Nevada's #1 team for Sun City Anthem South real estate. Search Henderson's premier Del Webb 55+ active adult community — single-story homes, three recreation centers, championship golf, and live MLS data.
MEDIAN LIST PRICE (ZIP AREA 89044/89052)
$549K
LVR / GLVAR via Repliers, as of September 14, 2026
HOMES IN THE COMMUNITY
2,800+
Del Webb community records
ESTABLISHED
2001
Del Webb / Pulte Homes
DAYS ON MARKET
35
LVR / GLVAR via Repliers, as of September 14, 2026
Property research
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Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 13, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
Sun City Anthem South is Del Webb's 55+ southern expansion — 2,800+ single-story homes on ~800 foothills acres, opened in 2001, with full City of Henderson services. The ZIP area (89044/89052) shows a $549,000 median list price and 30-day pace per Las Vegas REALTORS. The takeaways below unpack this celebrated retirement address.
Last updated September 2026 · Sources: LVR, U.S. Census, City of Henderson
The Sun City Anthem South ZIP area (89044/89052) carried 317 active listings in September 2026 according to Las Vegas REALTORS MLS data, spanning $350K single-story homes to $600,000 premium-view lots. The newest listings appear below, refreshed daily, and every active home is searchable in our live MLS portal.
PRICE DISTRIBUTION
Median list price across the Sun City Anthem South ZIP area (89044/89052) sits at $549,000 per Las Vegas REALTORS September 2026 MLS data, but the plan spans $350K to $600,000. The bands below show our modeled split of the area's 317 active listings.
The Sun City Anthem South ZIP area's 317 active listings break down into six named sections, three lot-view tiers, and the price filters below — each link opens our live Henderson MLS search, with counts updated daily from Las Vegas REALTORS MLS data across ZIPs 89044 and 89052.
Dedicated section pages are rolling out — until then, each card links to the most relevant hub or live search so you can see current inventory, price positioning, and lifestyle fit for that slice of the community.
Updated daily · 279 active listings · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by section, view preference, price, and floor-plan size — no spam, unsubscribe anytime. Golf-course-view and mountain-view homes in the 55+ segment routinely go under contract within two to three weekends per Las Vegas REALTORS pace data; alert subscribers see them within hours of hitting the MLS, not after the open house.
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check CCSD school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
Sun City Anthem South delivers Henderson's premier 55+ retirement lifestyle: ~800 elevated foothills acres with 2,800+ single-story Del Webb homes, three recreation centers, championship golf, and 100+ clubs. City of Henderson services cover every street, and Nevada's zero state income tax stretches retirement income further than almost any other Sun Belt destination.
The community is known as the southern expansion phase of Sun City Anthem — Del Webb's flagship Henderson 55+ development, celebrated nationally for its three recreation centers, championship golf, 100+ clubs, and single-story homes with McCullough Range views.
It fits active retirees who want resort amenities without resort prices, golfers seeking preferred-rate access to two championship courses, downsizers prioritizing single-story accessibility, and California retirees motivated by Nevada's zero income tax and sub-1% property tax.
Morning pickleball at the Anthem Center, a walk on the community trail, Anthem Marketplace errands in 10 minutes, afternoon club activity or golf at the Revere course, and dinner nearby — Henderson's restaurant corridor is a short drive via Eastern Avenue.
Sun City Anthem South anchors the elevated foothills terrain of southern Henderson, on the edge of the McCullough Range near I-215 and Eastern Avenue. About 800 acres. Roughly 15 miles southeast of the Strip.
Quick Answer
Yes — by most active-retirement measures, it ranks among Henderson's strongest. Sun City Anthem South pairs three recreation centers, championship golf, and 100+ social clubs with single-story Del Webb homes, Nevada's zero income tax, and a 30-day market pace that shows the community stays liquid. The honest trade-offs: the 55+ age requirement limits your buyer pool on resale, 2001-era construction warrants system inspections, and summer heat runs real at 105°F+. For households that qualify, the lifestyle-per-dollar argument is compelling.
Source: City of Henderson
According to the U.S. Census Bureau QuickFacts for Henderson — the city that contains Sun City Anthem South — the parent city holds 331,857 residents with a median household income of $88,654. Community records put roughly 6,000+ residents inside Sun City Anthem South specifically, across about 2,800+ households, with a median age of 68 and a 90% homeownership rate.
The Census does not break Sun City Anthem South out as its own place, so the figures below are Henderson citywide — presented honestly as the statistical backdrop. Inside the community, our closing data shows a blend of California and Pacific Northwest retirees, military veterans drawn by the VA-loan eligibility and Henderson's safety record, and long-tenured Del Webb loyalists who moved up from smaller Sun City communities.
Source: U.S. Census Bureau QuickFacts, Henderson city · Community demographics from Del Webb records · Updated
POPULATION & GROWTH
Sun City Anthem South is essentially built out — the 2,800+ homes are overwhelmingly resale — while Henderson continues to expand. The city has added roughly 74,000 residents since 2010 per U.S. Census counts, and that citywide growth keeps demand pressure on the finite, desirable stock within this nationally recognized 55+ community.
Inside the community, growth means turnover, not expansion: 317 active ZIP-area listings in June 2026 show how actively the stock trades. That is the investment logic of a built-out 55+ plan — no new supply can dilute it, while every boomer household that retires to Henderson adds demand for the single-story, amenity-rich housing Sun City Anthem South uniquely delivers.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate Sun City Anthem South separately; projection reflects recent Henderson growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
Median sold price, days on market, and monthly closings for the Sun City Anthem South ZIP area (89044/89052) from Las Vegas REALTORS MLS data. Scope honesty first: these two ZIPs are broader than the community itself, and monthly points are indicative values anchored to the probed 100-day medians — read the level and the pace, not single-month wiggles.
Median Sold Price
$508K–$532K monthly band; $530K median over the last 100 days
vs September 2025
Source: Las Vegas REALTORS
Days on Market
28–37 day monthly range; 30 median over the last 100 days
vs September 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~95/mo recent pace — active 55+ resale market across the ZIP area
vs September 2025
Source: Las Vegas REALTORS
The long view: Henderson's median sold price rose 114% between 2014 ($230,000) and 2026 ($492,709), across 49,400 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
ACTIVE MARKET
Market Competitiveness
The ZIP area averaged 30 median days over the past hundred days per Las Vegas REALTORS, across 317 active listings. Golf-course and mountain-view single-stories move in two to three weekends; cosmetic interiors give buyers negotiating room. The 55+ age restriction narrows the buyer pool, moderating competition slightly versus unrestricted Henderson markets nearby.
Sun City Anthem South isn't for every buyer — the 55+ age requirement and 2001-era Del Webb stock define the field. Households that qualify get a retirement lifestyle rivaling communities that cost twice as much. Six profiles below match buyers to sections, plus the honest pros and trade-offs our team covers before every commitment.
Ready to explore homes in Sun City Anthem South? Our team knows every section, floor plan, and view corridor in the community.
Start Your Home SearchSection Comparison
A like-for-like comparison of Sun City Anthem South's six most-searched sections — indicative price, dollars per square foot, lifestyle fit, and view tier — using ZIP-area listing data via Las Vegas REALTORS. Per-section figures are Nevada Real Estate Group-modeled slices of the two-ZIP market; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| South Ridge | ~$530,000 | ~$285 | 28 | ~45 | Views · Premium |
| Golf View | ~$510,000 | ~$275 | 27 | ~50 | Golf frontage |
| Foothills | ~$545,000 | ~$290 | 30 | ~38 | Premium views |
| Liberty View | ~$490,000 | ~$268 | 30 | ~60 | Amenity access |
| Trail Side | ~$470,000 | ~$260 | 31 | ~55 | Trail access |
| Desert Sage | ~$440,000 | ~$252 | 32 | ~69 | Value · Quiet |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89044/89052), not section level — per-section medians are modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Section Deep Dive
Submarket 1
The most elevated terrain in the southern section — panoramic McCullough Range and valley views, wider lots, and the highest price points. Buyers who want views first bid here.
Browse South Ridge homes →Submarket 2
Fairway-adjacent lots along the Anthem Course with direct course views and a quick walk to the clubhouse. The first choice for golfers who want to open the back door onto the course.
Browse Golf View homes →Submarket 3
The highest elevation in the community, with the widest desert mountain panoramas and the most dramatic setting. Premium pricing reflects the view premium.
Browse Foothills homes →Submarket 4
Closest section to the Liberty Center recreation facility — residents walk to fitness, pool, and daily programming without a car. Popular with buyers who prioritize social calendar over views.
Browse Liberty View homes →Submarket 5
Direct connection to the community trail system — morning-walk residents prefer this section for the paved network out the back door and easy cycling routes to the main centers.
Browse Trail Side homes →Submarket 6
Interior location with mature desert landscaping, quiet cul-de-sacs, and the full amenity access of any other section. The value play: same HOA package, lower entry price.
Browse Desert Sage homes →Submarket 7
Anthem Center, Liberty Center, and Independence Center collectively deliver 100,000+ square feet of resort amenities — the shared infrastructure every section accesses through their $180–$350 monthly HOA. Owning anywhere in the community puts all three within a short drive.
Browse The Three Recreation Centers homes →STILL DECIDING?
BY ZIP CODE
Sun City Anthem South spans two Henderson ZIP codes, and the MLS reports at ZIP level — so the table presents the two core ZIPs as area corridors, each broader than the community itself. The spread is modest: both ZIPs share similar terrain and the active-adult demographic, per Las Vegas REALTORS.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89044 | Southern foothills — Sun City Anthem South primary · Inspirada | $554,014 | ~$270 | 30 | 317 | n/a* |
| 89052 | North Anthem corridor — shared with Anthem Hills · Seven Hills | $698,950 | ~$315 | 24 | 342 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. 89044 includes Inspirada inventory beyond the Sun City Anthem South boundary; 89052 includes Anthem Hills and Seven Hills inventory. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
New Construction
Sun City Anthem South itself is built out — the 2,800+ Del Webb homes are overwhelmingly resale. The new-construction pipeline for 55+ buyers sits primarily in Inspirada and the broader Anthem corridor, where national builders occasionally deliver age-restricted sections. Verify current communities and 55+ availability before you write anything.
55+ Active Adult
The Sun City Anthem South developer — check for new phases
Family & Mid-Market
Active in Henderson master plans near the 55+ corridor
Move-Up & Luxury
Luxury production near the Anthem foothills
First-Time & Family
Entry-level new builds for qualifying-age buyers
Family
Value-oriented Henderson construction nearby
Outdoor Recreation
Community trail connections, championship golf, resort pools, and the McCullough Range for a backdrop — Sun City Anthem South's outdoor life is active and well-organized. The City of Henderson maintains Henderson's broader trail network that connects into the community, and Lake Mead's shoreline is about 20 minutes east.
IN-COMMUNITY
The flagship recreation center with resort-style pool, full fitness facilities, tennis and pickleball courts, and a grand ballroom for community events — the social and physical hub of Sun City Anthem.
IN-COMMUNITY
The southern section's closest recreation center — fitness equipment, lap pool, arts studio, and meeting rooms for smaller club gatherings and daily exercise.
IN-COMMUNITY
Craft studios, social rooms, and a fitness pool that serve the community's eastern reaches — quieter than Anthem Center and preferred by residents who like a less-crowded daily routine.
IN-COMMUNITY
Paved trails threading through the community and connecting to Henderson's broader network — the daily morning-walk circuit for the majority of residents.
5 MIN
Championship desert layout with dramatic McCullough Range views — one of two golf courses available to residents with preferred tee-time access and pricing.
8 MIN
A second championship course with carved-desert design and mountain framing — the pick for residents who want a more rugged desert-golf experience than the Anthem Course delivers.
10 MIN
The daily-life anchor: grocery, pharmacy, medical offices, and restaurants within a 10-minute drive — the commercial complement to the community's amenity stack.
20 MIN
America's first national recreation area — full-size boating, sandy coves, and desert canyon hiking about 20 minutes east on Lake Mead Parkway.
The Sun City Anthem South Lifestyle
Three everyday rhythms within the community: a morning walk on the trail system, a round at the Revere Golf Club, and an afternoon club meeting at the Anthem Center — with Henderson's parks and recreation network per the City of Henderson threading it all together.
THIS WEEKEND'S OPEN HOUSES
Almost certainly — with 317 active listings across the ZIP area, most weekends bring multiple open houses, from Desert Sage interior singles to South Ridge premium-view lots. Timing matters: golf-view and mountain-view homes move fastest in this market. Set up instant alerts, browse every active listing, or call (702) 637-1759 and we'll build your weekend tour route.
Build a budget around the particular home and your circumstances. Obtain current financing terms, property records and service quotes before comparing the cost of a move. A community average cannot establish your tax bill, insurance premium, association charges or savings.
Ask a tax adviser to review income sources, residency dates and any continuing connections to another state. California-source income can remain taxable after a move; the Franchise Tax Board explains part-year and nonresident rules. A headline tax-rate comparison does not calculate your savings.
Get the exact parcel's current tax bill and assessment record from its county. Confirm the property's abatement status and any effect of new construction, a change in use or your circumstances with the assessor. Do not apply a community-wide percentage to a purchase price or assume a tax cap is automatic.
Use lender estimates, insurance quotes, association documents and utility information for the exact address. Include maintenance, moving expenses and any special assessments in the comparison. Renting and buying involve different costs and obligations; future equity or resale gains are not assured.
Check school assignments for the enrollment year and ask about choice-program applications. Investigate parcel-specific hazards and permitted uses with the responsible agencies. Review travel routes and the features that matter to you instead of relying on a broad safety score or a neighborhood recommendation based on household type.
Discuss the homes, budget and timing you want to evaluate with the team.
Explore relocation planningRELOCATION TIMELINE
Plan the purchase and move around your circumstances and the property's verified requirements. Coordinate the transaction, possession and moving arrangements with the relevant parties. For license and vehicle questions, consult the Nevada DMV new-resident guide. Confirm your own deadlines and any exemptions directly with the agency.
Compare homes using your budget, accessibility needs, desired features and travel routes. Evaluate the particular property and surroundings using your own priorities; a neighborhood label does not establish its suitability.
Ask a lender for terms based on your circumstances and the property. Obtain the parcel tax record, insurance quotes, association charges and other recurring costs; a community-wide estimate cannot establish your payment or approval.
Discuss services, compensation, communication and touring arrangements with the agent. Confirm the details in the applicable agreement before relying on a promised service or access to a property.
Check school assignments with the district for the enrollment year and ask about separate program applications. Review parcel-specific flood, wildfire, utility, zoning and intended-use questions with the relevant agencies and service providers.
Discuss price, deposit, contingencies and the proposed schedule with your agent and lender. The signed contract determines the transaction deadlines; market averages do not promise when an offer will be accepted or a purchase will close.
Arrange appropriate inspections and review disclosures, title information, association documents and financing conditions. Investigate unresolved findings with the relevant specialist before the contractual decision deadlines.
Verify which utilities serve the address, what deposits or appointments are required, and when service can begin. Coordinate access and the moving date with the agreed possession terms and any building or association requirements.
Confirm completion and possession with the closing parties before arranging access. Consult the Nevada DMV's current new-resident guide for license, registration, documentation and exemption requirements that apply to you.
ECONOMY & JOBS
Sun City Anthem South runs on retirement income, healthcare, and the broader Henderson employment base. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market remains historically strong, and Henderson incomes run well above the county median. Henderson Hospital, Anthem Marketplace, and the Eastern Avenue commercial corridor anchor employment near the community.
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
Side-by-side metrics for retirement buyers weighing Sun City Anthem South against the valley's top addresses, June 2026. Sun City Anthem South leads on amenity depth; Summerlin on trail access and luxury stock; Las Vegas on entry price. Sources: LVR, the U.S. Census, and FBI UCR.
| Metric | Sun City Anthem South | Henderson | Las Vegas | Summerlin |
|---|---|---|---|---|
| Median List Price | $554,014 (ZIP area) | $548K | $476K | $728K |
| Active Listings | 317 (ZIP area) | 2,460 | 8,606 | 1,253 |
| Days on Market | 30 | 21 | 20 | 21 |
| Age Restriction | 55+ (HOPA compliant) | None | None | None |
| Median Household Income | $88,654 (citywide) | $88,654 | $66,820 | $95,200 |
| Established | 2001 (Del Webb) | 1953 (incorporated) | 1905 (founded) | 1990 |
| New Construction | None — built out | Very High (newer plans) | Moderate | Very High (Summerlin West) |
| Best For | Retirees · Golf · Social programs | Families · Safety · Variety | Investors · Urban · Value | Trails · Luxury · New builds |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Income and crime figures are Henderson citywide — Census and FBI do not tabulate Sun City Anthem South separately. Last updated June 2026.
Build a property-specific budget using a lender quote, the parcel tax estimate, insurance quotes and association documents. The starting amounts below are editable illustrations, not current local rates or verified fees. Compare the result with your Loan Estimate, and budget separately for maintenance, utilities and closing costs.
Inputs are assumptions, not a loan offer, insurance quote or parcel tax calculation. This simplified fixed-rate example applies the selected PMI rate below 20% down; actual mortgage-insurance eligibility, cost and cancellation depend on the loan. Maintenance, utilities, closing costs and special assessments are additional. Review the CFPB housing budget guide and confirm amounts with the relevant providers.
BUYING AND RENTING
Compare actual homes that meet the same needs over your expected time in the area. A purchase price and an advertised rent alone do not establish which option costs less. Use current quotes and separate monthly cash flow, upfront cash, and the amount you might recover when moving.
Start with the down payment, lender and closing charges, and any immediate repairs. Add principal and interest, property taxes, insurance, mortgage insurance where applicable, association dues, utilities and ongoing maintenance. Identify expenses paid outside escrow so they are included in your household budget.
For a later sale, model the remaining loan balance and selling expenses. Appreciation is uncertain; compare unchanged-price and lower-price cases as well as any growth assumption. Principal repayment builds an ownership interest, but that does not guarantee a profit or make every cash payment recoverable.
Use an actual lease offer and confirm the term, deposit, renewal provisions, parking, pet charges, utilities and renter's insurance. Record which maintenance services are included and any costs or restrictions associated with an early move. An advertised starting rent may not include every required charge.
Keep the comparison consistent: use the same time period, household needs and moving assumptions. Include the cash that remains available when a down payment is not used, without assuming a guaranteed investment return. Your need for flexibility and responsibility for repairs also matter alongside the financial figures.
There is no verified community-wide holding period or five-year equity gain shown here. Ask your lender to explain financing assumptions and have a tax professional assess any claimed tax benefit for your circumstances. Keep a copy of the quotes and dates so you can update the comparison before making an offer.
PROPERTY-SPECIFIC ASSOCIATION COSTS
A community name does not establish a property's current dues or all the associations that govern it. Obtain the applicable resale package, budget and governing documents for the exact address. Confirm the effective date and payment frequency of each fee with the association or its manager.
Identify master and sub-association dues separately. Check whether utilities, exterior maintenance, insurance, amenities or club access are included, optional or billed separately. A listing's monthly figure may omit a quarterly or annual charge, and an advertised amenity does not establish membership rights.
Ask about transfer, document, capital-contribution and other transaction fees, as well as approved or proposed assessments. Confirm who pays each item under the contract. Review available reserve and budget information; historical dues are not a guarantee of future charges.
Verify the actual rules for leasing, pets, parking, property changes and amenity access. Age restrictions and gate staffing require their own current documentation. Do not assume neighboring subdivisions or similarly named communities have identical rules, services or fees.
COMMUTE & TRANSPORTATION
Eastern Avenue, St. Rose Parkway, and the I-215 beltway connect Sun City Anthem South to Henderson's commercial grid — Anthem Marketplace and Henderson Hospital are each within 15 minutes. Mean commutes run near 25 minutes per U.S. Census ACS data — longer for Strip and airport runs, but fully workable for a retirement lifestyle anchored inside Henderson.
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
Sun City Anthem South purchases close in 30 to 45 days — Nevada uses escrow companies, not attorneys. Cash deals close in 7–14 days. Financed buyers add time for appraisal and HOA resale-package delivery, including the 55+ age-verification step. That extra review is straightforward with the right paperwork and adds only a few days to a standard 30-day escrow.
Quick Answer
Most buyers put down 5% to 20%. Conventional loans start at 3% down; FHA allows 3.5% across the $350K–$600K price range. VA loans allow 0% for eligible veterans, and this community's demographics include many military retirees. On the $554,014 ZIP-area median, that's roughly $27,700 (5%) to $110,800 (20%). Jumbo financing enters only at the top golf-view and ridge lots above $600,000.
Sun City Anthem South FAQ — 18 Answers
Across the Sun City Anthem South ZIP area — 89044 and 89052 — the median list price is about $549,000 per Las Vegas REALTORS, with a $530,000 closed median over the past hundred days. Inside the plan itself, single-story homes span roughly $350,000 for well-maintained interiors to $600,000 for larger floor plans on golf-course or McCullough Range view lots.
At least one resident in each household must be 55 or older — the federal Housing for Older Persons Act standard that governs this Del Webb community. The 80/20 rule applies: 80% of occupied units must include a 55+ resident. Temporary visitors of any age are welcome; the restriction covers only permanent residents. Confirm the current policy in the governing documents during your resale-package review.
Dues run $180 to $350 per month, covering all three Sun City Anthem recreation centers — Anthem Center, Liberty Center, and Independence Center — plus resort pools, fitness facilities, pickleball and tennis courts, ballrooms, arts studios, and programming for 100+ chartered clubs. Measured against what those amenities cost separately, most residents consider the fee strong value. Budget alongside Nevada's roughly 0.5–0.75% effective property tax.
Residents access three recreation centers totaling over 100,000 square feet: resort-style pools, fitness rooms, tennis and pickleball courts, ballrooms, arts studios, and social spaces for 100+ clubs. The community trail system connects to Henderson's broader network. The Anthem Course and Revere Golf Club at Anthem provide championship desert golf with resident-preferred rates and tee times.
Two courses are nearby: the Anthem Course and the Revere Golf Club at Anthem, both championship desert layouts with McCullough Range views. Residents enjoy preferred tee times and pricing. Golf-course-lot homes in the southern section command the upper end of the $350K–$600K range, so flag that preference early — our team will target those streets specifically.
The southern section spans portions of ZIP codes 89044 and 89052 in Henderson, on elevated foothills terrain near the McCullough Range. The ZIP line affects insurance quotes and mail but not community access — every home gets all three recreation centers. Confirm the exact ZIP for any specific address during escrow, which in Nevada typically runs 30–45 days.
About 25 minutes via I-215 to I-15 North, and Harry Reid Airport is a similar 25-minute drive. Closer to daily life: Anthem Marketplace runs roughly 10 minutes east on Eastern Avenue, and Henderson Hospital is about 15 minutes via St. Rose Parkway. Most residents find the slight remove from the resort corridor a feature — quieter streets, elevated desert views, and shopping within a short drive.
Sun City Anthem consistently ranks among the most sought-after 55+ communities nationally, and limited inventory against steady buyer demand has supported long-run values. Nevada adds retirement tailwinds: no state income tax per the Nevada Department of Taxation, plus a 3% annual cap on primary-residence property-tax increases under Nevada Revised Statutes 361.471. We can pull recent resale comps on any street on request.
Over 100 chartered clubs and organizations operate across the three centers — travel clubs, art guilds, pickleball leagues, card groups, and more — supported by ballrooms, arts studios, and meeting rooms. The social calendar ranks among the most active of any 55+ community in the United States. Visit Anthem Center on a weekday morning before you buy; the activity level tells the story better than any listing sheet.
Yes — grandchildren and family members of any age are welcome as temporary visitors. The 55+ restriction applies to permanent residents only, not guests. Sun City Anthem's governing documents typically allow visits up to 30–90 days; confirm the current limit in the resale package during escrow. If extended stays are part of your plans, let our team verify the policy before you write an offer.
Low by national standards. The Clark County Assessor applies an effective rate of roughly 0.5–0.75% of assessed value, and Nevada Revised Statutes 361.471 caps annual increases on a primary residence at 3%. On a $554,000 purchase, plan around $3,300–$4,200 per year. Long-held homes often carry below-market assessed values that reset to current market on sale — verify the post-sale figure with the Assessor before budgeting.
Morning walks on the community trail system or a pickleball match at the Anthem Center, errands at Anthem Marketplace in ten minutes, and afternoons with 100+ club activities or golf at the Revere Club nearby. According to the City of Henderson, Henderson's parks and recreation system supports the trail connections into the broader Henderson network, and Henderson Hospital's proximity means healthcare is close. Evenings run quiet — this is a residential community, not a resort hotel.
Yes. Sun City Anthem South is served by the Henderson Police Department, and Henderson regularly ranks among the safest large U.S. cities in FBI Uniform Crime Reporting-based comparisons. The foothills setting, predominantly owner-occupied single-story homes, and an engaged 55+ ownership demographic keep typical incidents to suburban property matters. The community's stable, long-tenured ownership base is itself a safety asset.
Rental demand in the 55+ segment is steady but governed by occupancy restrictions — at least one resident must be 55+, so rentals serve age-qualified tenants only. Single-family homes in this ZIP area typically rent for $2,200–$2,800 monthly per Las Vegas REALTORS tracking. Short-term rentals are tightly regulated by the City of Henderson and the HOA CC&Rs — verify rules before underwriting any nightly income scenario.
Four things move real money here. First, verify your household qualifies under the 55+ age rule before scheduling showings. Second, read the HOA resale package for dues, reserves, and any pending special assessments. Third, homes date to 2001-era Del Webb construction — roof, HVAC, and water heaters deserve inspection attention. Fourth, confirm the exact ZIP code and school-zone impact for future resale buyers who may not qualify under the 55+ rule.
Most buyers put down 5% to 20%. Conventional loans start at 3% down; FHA allows 3.5% across the $350K–$600K price range. VA loans allow 0% for eligible veterans, and this community's demographics include many military retirees. On the $549,000 ZIP-area median, that's roughly $27,700 (5%) to $110,800 (20%). Jumbo financing enters only at the top golf-view and ridge lots above $600,000.
Monthly dues run $180 to $350 covering all three Sun City Anthem recreation centers — Anthem Center, Liberty Center, and Independence Center — with 100,000+ square feet of amenity space, resort pools, fitness, tennis, pickleball, ballrooms, arts studios, and social programming for 100+ chartered clubs. There's also a common-area maintenance and landscaping component. Always pull the resale package — dues, reserves, and transfer fees — during escrow.
Most purchases close in 30 to 45 days from accepted offer — Nevada closes through escrow companies, not attorneys. Cash purchases can close in 7–14 days. Financed buyers should add time for appraisal scheduling, and HOA resale-package delivery adds a few days. Budget the age-verification review into your timeline as well; confirming 55+ compliance adds one extra step to escrow but is straightforward with the right paperwork.
Updated September 2026
STILL HAVE QUESTIONS?
Want more Nevada real estate answers like this in your Google results?
PEOPLE ALSO ASK
These are the eight queries Sun City Anthem South buyers actually type into Google and AI assistants — answered with specifics you can verify: community facts from the City of Henderson, prices from Las Vegas REALTORS, and age-restriction rules from the governing documents.
Yes — it is the southern expansion phase of Sun City Anthem, opened in 2001 by Del Webb. Residents of Sun City Anthem South have full access to all three Sun City Anthem recreation centers: Anthem Center, Liberty Center, and Independence Center, totaling 100,000+ square feet of amenity space.
The community spans portions of 89044 and 89052 in Henderson, on elevated foothills terrain near the McCullough Range. The specific ZIP for any address depends on its location within the section — confirm during escrow, as it affects insurance quotes and mail routing.
Only with restrictions. At least one permanent resident per household must be 55+, and the 80/20 rule requires that 80% of occupied units include a 55+ resident. Visitors and temporary guests of any age are welcome; the restriction applies to permanent residency only. The HOA verifies compliance at time of purchase.
About 15 minutes via St. Rose Parkway — and that proximity is one of the most-cited quality-of-life factors among residents. For scheduled procedures and specialist visits, Sunrise Hospital is about 30 minutes via I-215, and Valley Hospital is a similar drive on the western side of the Las Vegas Valley.
No — Sun City Anthem South is not guard-gated, though the broader community has a defined perimeter with controlled access points at the main entrances. For fully guard-gated Henderson retirement living, compare against Solera at Anthem, which Del Webb built as a gated 55+ enclave in the same corridor.
The Revere Golf Club at Anthem is a championship public course adjacent to the Anthem community, with carved-desert design and dramatic McCullough Range views. Sun City Anthem South residents receive preferred tee-time access and resident pricing. It is one of two championship courses available to community residents.
The southern expansion section was built primarily between 2001 and the mid-2000s by Del Webb — solid 20+ year-old construction with the predictable system profile of that era. Budget inspections for roof, HVAC, and water heater accordingly. Del Webb's build quality is well-regarded, and the single-story floor plans age gracefully for accessibility.
Within the community, yes — the trail system connects sections internally and to the recreation centers, and morning-walk circuits are a daily resident ritual. For daily errands, Anthem Marketplace is a 10-minute drive. The community is fundamentally car-dependent for anything outside its footprint, which aligns with how most residents choose to live here.
WHY NEVADA REAL ESTATE GROUP
9,600+ closed transactions and $4.85B+ in total volume since 2011. Our agents know Sun City Anthem South section by section — HOA quirks, age-verification process, and view-lot premiums that move the needle in a retirement purchase. That combination of depth and scale ranks Nevada Real Estate Group the #1 real estate team in Nevada.
WORK WITH THE BEST
Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
Compare Sun City Anthem South with neighboring Henderson communities and nearby cities. Each card pairs the commute time with price positioning, so you can judge whether trading Sun City Anthem South's amenity depth for a newer community or a non-restricted neighborhood actually buys you more.
IN-COMMUNITY
$554K (ZIP area)
Within Sun City Anthem
View Sun City Anthem (parent) →5 MIN N
$699K (89052 ZIP area)
5 min from Sun City Anthem South
View Anthem (broader) →20 MIN N
$535K (ZIP area)
20 min from Sun City Anthem South
View Green Valley Ranch →More Henderson communities
Shopping the whole city? Browse all Henderson homes for sale — live MLS listings updated daily.
A–Z INDEX
Six named sections fill the ~800-acre plan. Dedicated section pages are rolling out — the entries below are indexed alphabetically for orientation, and our team can pull current listings, HOA dues, and section-specific details for any of them on request.
KEEP LEARNING
These guides extend the research most Sun City Anthem South buyers do next — understanding the broader Henderson market, comparing communities, and tracking valley-wide pricing — each written by our team from the same MLS data and primary sources used throughout this page.
GUIDE
The parent-city playbook — neighborhoods, schools, taxes, and the offer-to-close process across Henderson.
Read →MARKET UPDATE
Valley-wide pricing, inventory, and rate context — the macro backdrop behind Sun City Anthem South's ZIP-area numbers.
Read →MARKET HUB
Citywide market data, every Henderson master plan, and side-by-side community comparisons in one place.
Read →MARKET REPORT
Median prices, inventory, days on market, and sale-to-list trends for Henderson.
Read →Sources & Methodology
Every statistic is sourced from a primary or government dataset, refreshed monthly. The MLS reports at ZIP level — ZIPs 89044/89052 are broader than the Sun City Anthem South plan, so area figures are labeled accordingly and per-section numbers are modeled estimates. Follow any link below to verify a specific figure.
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Updated: September 2026 · Next update: October 15