Summerlin has two guard-gated communities built for buyers over 55, both opened within two years of each other, both a short drive from Downtown Summerlin and Red Rock Canyon, and both selling well above the valley's median. That is where the similarity ends. Trilogy at Summerlin is Shea Homes' resort-style club community of 354 attached single-story homes, where the association maintains the exteriors and the landscaping and the water bill is inside the dues. Regency at Summerlin is Toll Brothers' community of 457 detached single-story homes in the Cliffs village, with a 22,000-square-foot clubhouse, private yards and pools, and a monthly bill that includes a special improvement district charge most buyers have never heard of.
The question our clients ask is not which one is nicer; both are excellent. It is which one costs what to own, month after month, once the purchase price, the dues, the district charges, the maintenance and the insurance are all on one sheet. This guide builds that sheet with September 2026 numbers.
Trilogy at Summerlin resales closed at an $840,000 median this summer with dues of about $631 a month that include water and exterior maintenance; Regency at Summerlin closed at $1,150,000 with dues near $415 plus a special improvement district charge near $133 and a yard the owner maintains. At 20% down that is about $5,430 a month against $7,100. Trilogy is the lock-and-leave attached product; Regency is the detached home with a private pool.
- Trilogy: 11 resale listings at an $867,500 median, $370 per square foot; three summer closings at $840,000.
- Regency: 16 resale listings at $995,900, $473 per square foot; two summer closings at $1,150,000.
- Dues: about $631 a month at Trilogy including water; about $415 at Regency plus a SID near $133 a month.
- Trilogy's 354 homes are attached and association-maintained; Regency's 457 are detached with owner-maintained yards.
- The Regency median needs a jumbo loan above the $832,750 conforming limit; Trilogy's does not.
What Do Trilogy and Regency Cost in September 2026?
Both communities are small and both sold out their new construction years ago, so the resale market is the only market and the samples are thin. Between June 1 and August 31, 2026, three Trilogy at Summerlin homes closed at a median of $840,000, $345 per square foot, at 98.3% of the final list price after a median 93 days on market, in a range from $649,900 to $880,000. Two Regency at Summerlin homes closed at a median of $1,150,000, $493 per square foot, at 100% of list after just 12 days, at $1,000,000 and $1,300,000. Regency's closings were faster and fuller because the two homes that sold were priced right; Trilogy's 93 days reflect a summer in which attached-product buyers had more choice.
The active boards on September 8, 2026 show the supply side. Trilogy had 11 resale listings at an $867,500 median and $370 per square foot, a median 40 days on market, 45% with a price cut, a median size of 2,344 square feet built in 2019, in a range from $789,999 to $945,000. Regency had 16 listings at a $995,900 median and $473 per square foot, 34 days on market, 56% cut, a median 2,122 square feet with three bedrooms built in 2020, in a range from $730,000 to $1,670,000. Regency's per-square-foot premium, about 28% on asking prices and 43% on closed prices, is the price of a detached home with a yard and a pool in the Cliffs village.
Both sit far above the valley. According to Las Vegas REALTORS, the median existing single-family home in Southern Nevada sold for $475,000 in August 2026, so Trilogy's resale median is a 77% premium and Regency's a 142% premium. Inside Summerlin itself, where the master plan's median runs well above the valley's, they are the two most expensive 55+ addresses, above Heritage at Stonebridge, Taylor Morrison's newer guard-gated community nearby, and far above Sun City Summerlin, whose 94 summer closings ran at a $445,000 median.
| Measure | Trilogy at Summerlin | Regency at Summerlin |
|---|---|---|
| Builder, homes, build years | Shea Homes, 354 attached homes, 2017 onward | Toll Brothers, 457 detached homes, 2015 to 2021 |
| Gate | Guard-gated | Guard-gated |
| Active resale listings | 11 | 16 |
| Median asking price and price per sq ft | $867,500, $370 | $995,900, $473 |
| Median size, bedrooms, year built (active) | 2,344 sq ft, 2, 2019 | 2,122 sq ft, 3, 2020 |
| Median days on market and share cut (active) | 40 days, 45% | 34 days, 56% |
| Closings, June to August 2026 | 3 | 2 |
| Median closed price and price per sq ft | $840,000, $345 | $1,150,000, $493 |
| Sale-to-list and days on market (closed) | 98.3%, 93 days | 100%, 12 days |
| Monthly dues (typical) | about $631 (includes water) | about $415 plus SID |
How Do the Floor Plans Differ, and Why Does Attached Versus Detached Matter?
Trilogy's homes are attached: single-story residences sharing a wall with a neighbor, built as duplexes and clusters along the community's interior streets, with private courtyards or small patios rather than yards. According to Summerlin, the master developer, Trilogy by Shea Homes offers 354 attached homes designed around the Outlook Club, and the current resale listings center on 2,344 square feet with two bedrooms plus a den, though plans run from under 1,800 to more than 2,800 square feet. The plans are Shea's resort collection: a great room opening to a covered outdoor room, a primary suite at the back, a flex room that becomes an office or a guest room, and a two-car garage. What you give up is separation and dirt; what you get is a home that the association maintains on the outside.
Regency's homes are detached: freestanding single-story residences on their own lots in the Cliffs village, with private backyards, room for a pool and the option of a casita on some plans. Toll Brothers built 457 homes across several collections between 2015 and 2021, and the current listings center on 2,122 square feet with three bedrooms, with the largest plans well past 3,000 square feet and the top of the market, the $1.67 million listing, reflecting a large lot with a view and a pool. The plans are Toll's: a formal entry, a great room with a wall of glass to the yard, a chef's kitchen, and a primary suite with a spa bath, on lots that give each home its own street presence.
The attached-versus-detached choice drives everything that follows. An attached home has less exterior to maintain and the association does most of it, which is why Trilogy's dues are higher and its owners' out-of-pocket maintenance is lower. A detached home has a yard, a pool and four exterior walls that are the owner's problem, which is why Regency's dues are lower and its owners' maintenance is higher. Buyers who want to lock the door and leave for two months lean Trilogy; buyers who want a pool, a garden and no shared wall lean Regency.
What Do the Dues Cover at Trilogy, and What Do They Cover at Regency?
Trilogy's dues are the highest of any 55+ community in the valley, and they buy the most. Current listings show a total of about $631 a month, which breaks into roughly $566 for the Trilogy association and $65 to $76 for the Summerlin South master association. According to the Las Vegas Review-Journal, the 2026 Summerlin master assessments are $74 a month in Summerlin North, $76 in Summerlin South and $69 in Summerlin West, with the Summerlin Council's $37 share built in. The Trilogy portion funds the guard gate, the Outlook Club, which Summerlin describes as 9,600 square feet of indoor space and 2,100 square feet of outdoor space with a resort pool, fitness center, club bar and dining, and a lifestyle director, plus front-yard and common landscaping, exterior building maintenance and, unusually, the water bill.
Regency's dues are lower and cover less. Current listings show the Regency association at about $350 a month plus the Summerlin master at about $55, for a combined $405 to $426. That funds the guard gate, the 22,000-square-foot clubhouse with its resort pool and spa, fitness center, courts and club rooms, the lifestyle programming and the common landscaping. It does not fund your yard, your pool, your exterior paint or your water. On top of the dues, Regency parcels carry a special improvement district charge, a SID, on the property-tax bill that repays the bonds issued to build the village's infrastructure; brokers who specialize in the community quote it at roughly $796 every six months, about $133 a month, and the exact amount varies by parcel and appears on the Clark County Treasurer's tax bill. Ask for the parcel's SID balance and payoff schedule; some sellers have prepaid it.
Comparing $631 against $415 plus $133 misses the point. Trilogy's number includes water, which in a Summerlin summer runs $60 to $120 a month for a home with landscaping, and exterior upkeep that a Regency owner pays for separately. Put the water and the maintenance back on Regency's side and the two communities' monthly outlays converge; the difference is who writes the checks and how predictable they are.
| Item | Trilogy at Summerlin | Regency at Summerlin |
|---|---|---|
| Community association dues | about $566 | about $350 |
| Summerlin master association | $65 to $76 (Summerlin South) | about $55 |
| Combined dues in listings | about $631 | $405 to $426 |
| Special improvement district | None reported | Roughly $796 every six months (about $133 a month), varies by parcel |
| Water | Included in dues | Owner pays |
| Front landscaping and exterior building maintenance | Association | Owner |
| Backyard and pool | Small private courtyard, no pool | Owner's yard and pool where present |
| Clubhouse | Outlook Club, 9,600 sq ft indoor plus 2,100 outdoor | 22,000 sq ft clubhouse |
| Gate | Guard-gated | Guard-gated |
| Annual dues and charges | about $7,570 | about $6,580 |
What Does the True Monthly Cost of Ownership Look Like?
The table below builds the full monthly cost of each community's summer resale median at 20% down, then adds the lines the dues do not cover. According to Freddie Mac, the 30-year fixed averaged 6.71% in the first week of September 2026, and that is the rate used. 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. Insurance is estimated, and the owner-paid maintenance line for Regency covers water, landscaping and pool service at typical Summerlin rates. One more line matters: according to the Federal Housing Finance Agency, the 2026 conforming loan limit is $832,750, so Trilogy's median loan of $672,000 is a conventional loan and Regency's $920,000 loan is a jumbo, which usually means a slightly higher rate, larger reserves and more paperwork.
| Line item | Trilogy at Summerlin ($840,000) | Regency at Summerlin ($1,150,000) |
|---|---|---|
| Down payment (20%) | $168,000 | $230,000 |
| Loan amount | $672,000 (conforming) | $920,000 (jumbo) |
| Principal and interest | $4,341 | $5,943 |
| Property tax (about 0.48%) | $336 | $460 |
| Dues (community plus Summerlin master) | $631 | $415 |
| Special improvement district (estimate) | $0 | $133 |
| Water, landscaping and pool (owner-paid estimate) | $0 (in dues) | $250 to $400 |
| Homeowners insurance (estimate) | $120 | $150 |
| Total monthly with mortgage | about $5,430 | about $7,350 to $7,500 |
| Carrying cost with no mortgage | about $1,090 | about $1,410 to $1,560 |
The gap with a mortgage, roughly $1,900 to $2,100 a month, is mostly the price difference: $310,000 more house at 6.71% is $1,600 a month by itself. The gap for a cash buyer, roughly $320 to $470 a month, is the honest measure of what a detached home with a yard costs to carry over an attached one in the same master plan, and it is smaller than the dues alone suggest because Trilogy's dues carry the water and the exterior. For a buyer with $1.2 million in cash who is choosing between the two, the carrying cost is close enough that the decision should be made on the house and the life, not the bill.
What Are the Outlook Club and the Regency Clubhouse Actually Like?
Trilogy's Outlook Club is the community's living room, and Shea designed the whole neighborhood to orbit it. The club holds a fitness center, movement studio, club rooms, a bar and dining area, and an outdoor resort pool and spa with cabanas and fire features, on a hilltop site with views west toward Red Rock. With 354 homes sharing it, the club is never crowded, and the lifestyle director's calendar runs from morning fitness to evening wine events. What it does not have is the sheer square footage or the indoor pool of a Sun City recreation center; it is a resort club, not a rec center, and residents who want lap lanes in January drive to a gym.
Regency's clubhouse is larger, 22,000 square feet according to Summerlin, and built in the Toll style: a grand lobby, a fitness center and studios, a lounge and demonstration kitchen, card and game rooms, and an outdoor resort pool and spa with an event lawn, pickleball, bocce and tennis. With 457 homes it serves a slightly larger population, and its programming leans toward clubs, classes and social events run by a full-time lifestyle team. It is the more complete amenity building of the two; Trilogy's is the more atmospheric.
According to NOAA's 1991 to 2020 climate normals, Las Vegas averages 78 days a year at or above 100 degrees, which is why both clubs are built around their pools. Both communities are in Summerlin South, minutes from the Cliffs village retail at Vegas Drive and Hualapai, ten minutes from Downtown Summerlin's shopping and restaurants, ten minutes from Red Rock Canyon, and 20 to 25 minutes from the Strip. Summerlin Hospital is about ten minutes from either, and the West Charleston and Town Center medical corridors, the densest in the valley, are within fifteen. Harry Reid International Airport is about 25 to 30 minutes by way of the 215. For lifestyle outside the gate, the two communities are effectively the same address.
How Do Maintenance and Insurance Differ Between Attached and Detached Homes?
At Trilogy, the association maintains the exterior of the buildings, the roofs and the front landscaping, and pays the water; the owner is responsible for the interior, the mechanical systems, the private courtyard and the garage. In practice that means a Trilogy owner's annual maintenance is the air conditioner service, the water heater when it fails, interior paint and appliances, and little else; the exterior paint cycle, the roof and the landscape crews are in the dues. Insurance follows the same split: the association carries a master policy on the buildings and the owner carries a policy on the interior, contents and liability, which is why Trilogy's insurance line is lower.
At Regency, the owner maintains everything on the lot: the roof, the stucco and paint, the yard, the pool where there is one, the irrigation and the fences. In Summerlin's climate that is a real annual budget. A pool service runs $150 to $250 a month, landscaping $100 to $200, exterior paint every eight to twelve years at $8,000 to $15,000, and a tile-roof underlayment inspection in the 20-to-30-year window that these 2015-to-2021 homes are still a decade from. Insurance is a standard homeowners policy on the whole structure, which in 2026's insurance market runs higher than a few years ago for any Las Vegas home with a pool.
The honest summary is that Trilogy's maintenance is predictable and Regency's is variable. A Trilogy owner knows the dues will rise a few percent a year and the roof is not their problem; a Regency owner has a lower fixed bill and a higher, lumpier variable one. For a snowbird who is gone four months a year, Trilogy's model is simpler; for a full-time resident who gardens and swims, Regency's yard is the point and the maintenance is the price of it.
Which Community Holds Value Better, and What Do Days on Market Say?
Both communities are young, both sold out their new construction, and both trade at premiums to the valley that reflect scarcity: there are 354 Trilogy homes and 457 Regency homes, and no more of either will be built. This summer's numbers show two different rhythms. Regency's two closings went at 100% of list in 12 days, and 56% of its 16 active listings have cut price, which describes a market where well-priced detached homes sell immediately and over-priced ones sit. Trilogy's three closings took 93 days at 98.3% of list, and 45% of its 11 actives have cut, which describes a slower attached-home market in which buyers had more choice and negotiated.
The structural difference is the buyer pool. Regency competes with every detached luxury home in Summerlin for buyers who want a yard and a pool, and its age restriction narrows that pool but its product is the one most luxury buyers want. Trilogy competes with a smaller set of attached and lock-and-leave products, including the Summerlin condo market and Heritage at Stonebridge, and its buyer is specifically someone who wants the association to handle the outside. In a market like fall 2026, where the valley's buyers are cautious, the detached product tends to find its buyer faster.
For a ten-year hold, both should hold their premiums because neither can be replicated; the newer guard-gated 55+ communities in Summerlin are smaller and further from the core. For resale in three to five years, Regency's detached homes with pools and views are the surer bet, and Trilogy's best resale prospects are the larger, upgraded plans with the Red Rock view lots. In both, the resale package under NRS 116.4109 will show whether the association's reserves are keeping pace with the clubhouse and, at Trilogy, the exterior maintenance obligations; read the reserve study before you fall in love with a floor plan.
Who Should Pick Trilogy, and Who Should Pick Regency?
Pick Trilogy at Summerlin if you want the outside handled. If you travel, if you never want to hire a landscaper or a pool service, if a predictable dues bill that includes water is worth more to you than a yard, and if a resort club with a bar and a view is your idea of a clubhouse, Trilogy is built for you. Pick it if your budget is $800,000 to $950,000 and you want a conforming loan rather than a jumbo, or if you are paying cash and want the lower carrying cost. And pick it if a shared wall does not bother you; some buyers never notice it, and some cannot get past it.
Pick Regency at Summerlin if you want a detached home with a private yard and the option of a pool and a casita, and you are willing to maintain them or pay someone to. Pick it if your budget clears $1 million and a jumbo loan or a cash purchase is comfortable, if the larger clubhouse and the fuller club calendar matter, and if you are buying for resale strength in the detached luxury market. And pick it if you want the Cliffs village address with its views and its proximity to Red Rock, which Regency's hillside lots deliver.
If neither fits, Summerlin has options on both sides. Heritage at Stonebridge is Taylor Morrison's newer guard-gated 55+ community with detached homes at lower prices, and our Heritage vs Regency comparison covers it in detail. Sun City Summerlin is the established, unguarded community with four recreation centers at a $445,000 median. Trilogy Sunstone is Shea's newer Trilogy in the northwest at a lower price. The Las Vegas 55+ guide and our Summerlin retirement communities guide compare the whole field.
How Do You Buy in Either Community Without Surprises?
According to HUD, the federal 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 homes meet that test, and each association writes its own rules for younger spouses, caregivers and visiting grandchildren; read them in the resale package before you choose a plan. Then do the diligence specific to each community.
At Trilogy, read the maintenance matrix in the governing documents so you know exactly which exterior elements the association covers and which are yours; the roof and exterior walls are typically the association's, the courtyard and garage door typically yours, and the distinction decides your insurance. Read the reserve study for the exterior maintenance obligations, which are larger than a typical community's because the association owns the building envelopes. At Regency, get the parcel's SID balance and annual charge from the county tax bill, confirm whether the seller has prepaid it, and inspect the pool and yard equipment as carefully as the house. In both, get the Summerlin master association's package as well, because the master's rules on exterior changes and rentals bind you too.
Price your offer against the last six months of closings in the same plan, which at these small communities means reading every one, and against the active competition, which at Regency includes a wide spread of lots and views. Our team represents buyers in both communities; call (702) 637-1759 and we will pull the resale packages, the SID statement and the plan-level comparables before you tour.
What Do Sellers in Trilogy and Regency Need to Know This Fall?
Trilogy sellers are in the slower of the two markets: three summer closings at 98.3% of list after 93 days, and 11 active listings with 45% already reduced. The homes that sell are the larger plans with view lots and upgraded interiors, priced within a few percent of the last closing in the same plan; the homes that sit are priced to the community's best sale rather than to their own plan. Lead with what the dues cover, because buyers comparing Trilogy with detached homes often do not realize water and exteriors are inside the $631, and stage the outdoor room, which is the feature that sells the attached product.
Regency sellers have the faster market and the wider spread: two closings at 100% of list in 12 days, but 16 active listings from $730,000 to $1,670,000 with 56% reduced. Price to the lot and the pool, not to the community median; a $995,900 median hides a $940,000 difference between the least and most expensive listing. Have the SID statement ready, because jumbo buyers and their lenders ask, and if you prepaid it, say so on the first page of the listing. A finished pool and a view are the two features that produced this summer's fast closings.
For sellers in one who are buying in the other, which happens more than you would expect as owners' priorities shift from yard to lock-and-leave, both markets are liquid at the right price this fall. Our sellers page explains the seven-day listing agreement we offer, and the Las Vegas homes for sale board shows what buyers at these prices are comparing against across the valley.
Frequently Asked Questions
How much more expensive is Regency than Trilogy at Summerlin?
About $310,000 at the summer 2026 resale median: $1,150,000 at Regency (two closings) versus $840,000 at Trilogy (three closings). Asking medians were $995,900 and $867,500 on September 8, 2026, and Regency's closed price per square foot, $493, was 43% above Trilogy's $345.
What are the HOA dues at Trilogy and Regency?
Trilogy listings show about $631 a month, roughly $566 for the Trilogy association including water and exterior maintenance plus $65 to $76 for the Summerlin South master. Regency listings show about $350 for the Regency association plus about $55 for the Summerlin master, $405 to $426 combined, plus a special improvement district charge on the tax bill of roughly $796 every six months.
Are Trilogy's homes attached or detached?
Attached. Trilogy's 354 homes are single-story attached residences with private courtyards, and the association maintains the exteriors and front landscaping. Regency's 457 homes are detached single-story homes on private lots with yards and, on many, pools.
Do both communities have a guard gate?
Yes. Both Trilogy at Summerlin and Regency at Summerlin are guard-gated, unlike Sun City Summerlin, which is open.
Does the Regency median need a jumbo loan?
At 20% down, yes. A $1,150,000 purchase leaves a $920,000 loan, above the $832,750 conforming limit that the Federal Housing Finance Agency set for 2026. Trilogy's $840,000 median leaves a $672,000 loan, which is conforming.
Which community has the bigger clubhouse?
Regency, at 22,000 square feet. Trilogy's Outlook Club is 9,600 square feet indoors plus 2,100 square feet outdoors, with a bar, dining and a resort pool on a view site.
Which is better for a snowbird?
Trilogy, for most. The association maintains the exterior and landscaping and pays the water, so a home can sit empty for months with only the interior to worry about, behind a guard gate. Regency owners who leave need a pool service, a landscaper and someone to check the house.
Which Sources Inform This Trilogy vs Regency Guide?
- Listing and closing data: the GLVAR-fed MLS, filtered to the Trilogy at Summerlin (Latitude) and Regency 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 and the builders' and master developer's published materials.
- Summerlin, Neighborhood Spotlight: Trilogy by Shea Homes and Neighborhood Spotlight: Regency by Toll Brothers
- Las Vegas Review-Journal, Summerlin HOA fees increasing January 1, 2026
- Las Vegas REALTORS market statistics
- Freddie Mac Primary Mortgage Market Survey
- Federal Housing Finance Agency, conforming loan limits
- U.S. Census Bureau, American Community Survey 2020 to 2024, Clark County
- Clark County Treasurer and Clark County Assessor
- NRS Chapter 116 (resale package) and NRS Chapter 361 (tax caps)
- HUD, Housing for Older Persons Act
- Shea Homes, Trilogy in Summerlin and Toll Brothers
Methodology: monthly costs assume 20% down, a 6.71% 30-year fixed rate, a 0.48% effective Clark County tax rate, dues as shown in current listings, a $133 SID estimate at Regency, owner-paid upkeep estimates at Regency and estimated insurance; they are planning figures, not quotes. SID amounts vary by parcel; verify on the county tax bill. Resale samples are small at both communities.
To tour both communities with plan-level comparables, the resale packages and the SID statement in hand, call (702) 637-1759 or visit us at 8945 W Russell Rd, Suite 170.
