole valley is seeing this fall. According to Las Vegas REALTORS, the valley's median existing single-family price slipped to $475,000 in August 2026, down 1% from a year earlier, with 7,590 single-family homes listed without offers.
Put the two medians against the valley and the positioning is clear. Sun City Summerlin's median resale sits about $30,000 under the valley's single-family median for a home that is 25 to 35 years old but carries Summerlin's location premium and an amenity package no other 55+ community in Nevada matches. Sun City Aliante's median sits about $120,000 under the valley median for a home that is roughly 20 years old in a master plan that is still filling in. That $90,000 gap between the two, on a like-for-like 1,400-to-1,500-square-foot single-story, is the number this whole article is about.
| Measure | Sun City Summerlin | Sun City Aliante |
|---|---|---|
| Active listings | 150 | 27 |
| Median asking price | $459,500 | $370,000 |
| Median asking price per square foot | $313 | $285 |
| Median days on market (active) | 27 | 25 |
| Share of actives with a price cut | 50% | 67% |
| Median size and year built (active) | 1,487 sq ft, 1993 | 1,420 sq ft, 2005 |
| Closings, June to August 2026 | 94 | 14 |
| Median closed price | $445,000 | $355,500 |
| Median closed price per square foot | $300 | $268 |
| Median days on market (closed) | 27 | 14 |
| Closed range | $249,000 to $1,415,000 | $330,000 to $449,000 |
| Monthly dues (typical) | about $230 | $151.50 ($300 a quarter plus $51.50 master) |
How Do the Two Communities Compare on Size, Age and Layout?
Sun City Summerlin is a small city. Del Webb built it in phases from 1989 to 2002, and the result is 7,779 homes across dozens of floor plans, from 1,000-square-foot attached villas to 3,000-square-foot golf-front customs, spread over hillside terrain that gives the upper streets views of the entire valley. The median active listing is 1,487 square feet with two bedrooms, built in 1993. Streets curve, lots vary, and the community is large enough that residents talk about "the north side" and "the south side" as if they were different towns. Sun City Aliante is a neighborhood. Del Webb built roughly 2,000 homes there between 2003 and 2008 inside the 1,905-acre Aliante master plan, on flat ground north of the 215 Beltway. The median active listing is 1,420 square feet with three bedrooms, built in 2005, and the plans are drawn from a compact set of Del Webb series, so the streetscape is more uniform and the houses are more alike.
Age matters in three ways. First, systems: a 2005 Aliante house is on its first or second air conditioner and water heater and its original roof with a decade of life left; a 1993 Summerlin house has usually had the air conditioner replaced once or twice, the water heater several times, and is somewhere in the window where a tile roof underlayment needs attention. Second, layout: Aliante's plans have the open kitchen-great room that buyers now expect, while the older Summerlin plans often have a formal living room and a separate family room, which some buyers love and some spend $40,000 to open up. Third, lots and views: Summerlin's terrain produces the view lots that command $600,000 and up; Aliante's flat grid produces fewer premiums but more consistent pricing.
The square-footage math favors Aliante on paper and Summerlin in practice. At $268 per closed square foot against $300, Aliante is about 11% cheaper per foot. But the Summerlin figure includes golf-course, view and remodeled homes that pull the median up; the entry tier of Sun City Summerlin, small single-stories on interior streets, transacts in the $350,000 to $420,000 band, which overlaps the top of Aliante. If your budget is $400,000, you can choose between a 1,300-square-foot 1990s home in Summerlin and a 1,700-square-foot 2006 home in Aliante, and that is the real decision most buyers face.
What Do the HOA Dues Buy in Each Community?
Dues are where buyers feel the difference every month, so here are the actual numbers. Sun City Summerlin's association assessment shows up in current MLS entries at a median of about $230 a month, and the community is not gated, so nothing in that figure pays for guards. What it pays for is the largest amenity inventory of any 55+ community in the valley: four recreation centers, indoor and outdoor pools, a theater with a full performing-arts season, fitness rooms, tennis and pickleball, dozens of hobby shops, and the administration behind more than 80 chartered clubs. The three golf courses are owned by the association, which means residents pay to play rather than through dues, but also that the courses are run for residents rather than for outside revenue.
Sun City Aliante's dues are two line items. According to the Sun City Aliante association, the Sun City Aliante assessment is $300 paid quarterly and the Aliante Master Association assessment is $51.50 paid monthly, which makes the total per home $151.50 a month as of July 1, 2026. The Sun City portion funds one recreation center with a fitness room, pool and spa, courts and club rooms, plus the community's roughly 50 clubs and a lifestyle staff. The master-association portion funds the Aliante master plan's parks, trails and common areas, which residents share with the surrounding family neighborhoods. Golf is not part of either: the Aliante Golf Club next door is a public course, and residents pay the same rack rate as anyone else.
The difference, roughly $80 a month or about $950 a year, is small against the $90,000 price gap; over ten years it is about $9,500. What it really measures is amenity density. Summerlin residents pay more and get four centers within a golf cart ride; Aliante residents pay less and get one center within a walk. Neither community has a guard gate, which surprises buyers who assume 55+ means gated; if a staffed gate is on your list, the valley's gated 55+ options are the newer, smaller communities such as Trilogy at Summerlin, Regency at Summerlin and Del Webb at North Ranch, and they charge for it.
Which Amenities Does Each Sun City Actually Deliver?
Amenities are the reason Sun City Summerlin sells for a premium, so it is worth being specific. The four recreation centers are Mountain Shadows, Desert Vista, Sun Shadows and Pinnacle, spread across the community so that most homes are within a few minutes of one. Between them they hold multiple pools including indoor pools for year-round lap swimming, a large ballroom that hosts dances and shows, fitness centers, a library, arts and crafts studios, a woodshop, billiards rooms, tennis and pickleball courts, bocce, lawn bowling and a softball field. The Starbright Theatre seats several hundred and runs a season of concerts and shows. The three golf courses, Highland Falls, Palm Valley and the executive-length Eagle Crest, mean a resident can play a different course each day of a long weekend without leaving the community. More than 80 chartered clubs cover everything from investment groups to a full-scale model railroad.
Sun City Aliante delivers a solid, focused version of the same idea. Its single recreation center has a fitness room, an outdoor pool and spa, a ballroom and multipurpose rooms, tennis and pickleball, bocce and a busy calendar run by a lifestyle director, with about 50 clubs and interest groups. What it adds is the surrounding master plan: the Aliante Nature Discovery Park with its lake and walking loop, the Aliante Golf Club with its practice facility, and the Aliante Casino and Hotel with restaurants and a movie theater within a short drive. For a resident who wants one good clubhouse, a walkable park and a golf course they can play without a membership, the package is complete; for a resident who wants to swim laps indoors in January, sing in a chorus and play three different courses, it is not.
| Item | Sun City Summerlin | Sun City Aliante |
|---|---|---|
| Homes and build years | 7,779, built 1989 to 2002 | about 2,000, built 2003 to 2008 |
| Recreation centers | Four (Mountain Shadows, Desert Vista, Sun Shadows, Pinnacle) | One |
| Pools | Indoor and outdoor | Outdoor pool and spa |
| Golf | Three association-owned courses | None owned; public Aliante Golf Club adjacent |
| Theater and events | Starbright Theatre season, ballroom | Ballroom and multipurpose rooms |
| Clubs | More than 80 chartered | About 50 |
| Gate | None | None |
| Monthly dues | About $230 | $151.50 (Sun City $300 a quarter plus $51.50 master) |
| Nearest hospital | Summerlin Hospital, about 10 minutes | Centennial Hills Hospital, about 10 minutes; VA medical center nearby |
The practical way to compare is to list what you will actually use. In my experience most Sun City residents use two or three amenities regularly, not fifteen. If those two or three are a pool, a gym and a card room, both communities serve you and Aliante does it $90,000 cheaper. If they include golf, a theater season or a specific club that only exists in Summerlin, the premium is buying something real.
How Does Location Change Daily Life in Summerlin Versus North Las Vegas?
Sun City Summerlin sits on the western rim of the valley in ZIP codes 89134 and 89144, five minutes from Downtown Summerlin's shopping and restaurants, ten minutes from Red Rock Canyon's scenic loop, and about twenty minutes from the Strip by way of Summerlin Parkway and US 95. Summerlin Hospital and MountainView Hospital are both close; the Cleveland Clinic Lou Ruvo Center for Brain Health is downtown, 20 minutes away. The elevation runs 200 to 400 feet above the valley floor, which means summer afternoons run a few degrees cooler than the airport reading and the views from the upper streets take in the entire valley at night.
Sun City Aliante sits at the north end of the valley in ZIP 89084, just north of the 215 Beltway where it meets Aliante Parkway. The Strip is about twenty minutes south on I-15, the same as from Summerlin but in the opposite direction; Harry Reid International Airport is closer to 30 minutes. The VA Southern Nevada Healthcare System's medical center on North Pecos Road is a short drive, which for veterans is a decisive advantage that no other Sun City in the valley can match, and Centennial Hills Hospital is about ten minutes west. Downtown Summerlin's retail depth is not replicated in North Las Vegas yet, though the Aliante casino district, the shopping along Craig Road and the new construction across the north valley are filling in the map every year.
The climate is the same and the commute is a wash. 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, and both communities sit a little above the valley floor. The difference is in what surrounds you. According to the U.S. Census Bureau, the city of Las Vegas has a median age of 38.6 and 16% of residents aged 65 and over, while North Las Vegas skews younger and more family-oriented, so a Sun City Aliante resident leaves an age-restricted bubble for a young, growing city every time they drive out the gate. A Sun City Summerlin resident leaves for Summerlin, a master plan with a median age closer to their own, a retail core built for them and a housing stock that includes a half-dozen other 55+ enclaves. Some buyers find the North Las Vegas energy refreshing; others find it jarring. Visit both on a Saturday afternoon before you decide.
What Does a $2,200, $2,800 and $3,500 Monthly Budget Buy in Each?
Most of our 55+ buyers pay cash or put down well over 20%, but the monthly number still matters because dues, taxes and insurance continue after the mortgage is gone. 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 and typical insurance. Nevada's 3% annual cap on owner-occupied property tax increases under NRS 361.4723 keeps the tax line predictable once you own.
| Line item | Sun City Summerlin ($445,000) | Sun City Aliante ($355,500) |
|---|---|---|
| Down payment (20%) | $89,000 | $71,100 |
| Loan amount | $356,000 | $284,400 |
| Principal and interest | $2,300 | $1,837 |
| Property tax (about 0.48%) | $178 | $142 |
| Association dues | $230 | $152 |
| Homeowners insurance (estimate) | $100 | $90 |
| Total monthly | $2,808 | $2,221 |
| Carrying cost with no mortgage (tax, dues, insurance) | $508 | $384 |
Now stretch the budget. About $2,200 a month at 20% down buys the Aliante median outright and reaches the bottom quarter of Sun City Summerlin, where 1,100-to-1,300-square-foot single-stories on interior streets listed between $267,900 and about $380,000 this month. About $2,800 buys the Summerlin median, a 1,400-to-1,500-square-foot two-bedroom in fair condition, or the top of Aliante, a 1,900-square-foot three-bedroom with an updated kitchen near the $449,000 ceiling the community reached this summer. About $3,500 a month, which corresponds to roughly $560,000 at 20% down, buys nothing more in Aliante because the community does not sell that high, and in Summerlin it buys a golf-course-adjacent or view home with a remodeled kitchen and a pool. Above that, Summerlin runs to $1.4 million and Aliante stops.
The other way to read the table is the last row. Once the mortgage is paid, a Sun City Summerlin home costs about $508 a month to carry and an Aliante home about $384, a difference of about $1,500 a year. For a buyer planning to own for twenty years, the amenity premium in dues is roughly $19,000; the price premium is roughly $90,000. The dues are the smaller decision.
Which Community Holds Value Better, and What Do Days on Market Say?
Both communities sold at 100% of final list this summer, which in a valley where 42% of all listings have cut price is a sign that well-priced Sun City homes still find buyers quickly. The difference is in the funnel. Sun City Aliante's 14 closings took a median 14 days and its 27 active listings have been sitting a median 25 days, so the homes that are priced right move in two weeks and the rest are cutting; 67% of actives have already reduced. Sun City Summerlin's 94 closings took 27 days and its 150 actives have sat 27 days with half cut. Aliante moves faster on the way to a sale because there are fewer choices; Summerlin gives buyers 150 doors to compare and takes longer.
On value, Sun City Summerlin has a 35-year record of holding a premium over the valley for a reason: scarcity of its kind. There is no more land against the Red Rock escarpment, no other 55+ community with three courses and four centers, and the master plan around it keeps adding retail, medical and dining that supports prices. Its risk is age. As the housing stock crosses 30 and 35 years, the gap between remodeled and original homes is widening, and buyers are paying $300 a foot for the updated ones and closer to $250 for the ones that need $60,000 of work. Sun City Aliante's record is shorter and its premium over North Las Vegas is smaller, but its homes are younger and its surrounding master plan is still adding value as the north valley builds out. Its risk is the reverse: North Las Vegas has more new 55+ competition coming, including Del Webb's own North Ranch a few miles west, where the 2021-built median sits around $420,000 to $440,000.
If you are buying for the next ten years, the honest expectation is that both will track the valley with Summerlin's premium intact and Aliante's discount intact. If you are buying for resale in three to five years, buy the updated home in either community, because the original-condition discount is growing everywhere.
What Should Buyers Know About Older Homes in Sun City Summerlin?
A Sun City Summerlin home built in 1993 has lived through a full generation of Nevada sun, and the inspection list is predictable. Roofs are concrete tile over felt underlayment, and the underlayment, not the tile, is what fails; a partial or full underlayment replacement runs $15,000 to $30,000 and shows up in the 30-to-35-year window most of the community is now in. Air conditioning is a 12-to-15-year item in the desert, so most homes are on their second or third unit; ask for the age and get the serial number checked. Polybutylene plumbing was used in some early-1990s Las Vegas construction and insurers dislike it; have the inspector identify the supply lines. Windows are often original single-pane or early dual-pane, and $12,000 to $20,000 in replacements is common in the remodel budgets we see.
The upside of an older home is that the community around it is finished, mature and proven. The trees are grown, the landscaping is established, the association's reserves and rules are well documented, and the resale record is 35 years long. Older Sun City Summerlin plans also tend to have larger lots and more separation between homes than the newer 55+ communities, which build attached or zero-lot-line to hit price points. If you plan to remodel, the bones are good: block construction, generous garages, and floor plans that open up well when a wall between the formal living room and kitchen comes down.
Buy with the numbers in front of you. Budget the roof, the air conditioner and the windows into your offer, ask for the association's resale package under NRS 116.4109 so you can read the reserve study and any pending special assessments, and price against the remodeled comparables, not the median. The $445,000 summer median blends original and updated homes; a fully updated home of the same size in the same phase routinely closes $40,000 to $60,000 higher, and an original one $30,000 lower.
What Are the Trade-offs of Newer Homes in Sun City Aliante?
A 2005 Sun City Aliante home is in the sweet spot of the maintenance curve: past the builder-defect years, before the major-systems years. Most have had one air-conditioning replacement or are due for it, water heaters have been swapped once, and roofs have a decade or more of life left. Dual-pane windows, modern electrical, PEX or copper plumbing and open plans are standard. The result is that the inspection reports we see in Aliante are short, and the repair credits are small. For a buyer who wants to move in and not think about the house for five years, that is worth real money.
The trade-offs are the ones you would expect from mid-2000s production building. Lots are smaller and the homes sit closer together than in Sun City Summerlin's early phases; a 1,700-square-foot Aliante home often has a backyard that is more patio than yard. Finishes were builder-grade at delivery, so a home that has never been updated will have the original oak-toned cabinets, tile counters and beige carpet of 2005, and the updated ones are commanding the premium in this summer's closings. The community's flatness means no view lots and no view premiums, which is good for value consistency and bad if you want to see the Strip from your patio. And the amenity package is one center rather than four, which is fine for daily use and thin for a resident who wants variety.
The right way to think about Aliante is as the value play in the valley's Sun City family. You get a Del Webb-designed 55+ community with a real clubhouse and an active calendar for about $120,000 less than the valley's single-family median, $90,000 less than Sun City Summerlin and $215,000 less than Sun City Anthem in Henderson, whose summer median was $570,000. The North Las Vegas 55+ market has exactly one established competitor at this price, and that scarcity supports Aliante's resale.
How Do Healthcare, Airport and Family Access Compare?
Healthcare access tends to decide these purchases more than golf does. From Sun City Summerlin, Summerlin Hospital is about ten minutes, MountainView Hospital about fifteen, and the Cleveland Clinic Lou Ruvo Center about twenty; the density of specialists, imaging and outpatient surgery centers along the West Charleston and Town Center corridors is the highest in the valley. From Sun City Aliante, Centennial Hills Hospital is about ten minutes, North Vista Hospital about fifteen, and the VA medical center on North Pecos Road a short drive, which makes Aliante the natural choice for a veteran who uses VA care regularly. Both communities are 20 to 25 minutes from the UNLV medical district and the valley's tertiary hospitals.
Airport access favors Summerlin slightly: Harry Reid International Airport is about 25 minutes from Sun City Summerlin via the 215 and about 30 from Aliante via I-15. According to Harry Reid International Airport, it served nearly 55 million passengers in 2025, which for a retiree with children in three states means nonstop flights almost everywhere. Family access depends on where the family lives: if the kids are in Henderson, Summerlin is 30 to 40 minutes and Aliante 35 to 45; if the kids are in the northwest or Centennial Hills, Aliante is ten minutes and Summerlin twenty.
One practical note for snowbirds: both communities are unguarded, so security while you are away comes from neighbors, the association's patrol contract where it exists, and your own cameras. Summerlin's density of year-round residents and the sheer size of its club network tends to produce more informal watching; Aliante's smaller scale produces a tighter, more familiar street. Neither has a problem; both benefit from a neighbor who has your number.
Who Should Pick Sun City Summerlin, and Who Should Pick Aliante?
Pick Sun City Summerlin if the amenities are the point. If you play golf several times a week, want indoor swimming, sing or act or build things, and want a club calendar that fills every day you let it, the four-center package is unmatched in Nevada and the $230 dues are cheap for what they cover. Pick it if location is the point: Downtown Summerlin's restaurants and shopping, Red Rock's trails, the valley's deepest medical corridor and the west-side elevation are all within ten minutes. Pick it if you are buying for the long run and want the valley's most proven 55+ resale record behind you. And pick it if your budget clears $450,000 and you would rather own an updated home in a mature community than a newer home in a developing one.
Pick Sun City Aliante if the house is the point. If you want a 2005-era open plan with modern systems, a short inspection report and $90,000 left in the bank, Aliante delivers it. Pick it if you are a veteran who uses the VA, if your family is in the north valley, or if you want a smaller, more familiar community where you will know the staff by name in a month. Pick it if your ceiling is $400,000 and you would rather be at the top of one community than the bottom of another; the top-of-market Aliante homes are the best-updated three-bedrooms in the community, while $400,000 in Sun City Summerlin buys a smaller, older home on an interior street.
The wrong choice is buying the brand without visiting. Both are Del Webb, both are 55+, and they are different products for different buyers. Spend a Saturday in each: use the pool, eat lunch nearby, drive to the hospital you would use, and time the trip to your kids' house. The Las Vegas 55+ community guide lists the rest of the field, and the Henderson and North Las Vegas hubs cover the neighbors on each side.
How Do You Buy in a 55+ Community in Las Vegas Without Surprises?
The rules are the same in both communities and worth stating plainly. According to HUD, the Housing for Older Persons Act allows a community to restrict occupancy to households with at least one resident aged 55 or older as long as at least 80% of occupied units meet that test; the other 20% gives associations room for surviving spouses and edge cases, and each association's own rules set the minimum age for other residents, typically 19 and up for a spouse or partner. Our guide to 55+ community rules in Las Vegas covers grandchildren, caregivers and inheritance in detail.
The paperwork that matters is the resale package. According to NRS 116.4109, the seller must deliver the association's governing documents, current budget, reserve study summary, any pending special assessments and the unit's account status, and you have a statutory right to cancel within five calendar days of receiving it. Read the reserve study; a community with 30-year-old recreation centers and underfunded reserves will assess, and a community with a pool replacement scheduled will assess more. Ask about capital contribution or transfer fees at closing, which vary by association, and about any golf or club fees that sit outside the dues. In Sun City Summerlin, ask which recreation center is closest and whether the theater and golf programs have waiting lists; in Aliante, ask what the master association's plans are for the surrounding parcels.
Then inspect like the house is 30 years old, because in Summerlin it is, and get a specialist for the roof and the HVAC. In both communities, get the age of every major system in writing, and price your offer against the last ninety days of closed sales in the same phase, not against the community median. Our team represents buyers in both communities every month; call (702) 637-1759 and we will pull the phase-level comparables before you tour.
What Do Sellers in Both Communities Need to Know in Fall 2026?
Sellers in both Sun Cities are facing the same fall market the rest of the valley is: more inventory, a slightly lower median and buyers who expect a concession. In Sun City Summerlin, half of the 150 active listings have already cut price and the median active sits 27 days; the homes that closed this summer did so at 100% of their final list, which means the sellers who priced correctly from the start, or cut early, got their number. In Sun City Aliante, two-thirds of the 27 actives have cut, but the closings took just 14 days, which tells you that the right price in Aliante produces a contract in two weeks and the wrong price produces a reduction in four.
The practical advice is the same in both: price to the last ninety days of closings in your phase, and present the home as updated if it is or price it as original if it is not. In Summerlin, the spread between an updated and an original home of the same plan is $60,000 to $90,000 right now, and sellers who try to price an original home like an updated one are the ones sitting at 60 days with two cuts. In Aliante, the spread is smaller, $20,000 to $35,000, because the homes are younger, but buyers are still paying up for the ones with new flooring, counters and paint. Stage the outdoor space in both; in a 55+ community the covered patio is the second living room.
If you are selling in one to buy in the other, which we see several times a year in both directions, the timing works in your favor this fall: both communities are liquid, both are priced to move, and the gap between them is the same $90,000 it was in the spring. Our sellers page explains the seven-day listing agreement we offer, and the Las Vegas and North Las Vegas boards show what your buyers are comparing you against today.
Frequently Asked Questions
How much more expensive is Sun City Summerlin than Sun City Aliante in 2026?
About $90,000 at the median. Between June and August 2026, Sun City Summerlin resales closed at a $445,000 median and Sun City Aliante at $355,500. Per square foot the gap is narrower, $300 versus $268, because Summerlin's median includes larger golf and view homes.
What are the HOA dues in Sun City Summerlin and Sun City Aliante?
Sun City Summerlin's association assessment appears in current listings at about $230 a month. Sun City Aliante charges $300 a quarter for the Sun City association plus $51.50 a month for the Aliante master association, $151.50 a month in total as of July 1, 2026, per the association's own FAQ.
Is either Sun City community gated?
No. Neither Sun City Summerlin nor Sun City Aliante has a guard gate. The gated 55+ communities in the valley are the newer, smaller ones such as Trilogy at Summerlin, Regency at Summerlin, Solera at Anthem and Del Webb at North Ranch, and their dues are higher because of it.
Which community has golf?
Sun City Summerlin owns three courses, Highland Falls, Palm Valley and Eagle Crest, run for residents. Sun City Aliante has no courses of its own; the Aliante Golf Club next door is public and residents pay standard rates.
How old are the homes in each community?
Sun City Summerlin was built from 1989 to 2002, and the median active listing was built in 1993. Sun City Aliante was built from 2003 to 2008, and the median active listing was built in 2005. Budget for roof underlayment, air conditioning and windows in the older Summerlin homes.
Which is closer to the Strip and the airport?
Both are about 20 minutes from the Strip, Summerlin from the west and Aliante from the north. Harry Reid International Airport is about 25 minutes from Sun City Summerlin and about 30 from Sun City Aliante. The VA medical center in North Las Vegas is closest to Aliante.
Can my grandchildren live with me in a Sun City community?
Generally not as permanent residents. Both communities operate under the federal 55+ rule that requires at least 80% of homes to have a resident 55 or older, and each association sets a minimum age for other permanent residents. Extended visits are allowed within limits set in the rules, which the resale package spells out.
Which Sources Inform This Sun City Summerlin vs Sun City Aliante Guide?
- Listing and closing data: the GLVAR-fed MLS, filtered to the Sun City Summerlin and Sun City Aliante subdivisions, active listings pulled September 8, 2026 and closings from June 1 to August 31, 2026, compiled by NREG. Community facts (home counts, build years, acreage, amenities) from the NREG community pages and Del Webb's published community history.
- Sun City Aliante Community Association FAQ (assessments as of July 1, 2026)
- Las Vegas REALTORS market statistics (August 2026 report)
- Freddie Mac Primary Mortgage Market Survey
- U.S. Census Bureau, American Community Survey 2020 to 2024, Las Vegas city and Clark County
- Clark County Assessor
- NRS Chapter 116, common-interest communities (resale package, 116.4109) and NRS Chapter 361, property tax abatement caps
- HUD, Housing for Older Persons Act
- Harry Reid International Airport, 2025 passenger totals
- NOAA 1991 to 2020 climate normals, Las Vegas
- VA Southern Nevada Healthcare System
- Related reading: our Sun City Summerlin guide and Aliante 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 association dues and estimated insurance; all are planning figures, not quotes. Dues and rules change; verify with each association's resale package before you write an offer.
To tour both communities in one afternoon with phase-level comparables in hand, call (702) 637-1759 or visit us at 8945 W Russell Rd, Suite 170.
