NEW
$699,900
HouseEst. $3,952/mo
5 Beds
4.5 Baths
3,055 Sq. Ft.0.10 Acres
Built in 2015
1110 Echo Pass Street
Henderson, NV, 89052
Portola Hills
Sun City Anthem, Henderson
Sun City Anthem Homes For Sale
Nevada's #1 team for Sun City Anthem real estate. Search Henderson's premier 55-plus active-adult community — patio homes, golf-view estates, Del Webb resort amenities, and live MLS data.
MEDIAN LIST PRICE (ZIP AREA 89052/89044)
$615K
LVR / GLVAR, June 2026
HOMES IN THE COMMUNITY
7,219
Del Webb / community records
ESTABLISHED
1998
Del Webb / Pulte Homes
DAYS ON MARKET
27
LVR / GLVAR sold data, June 2026
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Sun City Anthem at a Glance?
Sun City Anthem is Henderson's 7,219-home Del Webb 55-plus community — established 1998, with a $615,000 ZIP-area median list price and 27-day pace per Las Vegas REALTORS. It sits within the City of Henderson, benefiting from full City of Henderson services, Nevada's zero state income tax, and the 3% property-tax cap that locks in predictable retirement budgets.
- The community: Del Webb's 7,219-home 55-plus plan built from 1998 through the mid-2000s — Henderson's largest and most amenity-rich active-adult community.
- The price ladder: $350K compact patio homes through $400K–$600K family single-family floor plans to premium $700K golf-view and mountain-view estates.
- Amenities included: Two recreation centers — the 47,000-sq-ft Anthem Center and the Liberty Center — three pools, fitness, tennis, pickleball, theater, and 60+ chartered clubs, all in HOA dues.
- Liquidity: 366 ZIP-area closings in the past 100 days at a 27-day median — an active, deep resale market with real buyer and seller depth.
- Tax advantages: Nevada zero state income tax plus a 3% annual primary-residence property-tax cap under NRS 361.471 — the retirement tax math most California relocators have been running.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Henderson
Where Can I Find Sun City Anthem Homes for Sale?
The Sun City Anthem ZIP area (89052/89044) carried 659 active listings in June 2026 according to Las Vegas REALTORS MLS data, spanning compact patio homes near $350,000 to premium golf-view single-family homes at $700,000. The newest listings appear below, refreshed daily, and every active home is searchable in our live MLS portal.
NEW$649,000HouseEst. $3,665/mo4 Beds2 Baths2,094 Sq. Ft.0.14 AcresBuilt in 19993059 Blazing Creek WayHenderson, NV, 89052Seven Hills Pclq1-The Pinnacle
NEW$724,900HouseEst. $4,093/mo3 Beds2 Baths1,950 Sq. Ft.0.19 AcresBuilt in 20022154 Handel AvenueHenderson, NV, 89052Anthem Estate
NEW$5,375,000HouseEst. $30,349/mo4 Beds7 Baths6,251 Sq. Ft.0.81 AcresBuilt in 20231616 Villa Rica DriveHenderson, NV, 89052Seven Hills Parcel N2-B
NEW$660,000HouseEst. $3,727/mo2 Beds2 Baths2,200 Sq. Ft.0.20 AcresBuilt in 20022328 Hardin Ridge Drive DriveHenderson, NV, 89052Sun City Anthem
NEW$729,900HouseEst. $4,121/mo3 Beds2 Baths2,044 Sq. Ft.Built in 20012259 Scena Ct. CTHenderson, NV, 89052COVENTRY HOME AT ANTHEM
NEW$724,900HouseEst. $4,093/mo2 Beds2 Baths2,068 Sq. Ft.0.18 AcresBuilt in 20022848 Meadow Park AvenueHenderson, NV, 89052Sun City Anthem
NEWOPEN HOUSE$549,000HouseEst. $3,100/mo3 Beds2 Baths1,705 Sq. Ft.0.14 AcresBuilt in 20002726 Watkins Glen AvenueHenderson, NV, 89052Maryland Eastern North #1 By Lewis Homes
PRICE DISTRIBUTION
How Many Sun City Anthem Homes Sell in Each Price Range?
Median list price across the Sun City Anthem ZIP area (89052/89044) sits at $615,000 per Las Vegas REALTORS June 2026 MLS data, but the plan spans the full value range: compact patio homes from $350K to premium golf-view estates at $700K. The bands below show our modeled split of the area's 659 active listings.
Browse Sun City Anthem Listings
How Can You Find a Sun City Anthem Home by Type, View & Price?
The Sun City Anthem area's 659 active listings break down into multiple Del Webb village neighborhoods, two property types, and the price filters below — each link opens our live MLS search, with counts updated daily from Las Vegas REALTORS MLS data across ZIPs 89052 and 89044.
Which Sun City Anthem Neighborhoods Should You Explore?
Sun City Anthem is divided into village neighborhoods built at different stages from 1998 through the mid-2000s, each with its own Del Webb models, view profiles, and HOA sub-association dues. The cards below link to the most relevant hub or live search so you can see current inventory and lifestyle fit.
Golf Views · Premium Models
Anthem Highlands
Liberty Center · Social ClubsLiberty Village
Mountain Views · Elevated LotsAnthem Summit
Patio Homes · Lock-and-LeaveGarden Palms
Private Golf · Premium FairwayCountry Club Estates
Single-Story · Desert ViewsCascade Hills
Established · City-Light ViewsCanyon Crest
Entry · Amenity AccessSun City Commons
By Property Type
By Price Range
Updated daily · 659 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Sun City Anthem Listings First?
Custom alerts by floor plan, view type, price, and village neighborhood — no spam, unsubscribe anytime. Golf-view and mountain-view homes in the most popular Del Webb models routinely go under contract within two to three weeks per Las Vegas REALTORS pace data; alert subscribers see them within hours of hitting the MLS, not after the open house.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
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EDUCATION
8/10
9/10
8/10
8/10
8/10
What Schools Are Near Sun City Anthem?
Sun City Anthem is 55-plus age-restricted — no K-12 students reside here. Even so, grandchildren visit and nearby schools affect resale value. The Eastern Avenue and St. Rose Parkway corridor offers strong CCSD campuses and charter options within a short drive. Cards below show the closest choices by school level.
8/10John C. Vanderburg ES
Zoned · southeast Henderson (nearby)
K-5680 Students18:1
Top Rated
8/10
8/10Pinecrest Academy of Nevada
Charter · south Henderson (10 min)
K-121800 Students20:1
9/10Doral Academy of Nevada
Charter · Henderson (15 min)
K-81000 Students19:1
8/10Henderson International School
Private · Henderson (15 min)
PreK-12850 Students13:1
8/10Somerset Academy
Charter · Henderson (15 min)
K-81100 Students21:1
8/10Coral Academy of Science
Charter · Henderson (15 min)
K-121300 Students18:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
What Schools Are Closest to Sun City Anthem?
According to GreatSchools.org, the closest public schools are John C. Vanderburg Elementary (8/10) and Del E. Webb Middle School (7/10). Top charter options include Pinecrest Academy (8/10, 10 min) and Doral Academy (9/10, 15 min). Ratings verified against the Nevada Report Card; full ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Doral Academy of Nevada | Public charter | K-8 | 9/10 | Henderson · 15 min | $350,000+ |
| 2 | Pinecrest Academy of Nevada | Public charter | K-12 | 8/10 | South Henderson · 10 min | $350,000+ |
| 3 | John C. Vanderburg ES | Public (nearby zone) | K-5 | 8/10 | Southeast Henderson | $350,000+ |
| 4 | Del E. Webb MS | Public (nearby zone) | 6-8 | 7/10 | Southeast Henderson | $350,000+ |
| 5 | Desert Oasis HS | Public (nearby zone) | 9-12 | 6/10 | Nearby Henderson | $350,000+ |
SAFETY & CRIME
Is Sun City Anthem Safe?
Direct Answer
Yes. Sun City Anthem is served by the Henderson Police Department, and Henderson consistently ranks among the safest large cities in the United States in comparisons built on FBI Uniform Crime Reporting data. The community's gated access roads, active-adult ownership profile, and Henderson's well-funded public-safety infrastructure produce a security profile well below the national suburban average.
- Safest large U.S. cities, regular Henderson rankingFBI UCR-based national comparisons
- Gated community access on primary roadsCommunity records
- Henderson Police Department coverageCity of Henderson services — not LVMPD
- Violent crime vs national average, citywideFBI Uniform Crime Reporting
What Buyers Should Know
The active-adult ownership profile does quiet work here: Sun City Anthem's households are predominantly retired, owner-occupied, and deeply invested in community upkeep — conditions that correlate strongly with low crime rates in community association research. The Henderson Police Department's coverage benefits from a city that funds public safety well above national per-capita norms.
The plan's gated access roads on primary entrances add a meaningful deterrent layer. Community volunteers and the HOA's own security programs supplement the Henderson PD with visible patrols on interior streets, and the plan's topographic elevation gives many homes natural sight-line advantages over approaching traffic.
For buyers wanting specific incident data, the Henderson Police Department publishes monthly crime statistics by district on the City of Henderson website. The relevant district includes Sun City Anthem's southern Henderson footprint. Standard active-adult precautions — package management, motion lighting — address the realistic risk picture comfortably.
Sources: FBI Uniform Crime Reporting (latest available data), City of Henderson / Henderson Police Department. Last updated June 2026.
Living In
What's It Like Living in Sun City Anthem?
The Answer
Sun City Anthem delivers Henderson's most complete active-adult lifestyle: 7,219 homes across a gated Del Webb master plan, two resort recreation centers, Anthem Golf & Country Club inside the footprint, and a 60-plus-club social calendar. City of Henderson services cover every street, and Nevada's zero state income tax keeps the retirement budget honest.
What is Sun City Anthem known for?
Sun City Anthem is Henderson's flagship Del Webb 55-plus community — built from 1998 through the mid-2000s, with a 47,000-square-foot Anthem Center clubhouse, Anthem Golf & Country Club, three pools, and one of the most active chartered-club cultures of any active-adult community in Nevada.
Who should live in Sun City Anthem?
It fits age-55-or-older retirees seeking resort-caliber amenities, California retirees capturing Nevada's tax savings, golf-lifestyle buyers wanting a private course inside the plan, snowbirds wanting a lock-and-leave community with on-site management, and veteran retirees using VA benefits to purchase with zero down.
What is daily life like?
Mornings start at the Anthem Center fitness center or pool, midday brings a round at Anthem Golf, and evenings range from dining at the M Resort ten minutes south to one of the plan's sixty-plus chartered club events — all without leaving Henderson's safest zip codes.
Location
Where Is Sun City Anthem
Sun City Anthem sits in the southeast Henderson foothills, off Anthem Parkway between Eastern Avenue and the I-15 corridor. About ten miles south of the Strip, twenty minutes from Harry Reid International Airport, and ten minutes from St. Rose Dominican Hospital.
St. Rose Dominican
10
Min
M Resort
10
Min
Henderson downtown
15
Min
Airport
20
Min
Strip
25
Min
Sun City Anthem
At a Glance$615,000
Median List Price (ZIP area)
$589,000
Median Sold (past 100 days)
659
Active Listings (ZIP area)
27
Days on Market
- Setting
- Southeast Henderson foothills
- Homes
- 7,219
- Established
- 1998
- Developer
- Del Webb / Pulte Homes
- Age Restriction
- 55+ (HOPA)
- Golf
- Anthem Golf & Country Club (private)
- Recreation Centers
- Anthem Center · Liberty Center
- Pools
- 3 community pools
- HOA
- $180–$350/mo
- Sunshine
- 300 days/year
- Guard-Gated Entry
- Gated entry on primary access roads
- Distance to Strip
- ~25 min
LIVABILITY REPORT CARD
How Does Sun City Anthem Score for Retirement Living?
Sun City Anthem earns top marks for amenities, safety, and retirement tax advantages, with honest trade-offs on the 55-plus age restriction and HOA dues above the Henderson average. Below is our category-by-category report card — the same six factors our agents walk through with every relocating retiree before a first tour of Henderson's premier Del Webb community.
Grade A: Safety
Henderson Police Department coverage; Henderson consistently ranks among the safest large U.S. cities per FBI UCR-based comparisons. Gated community entry adds a meaningful layer.
Grade A: Amenities
Anthem Center (47,000 sq ft), Liberty Center, three pools, Anthem Golf & Country Club, fitness facilities, tennis, pickleball, theater, 60+ chartered clubs — all in dues.
Grade A-: Cost of Living
$615,000 ZIP-area median with Nevada's zero state income tax and 0.5–0.7% effective property-tax rate — meaningfully cheaper than California 55-plus peers.
Grade B+: Healthcare Access
St. Rose Dominican Hospital ten minutes north; Sunrise Hospital twenty minutes; multiple specialist and imaging centers along the St. Rose Pkwy corridor.
Grade B+: Outdoor Access
Community trails, Anthem Parkway greenway, Lake Mead thirty minutes east, Red Rock Canyon forty minutes west — desert scenery without daily effort.
Grade A-: Commute & Transport
Airport twenty minutes via I-215; the Strip twenty-five; rideshare fast and affordable. Perfect for retirees who travel frequently between Henderson and family nationwide.
Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.
Quick Answer
Is Sun City Anthem a good place to retire?
By most active-retirement benchmarks, yes — Sun City Anthem is one of the strongest Del Webb communities in the Southwest. The plan combines Nevada's zero state income tax, Henderson's top safety ranking, resort-caliber amenities fully included in HOA dues, and a 7,219-home community large enough to sustain genuine social depth. The price range — $350K patio homes to $700K golf-view estates — keeps it accessible to California retirees capturing the West-Coast-to-Nevada equity-arbitrage trade. The honest trade-offs: the $180–$350 monthly HOA dues are higher than general Henderson master plans, golf club membership is separate from HOA, and the 55-plus age restriction is firm.
Source: City of Henderson
DEMOGRAPHICS
Who Lives in Sun City Anthem?
According to the U.S. Census Bureau QuickFacts for Henderson — the city that contains Sun City Anthem — the parent city holds 331,857 residents with a median household income of $88,654. Sun City Anthem itself is a HOPA-certified 55-plus community; its 7,219 homes house predominantly retired and semi-retired households from California, the Pacific Northwest, and the Midwest.
The Census does not break Sun City Anthem out as its own place, so the figures below are Henderson citywide — presented honestly as the statistical backdrop. Inside the plan, our closing data shows a blend of California equity relocators, veteran retirees using VA financing, snowbirds maintaining dual-state residences, and widows and widowers downsizing into patio homes.
331,857
vs Clark Co 2,370,114
$88,654
vs Clark Co $74,007
~41
vs Clark Co 38
~$465K
vs Clark Co $391K
~63%
vs Clark Co 59%
~33%
vs Clark Co 29%
~29%
vs Clark Co 27%
2.5
vs Clark Co 2.6
Source: U.S. Census Bureau QuickFacts, Henderson city (Sun City Anthem is not separately tabulated) · Updated
POPULATION & GROWTH
How Fast Is the Sun City Anthem Area Growing?
Sun City Anthem itself is essentially built out — Del Webb completed the plan's approximately 7,219 homes by the mid-2000s — while its parent city compounds steadily: Henderson has added roughly 74,000 residents since 2010 per U.S. Census counts, and that citywide growth keeps demand pressure on Sun City Anthem's finite resale stock.
331,857Henderson residents (Census)
7,219Homes in Sun City Anthem
~360,000Henderson projected, 2030
Henderson citywide population trajectory, 2010–2030 (projected)
Inside the plan, growth means turnover, not expansion: 366 ZIP-area closings in the past 100 days show how actively the established stock trades. That is the investment logic of a built-out master plan — no new Del Webb supply can dilute it, while every new Nevada retiree relocator adds demand for the amenities, safety, and tax savings Sun City Anthem already owns.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate Sun City Anthem separately; projection reflects recent Henderson growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Sun City Anthem Score for Active Retirement Living?
Sun City Anthem pairs A-grade resort amenities, Henderson-backed safety, and Nevada's retirement-friendly tax structure with honest trade-offs: higher HOA dues than general Henderson master plans, a private-club golf membership separate from the HOA, and summer desert heat. The rings below break the composite into six categories retirement buyers ask about most, benchmarked against Census, FBI, and community data.
- 90A
Overall Livability
- 80B+
Affordability
- 94A
Safety
- 95A
Amenities
- 82A-
Healthcare Access
- 78B+
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Sun City Anthem Real Estate Market Trending?
Median sold price, days on market, and monthly closings for the Sun City Anthem ZIP area (89052/89044) from Las Vegas REALTORS MLS data. Scope honesty first: these two ZIPs are broader than the plan 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
$555K–$590K monthly band; $589K median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Days on Market
25–33 day monthly range; 27 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~110/mo recent pace — 366 ZIP-area closings in the past 100 days
vs May 2025
Source: Las Vegas REALTORS
The long view: Sun City Anthem's median sold price rose 136% between 2014 ($203,500) and 2024 ($481,174), across 57,564 recorded closings — Las Vegas REALTORS MLS records via Repliers.
27
MEDIAN DAYS ON MARKET
$615K
ZIP-AREA MEDIAN LIST
659
ACTIVE LISTINGS (ZIP AREA)
< 1 hr
OUR RESPONSE TIME
ACTIVE RETIREMENT MARKET
Get matched with a
Sun City Anthem specialist.
Market Competitiveness
How Competitive Is the Sun City Anthem Market Right Now?
Sun City Anthem is a steady 55-plus resale market: 27 median days on market across 366 ZIP-area closings in the past hundred days per Las Vegas REALTORS. Golf-view and mountain-view Del Webb floor plans draw competing offers quickly, while original-finish homes without updates give buyers meaningful negotiating room.
61Moderately Competitive
- 27 daysMedian days on market (sold, 100d)
- 366ZIP-area closings, past 100 days
- 659Active listings (June 2026)
- ~110/moTypical closings per month
Is Sun City Anthem Right for You?
Who Should Buy a Home in Sun City Anthem?
Sun City Anthem fits buyers age 55 or older who want resort-caliber amenities, Nevada's retirement tax advantages, and a large active community. Homes range from $350K patio styles to $700K golf-view estates. Six buyer profiles below match retirement goals to the right village, followed by honest pros and trade-offs.
Which Sun City Anthem Profile Fits Your Retirement Goals?
California Equity Relocators
- Zero Nevada state income tax vs. 13.3% California top rate
- Coastal equity buys resort-quality Sun City Anthem home outright or near-cash
- 3% property-tax cap under NRS 361.471 locks in predictable carrying costs
- Match price band to your California equity — $350K to $700K all qualify
Golf Lifestyle Buyers
- Anthem Golf & Country Club private 18-hole course inside the footprint
- Golf-view lot premiums are real — budget $50K–$150K over comparable non-view homes
- Membership is separate from HOA; confirm current rates with the club
- Most popular models near the course: Pinnacle, Endeavor, and large Expedition floor plans
Active-Adult Social Seekers
- 60-plus chartered clubs from pickleball leagues to travel clubs to art studios
- Both recreation centers included in HOA — no daily usage fees
- Liberty Center and Anthem Center each anchor a social geography inside the plan
- Community activity calendar rivals small resort hotels in programming depth
Lock-and-Leave Snowbirds
- Patio homes from the $350Ks with minimal exterior maintenance obligations
- HOA covers common-area landscaping and security — property holds value while absent
- Henderson-to-major-hub flights are fast: twenty minutes to the airport
- Verify CC&R rules on extended absences and guest-stay windows before purchasing
Veteran Retirees
- VA loans require zero down payment and no PMI — powerful at the $615K median
- VA funding fee is waived for service-connected disability veterans
- Henderson is home to a VA outpatient clinic; full VA Southern Nevada Healthcare is twenty minutes
- Age-restriction compliance required before occupancy — verify your household profile
Downsizing Families
- Trade a large all-age home for a well-equipped patio home and gain resort amenities
- The Reflection and Journey patio models deliver downsizing footprints without sacrificing finish
- Healthcare corridor at St. Rose Pkwy keeps medical access ten minutes away
- Adult children living nearby in Henderson or Las Vegas reduces the emotional downsizing friction
Best Fit For
- California equity relocators — a resort-quality community at a fraction of comparable coastal pricing, Nevada's zero state income tax, and a 3% annual property-tax cap.
- Golf lifestyle buyers — Anthem Golf & Country Club's private championship course inside the plan — uncommon in any Las Vegas active-adult community at this price point.
- Active social retirees — two resort recreation centers, 60-plus chartered clubs, and a community calendar that runs twelve months a year without leaving the gates.
- Lock-and-leave snowbirds — patio homes from the $350Ks with HOA-managed common areas and twenty minutes to the airport for national travel.
- Veteran retirees — VA zero-down financing, a VA outpatient clinic nearby, and the safety and stability of Henderson for long-term care planning.
- Downsizers — right-sized Del Webb floor plans with resort amenities that replace the large suburban home without sacrificing lifestyle quality.
Ready to explore homes in Sun City Anthem? Our team knows every floor plan, view corridor, and village neighborhood in the plan.
Start Your Home SearchPros
- Henderson's largest Del Webb 55-plus community — 7,219 homes, two recreation centers, championship golf, 60-plus clubs
- Zero Nevada state income tax and a 3% primary-residence property-tax cap under NRS 361.471
- Resort amenities fully included in HOA dues — no separate fitness, pool, or court memberships
- Henderson city services and safety — Henderson consistently ranks among America's safest large cities per FBI UCR comparisons
- Full price range in one plan — $350K patio homes to $700K golf-view estates
- Gated community entry on primary access roads plus an engaged security program
- Twenty minutes to Harry Reid International Airport for retirees who travel regularly
Honest Considerations
- HOA dues of $180–$350/mo are above the Henderson average — factor into monthly budget planning
- Golf club membership at Anthem Golf & Country Club is separate from HOA dues — an additional annual cost
- Strictly 55-plus: no permanent residents under 18 and household compliance with HOPA is required before closing
- Resale stock is now 20-25 years old — kitchen, bath, and system updates are a real buyer cost in many homes
- ZIP-area statistics blend Sun City Anthem with neighboring plans — neighborhood-level comps require local judgment
- Summer desert heat: 105°F+ stretches July through September, like the rest of the Las Vegas Valley
Neighborhood Comparison
How Do Sun City Anthem's Top Village Neighborhoods Compare?
A like-for-like comparison of Sun City Anthem's most-searched village neighborhoods — indicative price, dollars per square foot, days on market, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Per-village 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 |
|---|---|---|---|---|---|
| Anthem Highlands | ~$660,000 | ~$295 | 28 | ~140 | Golf views · Premium models |
| Liberty Village | ~$570,000 | ~$270 | 27 | ~180 | Social clubs · Liberty Center |
| Anthem Summit | ~$620,000 | ~$285 | 27 | ~120 | Mountain views · Elevated lots |
| Garden Palms | ~$395,000 | ~$240 | 26 | ~95 | Patio homes · Lock-and-leave |
| Country Club Estates | ~$680,000 | ~$305 | 32 | ~65 | Private golf frontage |
| Cascade Hills | ~$540,000 | ~$268 | 27 | ~100 | Single-story · Desert views |
| Canyon Crest | ~$560,000 | ~$272 | 28 | ~85 | Established · City-light views |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89052/89044) — per-village medians are our modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Village Deep Dive
What's Inside Sun City Anthem's Top Village Neighborhoods?
Submarket 1
Anthem Highlands
The plan's most premium village — golf-frontage lots, elevated terrain, and the Pinnacle and Endeavor models that command the highest per-square-foot values inside Sun City Anthem. Golf-view homes carry a $50K–$150K premium over comparable non-view models.
Browse Anthem Highlands homes →~$660KMedian Price
28Days on Market
~140Active Listings
~$295Price / Sq Ft
Submarket 2
Liberty Village
Built around the Liberty Center recreation hub — pool, fitness, and a packed social calendar. The moderate price point and strong inventory make it the most liquid village for buyers entering the plan.
Browse Liberty Village homes →~$570KMedian Price
27Days on Market
~180Active Listings
~$270Price / Sq Ft
Submarket 3
Anthem Summit
Elevated terrain delivers the mountain and desert valley views that distinguish this village from the plan's lower elevations. Popular with snowbirds who value the topographic drama for part-time living.
Browse Anthem Summit homes →~$620KMedian Price
27Days on Market
~120Active Listings
~$285Price / Sq Ft
Submarket 4
Garden Palms
The plan's entry point — compact patio home floor plans with minimal exterior maintenance, HOA-maintained landscaping, and the same Anthem Center access as premium villages. First-time Sun City Anthem buyers start here.
Browse Garden Palms homes →~$395KMedian Price
26Days on Market
~95Active Listings
~$240Price / Sq Ft
Submarket 5
Country Club Estates
Direct Anthem Golf & Country Club fairway frontage — the community's most exclusive address. Thin inventory means patience is built into the purchase process, and view/fairway lot selection is a critical negotiating point.
Browse Country Club Estates homes →~$680KMedian Price
32Days on Market
~65Active Listings
~$305Price / Sq Ft
Submarket 6
Cascade Hills
Single-story Del Webb floor plans on gentle slopes with desert and city-light views — the practical choice for buyers who prioritize accessibility and views over golf-course proximity.
Browse Cascade Hills homes →~$540KMedian Price
27Days on Market
~100Active Listings
~$268Price / Sq Ft
Submarket 7
Canyon Crest
An established mid-plan village with city-light and desert views on its upper streets. Buyers find slightly more negotiating room here than in the golf-view villages while still capturing the Anthem Center amenities.
Browse Canyon Crest homes →~$560KMedian Price
28Days on Market
~85Active Listings
~$272Price / Sq Ft
Submarket 8
Anthem Center & Liberty Center Amenity Hub
The amenity engine that makes Sun City Anthem the valley's premier 55-plus community: the 47,000-square-foot Anthem Center with pools, fitness, theater, and billiards; the Liberty Center with its own pool and social programming; and sixty-plus chartered clubs that run year-round. Owning anywhere in the plan gives full access — the same dues for a $350K patio home as a $700K golf-view estate.
Browse Anthem Center & Liberty Center Amenity Hub homes →47,000Sq Ft — Anthem Center
3Community Pools
60+Chartered Clubs
7,219Homes in the Plan
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Sun City Anthem
floor plan fits?
BY ZIP CODE
What Does the Sun City Anthem Market Look Like Across ZIPs 89052 & 89044?
Sun City Anthem spans ZIPs 89052 and 89044 — each broader than the plan itself. ZIP 89052 blends Sun City Anthem with Anthem West, Anthem East, and south Henderson neighborhoods; 89044 covers the community's southern edge near the I-15 corridor. The table below treats each ZIP as an area corridor.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89052 | South Henderson — Sun City Anthem, Anthem, Saint Rose corridor | $599,000 | ~$280 | 27 | ~570 | n/a* |
| 89044 | Sun City Anthem southern edge · I-15 Henderson corridor | ~$640K | ~$295 | 28 | ~89 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. The two ZIPs (89052/89044) together show a $615,000 combined area median across 659 actives — per-ZIP splits shown are modeled from active-listing review. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
BY THE NUMBERS
Which Statistics Define Sun City Anthem Real Estate?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, the City of Henderson, or community records — capture Sun City Anthem faster than any brochure: a $615,000 ZIP-area median, 27 median days on market, 7,219 homes, and Henderson's premier Del Webb 55-plus plan, built from 1998 through the mid-2000s.
$615,000
Median list price across the Sun City Anthem ZIP area (89052/89044), June 2026.
Las Vegas REALTORS
$589,000
Median sold price across the ZIP area over the past hundred days of closings.
LVR / GLVAR, June 2026
27
Median days from list to accepted offer — a steady, deep active-adult resale market.
LVR / GLVAR, June 2026
366
ZIP-area closings in the past hundred days — the sample behind every median on this page.
Las Vegas REALTORS
7,219
Homes in the Sun City Anthem plan — the largest Del Webb 55-plus community in Henderson.
Del Webb / community records
60+
Chartered clubs and social groups — the social infrastructure that defines daily active-retirement life here.
Community records
47,000
Square feet in the Anthem Center clubhouse — the largest active-adult recreation facility in Henderson.
Community records
$88,654
Median household income in Henderson, the parent city — about 20% above the Clark County median.
U.S. Census QuickFacts
WHY SUN CITY ANTHEM
Why Does Sun City Anthem Stand Apart From Other 55-Plus Communities?
Sun City Anthem occupies a tier no smaller Nevada active-adult plan can match — from the 47,000-sq-ft Anthem Center to a championship private golf course. Each of the five advantages below is sourced to the Nevada Revised Statutes, FBI crime data, Census figures, or City of Henderson records.
- Del Webb / community records
Henderson's largest Del Webb 55-plus community
Built by Del Webb / Pulte Homes from 1998 through the mid-2000s — 7,219 homes, two recreation centers, and a social calendar that sustains 60-plus chartered clubs.
- Community records
Resort amenities in the monthly dues
Anthem Center (47,000 sq ft), Liberty Center, three pools, fitness, tennis, pickleball, theater, and billiards — all included in HOA dues, no separate memberships required.
- Nevada Revised Statutes 361.471
Nevada retirement tax advantages
Zero state income tax and a 3% annual property-tax cap under NRS 361.471 — the two lines that fund most California-to-Henderson relocations.
- Anthem Golf & Country Club
Championship golf inside the footprint
Anthem Golf & Country Club — a private 18-hole Keith Foster design with elevation changes and valley views uncommon in the Las Vegas basin.
- Las Vegas REALTORS / GLVAR, June 2026
A deep, liquid 55-plus resale market
366 ZIP-area closings in 100 days at a 27-day median — you can buy, sell, and resize within a single community without betting on thin comps.
WHY BUY IN SUN CITY ANTHEM
What Are the Top 10 Reasons to Buy a Home in Sun City Anthem?
Sun City Anthem's case rests on scale, amenities, and Nevada's retirement tax math: the region's largest Del Webb 55-plus plan, property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471, zero state income tax, resort amenities fully in dues, and homes from $350K patio styles to $700K golf-view estates. Ten sourced reasons follow.
Henderson's largest Del Webb 55-plus plan
Established 1998 — 7,219 homes with two recreation centers, a private golf club, and 60+ chartered clubs.
Community records
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for most relocating California households.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute — retirement budgets stay predictable.
NRS 361.471
Resort amenities in the HOA
47,000-sq-ft Anthem Center, Liberty Center, three pools, fitness, tennis, pickleball — no separate memberships.
Community records
Championship golf inside the footprint
Anthem Golf & Country Club's private 18-hole championship course with elevation and valley views.
Anthem Golf & Country Club
Henderson safety and services
Henderson PD, city fire, and a city that regularly ranks among the safest large U.S. cities per FBI UCR.
FBI Uniform Crime Reporting
Gated community access
Gated entry roads provide an additional security layer on top of Henderson PD coverage.
Community records
Deep 55-plus social calendar
60-plus chartered clubs — from pickleball to art to travel — sustain genuine community depth rare in smaller plans.
Community records
Full price range in one plan
$350K patio homes to $700K golf-view estates — households can upsize and downsize without leaving the community.
Las Vegas REALTORS / GLVAR
Built-out scarcity
No new Del Webb supply can dilute a finished plan — every new Nevada retiree relocator adds demand to fixed stock.
U.S. Census / City of Henderson
New Construction
Who Builds New Homes Near Sun City Anthem?
Sun City Anthem is fully built out — Del Webb / Pulte completed all 7,219 homes by the mid-2000s. Buyers seeking new 55-plus construction look to Trilogy by Shea Homes or Del Webb's newer Nevada communities. All-age new construction is available in Henderson master plans ten to fifteen minutes from the Sun City Anthem gates.
55-Plus Active Adult
Pulte / Del Webb
The community developer — active in newer Nevada 55-plus communities
Family & Mid-Market
Lennar
High-volume alternative for all-age new construction
Move-Up & Luxury
Toll Brothers
Luxury production near the Sun City Anthem corridor
First-Time & Family
KB Home
Personalized new builds for all-age buyers nearby
Family
Richmond American
Value-oriented Henderson construction for all ages
Outdoor Recreation
What Outdoor Amenities Does Sun City Anthem Offer?
Desert trails, resort pools, and championship golf — Sun City Anthem's outdoor life blends on-property resort amenities with quick access to the Mojave's signature landscapes. The City of Henderson maintains the greenways and parkway corridors connecting the plan to Henderson's broader trail network, while Lake Mead and Red Rock Canyon are within thirty to forty minutes.
IN-COMMUNITY
Anthem Center Pools & Grounds
47,000 sq ft clubhousePool · Fitness · CourtsHOA included
The plan's resort anchor — indoor and outdoor pools, a full fitness center, tennis and pickleball courts, billiards, and landscaped grounds maintained as a daily gathering hub.
IN-COMMUNITY
Liberty Center Pools & Courts
Full recreation centerPool · Fitness · SocialHOA included
The Liberty Village neighborhood anchor — pool, fitness facilities, and a social event calendar that supplements the main Anthem Center.
IN-COMMUNITY
Anthem Golf & Country Club
18 holes (private)Championship golfClub membership
Keith Foster-designed private course with elevation changes and valley views — the centerpiece of golf-view home premiums throughout the plan.
IN-COMMUNITY
Community Trail Network
Miles of paved pathsWalking · Cycling · StretchingFree
A connected network of walking and cycling paths threading the plan's neighborhoods — the daily movement option that makes car-free mornings realistic.
AT EDGE
Anthem Parkway Greenway
Boulevard greenwayWalking · BikingFree
The landscaped Anthem Parkway corridor links the community to neighboring parks and the broader Henderson trail grid heading north toward the St. Rose corridor.
10 MIN
Henderson Bird Viewing Preserve
140 acresBirding · Nature walksFree
One of the largest urban birding preserves in the Southwest — morning walking destination for residents who want quiet desert nature without driving far.
15 MIN
Sloan Canyon National Conservation Area
48,000 acresHiking · Rock artFree
BLM-managed desert canyon with Hohokam petroglyphs and rugged hiking trails — a world-class natural escape fifteen minutes from the front gate.
30 MIN
Lake Mead National Recreation Area
1.5M acresBoating · Hiking · FishingNPS fee
America's first national recreation area — full boating, sandy coves, and desert hiking thirty minutes east via Lake Mead Parkway.
The Sun City Anthem Lifestyle
What Does a Week in Sun City Anthem Look Like?
Three everyday moods within walking distance of the front door: a morning water-aerobics session at the Anthem Center, an afternoon round at Anthem Golf, and dinner at one of sixty chartered club social nights — with Henderson's safety record per the City of Henderson threading the whole plan together.
7,219Homes in the Community
1998Year Established
60+Chartered Clubs & Groups
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Sun City Anthem Homes This Weekend?
Almost certainly — 659 active ZIP-area listings mean most weekends bring open houses across every village, from Garden Palms patio homes to Anthem Highlands golf-view estates. Golf-view and mountain-view Del Webb models often go under contract before their second weekend. Browse listings, set alerts, or call (702) 637-1759 and we'll build your tour route.
Quick Answer
What does an HOA cost in Sun City Anthem?
Sun City Anthem HOA dues run approximately $180–$350 per month in 2026, depending on the specific village and lot within the master plan. Dues cover both recreation centers — the 47,000-square-foot Anthem Center and the Liberty Center — along with three pools, fitness facilities, tennis and pickleball courts, a theater, billiards, and common-area landscaping. Anthem Golf & Country Club membership is a separate cost, not included in HOA dues. Always pull the full resale package — dues, reserves, CC&Rs, and any pending special assessments — before writing an offer in any Sun City Anthem village.
Retiring to Sun City Anthem
Should You Retire to Sun City Anthem?
Every month, retirees from California, Oregon, and Washington discover that the resort-style active-adult community priced beyond reach on the coast is fully attainable in Henderson. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero, and that single line item alone funds most relocations.
Why California Retirees Are Choosing Sun City Anthem
The tax math is the headline: California's top marginal state income tax is 13.3% — Nevada's is zero. A retired couple drawing $150,000 per year saves $10,000–$19,000 annually in state income taxes, which more than covers the annual HOA dues at Sun City Anthem. The 3% primary-residence property-tax cap under Nevada Revised Statutes 361.471 provides a predictable carrying-cost floor that inflation cannot erode the way California's Prop 19 transfer reset can.
At a $700,000 budget, a coastal California buyer is looking at a modest condo or a rural foothill lot. That same $700,000 at Sun City Anthem secures a spacious Del Webb single-family home with golf or mountain views, inside a 7,219-home resort community with a 47,000-square-foot clubhouse, three pools, sixty-plus chartered clubs, and Henderson's top-ranked safety just outside the front gate.
According to Las Vegas REALTORS, the median list price across the Sun City Anthem ZIP area (89052/89044) is $615,000. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. FBI Uniform Crime Reporting data places Henderson among the safest large U.S. cities, and the community's Del Webb resort amenities are included in HOA dues — no separate club memberships required.
Sun City Anthem is retirement-economy self-contained: the Anthem Center and Liberty Center anchor daily life, St. Rose Dominican Hospital sits ten minutes north, the M Resort and Henderson's dining corridor are ten minutes south, and Harry Reid International Airport is about twenty minutes via the I-215 — a short flight connection for retirees who travel regularly.
Cost of Living Snapshot — Sun City Anthem vs. California
Day-to-day costs run meaningfully lower than coastal California across nearly every category. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The category that flips hardest for retirees is housing: a resort-style community with a full clubhouse and golf that starts in the $350Ks here costs $1M+ for a comparable lifestyle in coastal California retirement hubs.
| Metric | Sun City Anthem, NV | Coastal CA (avg.) |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median List Price | $615,000 (ZIP area) | ~$950K+ (comparable 55+) |
| Resort Amenity Entry Point | $350Ks (with full clubhouse) | $700K–$1M+ typical |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.1% on new purchases |
| Airport Commute | 20 min (Harry Reid) | 45–90+ min (LAX/SFO) |
Figures are approximate, for illustration. Contact our team for current market data.
Sun City Anthem Rental Market — Rent vs. Own
Long-term rentals in the community must comply with the 55-plus HOPA rules — tenants must be age-qualifying. Single-family homes typically rent for about $2,200–$3,000 monthly depending on model and view. The depth is meaningful: 7,219 homes and a steady pipeline of snowbirds and relocating retirees keep vacancy low. Short-term rentals are prohibited by CC&Rs and Henderson city regulation. Verify current rental rules with the association before any investment underwriting.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & BLS Consumer Price Index
Already planning your move to Sun City Anthem? Our team specializes in 55-plus relocation — virtual floor-plan and amenity tours, view-lot guidance, off-market access, and closing coordination without requiring multiple cross-country flights.
Start Your Retirement Home SearchRELOCATION TIMELINE
How to Relocate to Sun City Anthem in 8 Steps
From first research to keys-in-hand, here's the 8-12 week timeline most Sun City Anthem buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.
Confirm age-restriction compliance first
Sun City Anthem is a HOPA-certified 55-plus community. Before you tour a single home, confirm that at least one resident in your household is 55 or older and no permanent resident will be under 18. Exceptions are narrow and association-enforced.
Choose a village and budget a view tier
Decide between patio-home villages (Garden Palms, $350K–$450K), mid-tier villages (Liberty, Cascade Hills, $450K–$600K), and premium view or golf-frontage villages (Anthem Highlands, Country Club Estates, $600K–$700K+).
Get pre-approved — VA or conventional
VA loans are popular with veteran retirees and require zero down payment. Conventional works well in all price ranges, and jumbo financing is needed for homes above the conforming limit. Get fully underwritten — golf-view and mountain-view homes draw competing offers fast.
Hire a Sun City Anthem specialist
Floor-plan values, view premiums, and village sub-association dues vary meaningfully inside the plan. Work with an agent who can pull active-listing comp data at the floor-plan level — not just the ZIP-area median.
Tour virtually or in person by village
Walk a patio-home village, a mid-tier neighborhood, and a golf-view village in one afternoon — the lifestyle and price differences are real. Virtual tours work well for California buyers making an out-of-state purchase decision.
Write and negotiate the offer
Golf-view and mountain-view homes draw clean, fast offers; original finishes without renovation reward inspection-based negotiation. Your agent's read on the specific floor plan and view tier sets the strategy.
HOA resale package, inspection & appraisal
Pull the full Sun City Anthem resale package: dues, reserve fund health, pending special assessments, CC&Rs, and the HOA transfer interview process. Budget roofs, HVAC, and cosmetic updates for homes built in the late 1990s–2000s.
Close, move, and register
Nevada closes through escrow companies, not attorneys — expect 30-45 days from acceptance to funding. Transfer utilities (NV Energy, Southwest Gas, City of Henderson water), then handle the DMV: license within 30 days, registration within 60.
ECONOMY & JOBS
What Drives the Sun City Anthem Area Economy?
Sun City Anthem's economy rests on retirement income, healthcare, and the broader Henderson employment base. According to the U.S. Bureau of Labor Statistics, metro employment remains historically strong. St. Rose Dominican Hospital, the M Resort corridor, and the plan's own HOA management operation anchor local jobs in and around the community.
$88,654Median household income, HendersonU.S. Census QuickFacts
~20%Above Clark County median income$88,654 vs $74,007, Census ACS
60+Chartered clubs driving community economic activityCommunity records
20 minTo airport & major employment corridorsVia I-215 beltway
Top Employers Near Sun City Anthem
- St. Rose Dominican Hospital (Siena Campus)Henderson's primary full-service hospital — cardiology, orthopedics, oncology — ten minutes north on St. Rose Parkway
- M Resort Spa CasinoDining, entertainment, and hospitality employment on the I-15 corridor about ten minutes south
- Sun City Anthem HOA ManagementThe plan itself employs a significant professional management and maintenance workforce for two recreation centers and 7,219 homes
- Henderson municipal campusCity services employment anchoring the broader Henderson economy
- St. Rose Pkwy medical corridorMultiple specialist offices, imaging centers, and outpatient surgical facilities serving the southeast Henderson healthcare corridor
- Clark County School District (nearby campuses)Education employment at campuses serving the surrounding Henderson neighborhoods
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
How Does Sun City Anthem Compare to Nearby 55-Plus and All-Age Henderson Communities?
Weighing Sun City Anthem against nearby Henderson addresses? This June 2026 side-by-side covers the metrics buyers ask about most. Sun City Anthem leads on resort amenities, 55-plus depth, and private golf; neighboring Anthem is all-age at similar pricing. Sources: LVR, the U.S. Census, and FBI UCR.
| Metric | Sun City Anthem | Anthem | Henderson | Green Valley |
|---|---|---|---|---|
| Median List Price | $615,000 (ZIP area) | $699K (ZIP area) | $548K | $534,900 (ZIP area) |
| Active Listings | 659 (ZIP area) | 342 (89052) | 2,460 | 719 (ZIP area) |
| Days on Market | 27 | 27 | 21 | 27 |
| Age Restriction | 55+ HOPA | None | None | None |
| Homes in Plan | 7,219 | ~4,000 | Citywide | 35,000+ |
| Golf | Private (Anthem G&CC) | None in-plan | Various nearby | Legacy GC (public) |
| Recreation Centers | Anthem Center + Liberty Center | Anthem Hills Park | City parks | Discovery + Paseo Verde |
| Established | 1998 (Del Webb) | 2000 | 1953 (incorporated) | 1978 |
| Best For | 55-plus resort · Golf · Retirement tax savings | Families · All-age · New schools | All buyers · Variety · City services | Schools · Maturity · Value ladder |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Sun City Anthem income and crime figures are Henderson citywide — the Census and FBI do not tabulate the community separately. Last updated June 2026.
Cost of Ownership
What Will Sun City Anthem Cost You Each Month?
A $615,000 ZIP-area-median Sun City Anthem purchase runs about $4,490 monthly with 10% down at 7% per Freddie Mac's rate survey. The tabs below model your payment, compare renting in the broader area, and budget the community's HOA tiers — the dues that cover the Anthem Center, Liberty Center, and all three pools.
Payment Estimator
Estimate Your Sun City Anthem Payment
$4,576
Estimated Monthly Payment
- Principal & Interest$3,682
- Property Tax$313
- Insurance$150
- HOA$200
- PMI$231
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent in Sun City Anthem right now?
Active-adult rental demand in Henderson keeps 55-plus rents firm, and at current rates the monthly ownership premium narrows once VA-loan savings and tax effects are counted — for 5+ year holds, a built-out plan with fixed supply tilts the math toward owning, especially for retirees capturing zero-Nevada-income-tax savings.
OWN (10% DOWN, 7%)
$4,640 / mo
- Principal & Interest
- $3,682
- Property Tax (~0.6%)
- $308
- Homeowners Insurance
- $130
- HOA (blended community)
- $265
- PMI (10% down)
- $255
5-year net cost:~$155,000
Equity built:~$150,000
RENT (AREA 55-PLUS MEDIAN)
$2,600 / mo
- Median Area Rent (55-plus qualifying)
- $2,600
- Renters Insurance
- $20
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$168,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a ZIP-area-median Sun City Anthem home for five years nets out cheaper than renting once principal paydown and appreciation are counted — and the owner walks away with roughly $150,000 in equity (including the down payment) while the renter walks away with none. A built-out 55-plus plan with no new Del Webb supply gives that appreciation assumption structural support.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $265/mo blended HOA, ~7% resale costs.
HOA Fees by Community
HOA Fees by Village Tier
Sun City Anthem HOA dues are community-wide — all homeowners pay the master association fee that covers both recreation centers, three pools, and common-area maintenance. Sub-association dues apply in specific village neighborhoods and are additive to the master fee. Verify the exact dues, reserves, and CC&Rs for your specific village in escrow.
Master Association (all homeowners)
$180–$250 / mo
Sun City Anthem Master HOA
$180–$250
Includes:
Anthem Center · Liberty Center · Three pools · Fitness · Tennis · Pickleball · Theater · Common-area landscaping
HOA administration & security
Included
Includes:
Community gate management, maintenance, and security programs — included in the master fee
Village Sub-Associations (additive)
$50–$100 / mo additional
Golf-view and Country Club Estates villages
+$50–$100
Includes:
Sub-association common-area landscaping, gate maintenance, and neighborhood-specific amenities
Patio-home village associations
+$50–$75
Includes:
Exterior building maintenance components where applicable — varies by village CC&Rs
Golf Club (separate, optional)
Annual membership — varies
Anthem Golf & Country Club
Annual membership (varies)
Includes:
Private 18-hole course, dining, social programs — NOT included in HOA dues; contact club for current rates
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Sun City Anthem?
Anthem Parkway connects the community to Eastern Avenue and the I-15 in about five minutes, and I-215 is ten minutes north — putting Harry Reid International Airport about twenty minutes away. Mean Henderson commutes run near 25 minutes per U.S. Census ACS data, shorter than the coastal-metro averages most relocators leave behind.
Drive Times from Sun City Anthem
- 10 minSt. Rose Dominican HospitalSt. Rose Pkwy north
- 10 minM ResortI-15 south
- 10 minHenderson Bird PreserveAnthem Pkwy north to Moser
- 15 minWater Street (downtown Henderson)Eastern Ave north
- 20 minHarry Reid Intl AirportI-15 north or I-215 west
- 25 minLas Vegas StripI-15 north
- 30 minDowntown Las VegasI-15 north
- 30 minLake Mead (Boulder Beach)Lake Mead Pkwy east
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a home in Sun City Anthem?
Most Sun City Anthem purchases close in 30 to 45 days from accepted offer — Nevada uses escrow companies, not attorneys. Cash deals close in 7–14 days. All buyers must budget a few extra days for HOA resale-package delivery, and the association may require a formal transfer interview before funding.
Quick Answer
What down payment do you need to buy in Sun City Anthem?
Most Sun City Anthem buyers put down 10% to 25%. Conventional loans work across the full price range, VA loans are popular with veteran retirees and require zero down payment, and jumbo financing enters for homes above the conforming limit. On the $615,000 ZIP-area median, plan roughly $61,500 (10%) to $153,750 (25%); patio homes near $350,000 need as little as $10,500 with FHA. All buyers must still comply with HOPA age-restriction requirements — financing type does not exempt any household from the 55-plus rule.
Sun City Anthem FAQ — 18 Answers
What Do Sun City Anthem Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Sun City Anthem?
Across the Sun City Anthem ZIP area — 89052 and 89044 — the median list price is about $699,900 per Las Vegas REALTORS, with a $589,000 closed median over the past hundred days. Inside the plan, pricing runs from resale patio homes near $350,000 through premium golf-view single-family homes priced to $700,000, depending on the model, lot, and renovation level.
What are the best floor plans in Sun City Anthem?
Del Webb built Sun City Anthem across more than forty distinct floor plans from 1998 through the mid-2000s. The most sought-after resale models include the Pinnacle (2,700+ sq ft, open-great-room, desert views), the Endeavor (4-bedroom flexibility), the Expedition (single-story, 2,200 sq ft, popular with couples), and the compact Reflection patio homes from the low $350Ks. Views — golf, mountain, or city lights — move prices as much as square footage does.
What are the age restrictions at Sun City Anthem?
Sun City Anthem is a 55+ active-adult community under the federal Housing for Older Persons Act (HOPA). At least one resident in each home must be 55 or older, and no permanent resident may be under 18. Guests typically may stay up to 30–60 days per year under the community's CC&Rs — verify the current rule in the resale package, as guest policies are association-enforced, not just federal law.
What is the HOA fee at Sun City Anthem?
Sun City Anthem HOA dues run approximately $180–$350 per month in 2026, depending on the specific neighborhood and lot within the master plan. Dues cover the Anthem Center's resort amenities — two recreation centers, three pools, tennis and pickleball courts, fitness facilities, and a 47,000-square-foot main clubhouse — plus common-area landscaping and community maintenance. Always pull the full resale package, including reserve study and any pending special assessments, before writing an offer.
What is the average days on market in Sun City Anthem?
Homes sold across the Sun City Anthem ZIP area over the past hundred days took a median of about 24 days from list to accepted offer, per Las Vegas REALTORS MLS statistics — and 366 homes closed in that window, so the figure rests on a deep sample. Golf-view and mountain-view homes in the most popular models routinely go under contract within two to three weeks; dated original finishes without a renovation premium sit longer.
What amenities does Sun City Anthem offer?
Sun City Anthem is built around two Del Webb recreation centers: the Anthem Center (the main 47,000-sq-ft clubhouse) and the Liberty Center. Combined, they deliver three pools, a full fitness facility, tennis and pickleball courts, a golf simulation room, billiards, art and ceramics studios, a theater, multiple dining venues, and a calendar of 60+ chartered clubs and groups. The Liberty Center anchors the Liberty Village neighborhood. Both are included in HOA dues — no separate memberships required.
Does Sun City Anthem have a golf course?
Yes — Anthem Golf & Country Club sits inside the plan's footprint. The private club's 18-hole championship course, designed by Keith Foster, is known for elevation changes and valley views unusual in the Las Vegas basin. Club membership is separate from HOA dues and includes dining and social programs; the club operates independently of the Sun City Anthem HOA. Some homes border the fairways and command meaningful view premiums on the resale market.
Is Sun City Anthem a good place to retire?
By most active-retirement benchmarks, yes. The plan pairs Del Webb's resort-caliber amenities, Nevada's zero state income tax, and Henderson's top-ranked safety with a 7,219-home community large enough to sustain 60+ clubs and a full social calendar. The $350K–$700K price range makes it attainable for California retirees cashing out coastal real estate, and the Clark County Assessor's 3% property-tax cap under Nevada Revised Statutes 361.471 keeps long-run carrying costs predictable.
What are property taxes like at Sun City Anthem?
Property taxes are low by national standards. Nevada's effective rate runs roughly 0.5–0.7% of a home's value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $615,000 purchase, plan around $3,700–$4,300 per year. Long-held Sun City Anthem homes often carry abated tax bills — verify the post-sale reset with the Clark County Assessor before finalizing your budget.
What is the cost of living in Sun City Anthem?
Lower than most West Coast retirement markets. Nevada's zero state income tax and a roughly 0.5–0.7% effective property-tax rate (with a 3% annual cap) are the headline advantages. Day-to-day costs — groceries, utilities, healthcare, fuel — track the rest of Clark County. St. Rose Dominican Hospital is about ten minutes away, the M Resort, Sam's Town, and Henderson's restaurant corridor cover dining, and the plan's resort amenities replace expensive club memberships found elsewhere.
What healthcare is available near Sun City Anthem?
St. Rose Dominican Hospital's Siena Campus is approximately ten minutes north on St. Rose Parkway — Henderson's primary full-service medical center, with cardiology, orthopedics, and oncology. Sunrise Hospital and Medical Center is about twenty minutes via the I-215, and the VA Southern Nevada Healthcare System campus is under thirty minutes for eligible veterans. Numerous specialist medical offices, imaging centers, and outpatient surgery facilities cluster along the St. Rose Parkway and Eastern Avenue corridors near the plan.
Is Sun City Anthem safe?
Yes. Sun City Anthem is served by the Henderson Police Department, and Henderson consistently ranks among the safest large cities in the United States in comparisons built on FBI Uniform Crime Reporting data. The plan's gated entry on most access roads, the active-adult ownership profile, and Henderson's well-funded public-safety infrastructure combine to produce a security profile well below the national suburban average. Typical incidents are property matters — vehicle break-ins on perimeter access — rather than violent crime.
How is the commute from Sun City Anthem?
Very manageable. The M Resort and I-15 are about ten minutes south; St. Rose Parkway carries residents north to I-215 in roughly five minutes, putting Harry Reid International Airport about twenty minutes away and the Strip about twenty-five. For retirees, the commute question usually means medical appointments and airport runs — both well-served by Henderson's freeway grid. Rideshare pickups run fast; the RTC handles supplemental transit needs.
Can non-55+ buyers purchase in Sun City Anthem?
Only in limited circumstances. Because Sun City Anthem is a federally designated 55-plus community under HOPA, at least one resident per home must be 55 or older and no permanent resident may be under 18. A buyer under 55 could technically purchase for investment or as a primary residence if they meet the occupancy rules, but they cannot live there as the sole occupant under 55. Verify the current CC&R occupancy requirements with the association directly before any offer.
What should I know before buying in Sun City Anthem?
Four things move real money here. First, verify the age-restriction compliance for your household before you tour — there are no exceptions for family caregivers. Second, pull the full HOA resale package: dues, reserve-fund health, pending special assessments, and CC&Rs. Third, budget the post-sale property-tax reset — long-held homes re-assess at current value after sale. Fourth, model views and floor plan together: golf-view and mountain-view lots carry genuine premiums, and the forty-plus Del Webb models differ meaningfully in layout.
What down payment do you need to buy in Sun City Anthem?
Most Sun City Anthem buyers put down 10% to 25%. Conventional loans work across the full price range, VA loans are popular with veteran retirees and require zero down payment, and jumbo financing enters for homes above the conforming limit. On the $615,000 ZIP-area median, plan roughly $61,500 (10%) to $153,750 (25%); patio homes near $350,000 need as little as $10,500 down with FHA, though the 55-plus age rule means every buyer's household profile must comply with HOPA before committing to a loan.
How long does it take to close on a home in Sun City Anthem?
Most Sun City Anthem 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 all buyers in a Sun City Anthem HOA must allow a few additional days for resale-package delivery from the association. The HOA may also require a transfer interview; confirm that requirement with the association before making a timeline commitment.
Is there rental income potential at Sun City Anthem?
Yes, but the community's CC&Rs restrict rentals to residents 55 or older — standard for HOPA-qualified 55-plus communities. Short-term rentals are not permitted under the CC&Rs and are also tightly regulated by the City of Henderson. Investors typically buy for long-term lease to age-qualifying tenants, with single-family rents in the broader 89052/89044 ZIP area running roughly $2,200–$3,000 monthly depending on model and view. Always verify current CC&R rental rules in the resale package before underwriting any income strategy.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Sun City Anthem?
These are the eight queries Sun City Anthem buyers actually type into Google and AI assistants — answered specifically with details you can verify: community facts from the City of Henderson, prices from Las Vegas REALTORS, and age-restriction law from the federal Housing for Older Persons Act.
Is Sun City Anthem the same as Anthem?
No — they are distinct communities in the same south Henderson area. Sun City Anthem is a Del Webb 55-plus age-restricted plan with 7,219 homes built from 1998. "Anthem" typically refers to the broader all-age Anthem master plan (Anthem West, Anthem East, Anthem Village) developed by Del Webb and Pulte in the same corridor without age restrictions.
What ZIP codes cover Sun City Anthem?
Sun City Anthem spans primarily ZIP codes 89052 and 89044. The 89052 ZIP is broader and includes neighboring Anthem communities and south Henderson neighborhoods; 89044 covers the community's more isolated southern portion near the I-15 Henderson corridor. Active-listing statistics at ZIP level are labeled as area figures on this page.
Is Sun City Anthem part of Las Vegas or Henderson?
Henderson. Sun City Anthem is a master-planned community inside the City of Henderson, with Henderson police, fire, water, and city services. Mailing addresses say Henderson, NV — "Sun City Anthem" is the community name, not a separate municipality.
How old are homes in Sun City Anthem?
Del Webb built Sun City Anthem from 1998 through approximately 2006 — homes are now roughly 20–28 years old. This age range means roofs, HVAC systems, water heaters, and cosmetic finishes are active budget items in most purchase transactions. Budget $15,000–$40,000 for updates on a non-renovated original depending on the floor plan and size.
Does Sun City Anthem have a pool?
Yes — three community pools plus pool-adjacent spa and recreation facilities at the Anthem Center (main clubhouse) and Liberty Center. Both centers are included in HOA dues with no separate usage fee. The Anthem Center pool complex is among the most elaborate resort-pool setups in any Henderson master-planned community.
Can you have grandchildren stay at Sun City Anthem?
Yes, with limits. Federal HOPA regulations permit guests to stay up to the number of days specified in the community's CC&Rs — typically 30 to 60 days per calendar year per the association's rules. Grandchildren cannot be permanent residents. Verify the current guest-stay policy in the Sun City Anthem resale package before closing.
How far is Sun City Anthem from the Strip?
About 15 miles — plan roughly 25 minutes via the I-15 north depending on time of day. Harry Reid International Airport is closer: approximately 20 minutes via I-15 north or the I-215 connection. The M Resort on the I-15 corridor is about ten minutes south — a popular dining and entertainment alternative that avoids Strip traffic entirely.
Is Sun City Anthem a good investment?
The fundamentals are solid for long-term holds: a built-out plan with no new Del Webb supply, strong amenity infrastructure that keeps demand from age-qualifying buyers steady, Nevada's zero income tax and 3% property-tax cap protecting returns, and 366 ZIP-area closings in the past 100 days proving resale liquidity. Short-term rental is prohibited by CC&Rs, so investment math requires long-term, age-qualifying tenancy.
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Direct builder relationships, the largest agent team in the Valley, and thousands of verified five-star reviews. Across 6,225+ closed transactions and $4.1B+ in volume since 2009, our agents have represented buyers and sellers across Henderson's master plans — including Sun City Anthem's village neighborhoods, floor-plan tier negotiations, and golf-view premium transactions. That depth ranks the team #1 in Nevada.
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NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Sun City Anthem?
Compare Sun City Anthem with neighboring Henderson master plans and 55-plus alternatives. Each card pairs the commute time with price positioning, so you can judge whether trading Sun City Anthem's resort amenities and age-restriction for all-age living or a different 55-plus plan actually buys you more value for the money.
A–Z INDEX
Which Sun City Anthem Neighborhoods Can You Explore A–Z?
Sun City Anthem's 7,219 homes are organized into multiple Del Webb village neighborhoods built in stages from 1998 through the mid-2000s. Dedicated village pages are rolling out — the entries below are indexed alphabetically for orientation, and our team can pull current listings, dues, and floor-plan data for any village on request.
A
- Anthem Center (main clubhouse)
- Anthem Golf & Country Club
- Anthem Highlands village
- Anthem (all-age neighbor)
C
- Canyon Crest village
- Cascade Hills village
- Country Club Estates (golf-frontage)
G
- Garden Palms (patio homes)
L
- Liberty Center (second recreation hub)
- Liberty Village
S
- Sun City Commons (entry village)
KEEP LEARNING
What Else Should You Read About Sun City Anthem?
These guides extend the research most Sun City Anthem buyers do next — understanding the broader Henderson market, comparing master plans, and tracking valley-wide pricing — each written by our team from the same MLS data and primary sources used throughout this page.
GUIDE
Buying a Home in Henderson: Complete Guide
The parent-city playbook — neighborhoods, schools, taxes, and the offer-to-close process across Henderson.
Read →MARKET UPDATE
Las Vegas Housing Market 2026
Valley-wide pricing, inventory, and rate context — the macro backdrop behind Sun City Anthem ZIP-area numbers.
Read →MARKET HUB
Henderson Community Hub
Citywide market data, every Henderson master plan, and side-by-side comparisons in one place.
Read →Sources & Methodology
Where Does This Sun City Anthem Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. One honesty note: the MLS reports at ZIP level, and ZIPs 89052/89044 are broader than the Sun City Anthem plan — so area statistics are labeled as such, and per-village figures are modeled estimates. Follow any link to verify a figure.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for the Sun City Anthem ZIP area (89052/89044). lasvegasrealtors.com
- U.S. Census Bureau — Henderson city population, income, age, and housing data (Sun City Anthem is not separately tabulated). census.gov/quickfacts
- City of Henderson — Parks, city services, police and fire coverage, and short-term rental regulations. cityofhenderson.com
- Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences — critical for retirement budget planning. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Henderson violent and property crime rates and national safety comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas metropolitan area. bls.gov
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for schools near Sun City Anthem. greatschools.org
- Nevada Report Card — State accountability data used to cross-check school ratings for the southeast Henderson corridor. nevadareportcard.nv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the monthly payment calculator. freddiemac.com/pmms
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).
Last refresh: June 2026 · Next scheduled refresh: July 2026