Nevada's #1 team for Siena real estate. Search guard-gated 55+ homes and villas in Summerlin's premier age-qualified community.
Siena sits entirely within ZIP code 89135, where active MLS listings are tracked daily according to NREG’s MLS analysis data. Sun Colony at Summerlin is the recorded subdivision name for Siena's 2,001 HOPA-qualified homes and villas; according to the Siena Community Association there is no separate Sun Colony section. The newest listings are shown below, with full inventory searchable in our live portal.
Listing information is provided through the MLS Internet Data Exchange program and is deemed reliable but not guaranteed. Inventory checked Oct 30, 2026, 11:21 PM Pacific; availability and prices may change.
ZIP-AREA MEDIAN LIST (89135)
$600K
NREG analysis of Las Vegas REALTORS MLS data, June 2026
SIENA MEDIAN SALE, 12 MONTHS
$660K
GLVAR MLS, 109 closings Oct 1, 2025 – Sept 30, 2026
HOMES AND VILLAS
2,001
Siena Community Association, checked October 29, 2026
DAYS ON MARKET (89135)
42
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 30, 2026
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Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
October 30, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
Siena is a guard-gated 55+ community in Summerlin South with 2,001 single-family homes and villas across 667 acres, according to the Siena Community Association, checked October 29, 2026. For dated area-market figures, see NREG’s MLS analysis.
Home count and acreage checked October 29, 2026; HOA assessment confirmed October 30, 2026; Siena sales are GLVAR MLS closings Oct 1, 2025 – Sept 30, 2026; other saved figures dated June 2026 · Sources: Siena Community Association, NREG’s MLS analysis, U.S. Census, Howard Hughes Corporation, Summerlink (master associations)
PRICE DISTRIBUTION
Siena's 109 closings from Oct 1, 2025 to Sept 30, 2026 ran from $370,000 to $2.55 million with a $660,000 median: 14 sold under $450,000, 55 from $450,000 to $749,999, 21 from $750,000 to $999,999, and 19 at $1 million or more, according to NREG’s MLS analysis of GLVAR MLS records by closing date. The tiles below count current active listings that match a Siena keyword search in ZIP 89135.
Siena has 2,001 single-family homes and villas according to the Siena Community Association. This is the total community size, not the number currently for sale. Listing links below show available inventory in their stated search areas.
Every Siena home pays the same HOA assessment — $331 a month, billed quarterly at $993 (2026). Siena has no named sections; what varies is home type and size. The cards below use GLVAR MLS closings from Oct 1, 2025 to Sept 30, 2026; floor plan, lot and condition set the price of an individual home.
338 active listings across ZIP 89135 as of October 30, 2026 · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by price, bedrooms, and floor-plan size — no spam, unsubscribe anytime. With 2,001 total homes and only a handful trading each month, the right Siena floor plan may appear once a quarter; alert subscribers see it within hours, not weeks.
Ask the district for the address-specific school assignment for the enrollment year, since boundaries change, and confirm it before you buy. Proximity to a school does not guarantee admission; charter, magnet and private schools set their own rules. Check CCSD school zoning · Nevada Report Card
CRIME DATA
Ask the law-enforcement agency that serves the address for its current reports, and compare places only across the same reporting period, boundary and offense definitions. Missing records do not mean zero crime, the FBI cautions against ranking communities on crime totals alone, and a citywide figure does not describe a particular street.
FBI crime data resources · FBI guidance on comparing communities
Living in Siena means single-story homes, two staffed gates, a 39,000 SF Community Center, a public golf course running through the community and 26 listed clubs and groups — all inside the Howard Hughes Corporation-developed Summerlin master plan, with Downtown Summerlin 6 to 8 minutes north and Red Rock Canyon's visitor center 13 to 18 minutes away in free-flow traffic.
Siena is known as Summerlin South's guard-gated 55+ community built around the public Siena Golf Club: 2,001 single-family homes and villas, a 39,000 SF Community Center, a 16,000 SF Fitness Center with indoor and outdoor pools, and two staffed gates.
Active adults 55+ who want staffed gates, a vibrant social community, single-story low-maintenance homes, and Summerlin's world-class location — without the scale and golf-course footprint of Sun City Summerlin.
Morning lap swim or fitness class at the Siena Fitness Center, a round at the public Siena Golf Club inside the community, lunch at Downtown Summerlin 6 to 8 minutes north, an afternoon hike at Red Rock Canyon, whose visitor center is 13 to 18 minutes away, and back behind the gate by evening — all single-story, low-maintenance, with neighbors who actually use the amenities.
Siena sits in Summerlin South in unincorporated Clark County, ZIP 89135, with its own master association rather than one of Summerlin's. According to the Siena Community Association, it spans from Flamingo Road to the south of Tropicana Avenue, between Town Center Drive on the west and Hualapai Way on the east — about 667 acres, with the public Siena Golf Club running through it. Drive times are free-flow ranges from the Main Gate (NREG road model, OpenStreetMap data).
Median, active-listing and days-on-market tiles: NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 30, 2026.
Quick Answer
Yes — for active adults who want Summerlin's world-class location behind a staffed guard gate, without the scale of Sun City Summerlin. Siena pairs 2,001 single-family homes and villas — a $660,000 median sale over the 12 months to Sept 30, 2026 — with a 39,000 SF Community Center, the public Siena Golf Club running through the community, Nevada's zero state income tax on wages, and Red Rock Canyon's visitor center 13 to 18 minutes away. The trade-offs are real — the 55+ HOPA rule limits resale to age-qualified buyers, and golf is owned and priced separately from the assessment — but for the target buyer, few active-adult addresses in the Southwest compete.
Source: Howard Hughes Corporation
According to the U.S. Census Bureau, the tiles below compare housing and population figures for Siena and its surrounding area with the wider county. Each tile's label names the area it covers.
These are housing and population counts only. We don't describe who lives in a neighborhood or suggest which buyers it suits. Compare homes by their features, location, HOA terms and total cost, and use the Census source for the full tables.
Source: NREG community records & U.S. Census Bureau ACS 2020–2024 5-year estimates for the Summerlin South CDP (Siena is not separately tabulated) · Updated
POPULATION & GROWTH
Siena itself is deliberately built out at 2,001 homes — growth happens through resale turnover rather than new rooftops. The surrounding Summerlin South corridor and the Las Vegas metro continue expanding: according to U.S. Census data, the Summerlin South CDP grew from 24,085 residents in the 2010 Census to 30,744 in 2020, and Howard Hughes Corporation continues developing new Summerlin villages west of Siena to meet ongoing demand.
Siena's 2,001 home count is permanent — the 667-acre plan is fully built out. Supply is structurally capped, which supports long-run value for owners while Summerlin and Las Vegas continue to attract retirees and relocators at a national scale. The Summerlin South Association's overall land plan still has new villages developing to the west, but those are all-ages communities — the 55+ HOPA inventory at Siena will not be supplemented by new age-qualified supply inside the same gates.
Sources: U.S. Census Bureau and Howard Hughes Corporation. Summerlin South CDP figures shown because the Census does not tabulate Siena separately. Summerlin South CDP: 2010 and 2020 are decennial Census counts; the last bar is the ACS 2020–2024 5-year estimate. Last updated September 2026.
REPORTED MARKET SERIES
The charts below show Las Vegas citywide sold medians, market time, and monthly closings from NREG’s analysis of Las Vegas REALTORS MLS data — the liquid benchmark Siena's ZIP 89135 trades against. Siena's 2,001-home count means per-community monthly series carry statistical noise; the data cards report ZIP 89135 benchmarks alongside Siena's known plan pricing.
Median List Price
$600,000 ZIP 89135 median list — Siena itself sold at a $660,000 median (109 closings, 12 months to Sept 30, 2026)
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Days on Market
32 median days in 89135
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Homeownership
95% owner-occupied in Siena — one of the highest rates in the valley
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
The long view: the median sold price in ZIP 89135 rose 77% between 2015 ($333,000) and 2021 ($590,000), across 6,186 recorded closings — Las Vegas REALTORS MLS records via Repliers.
LOW-MAINTENANCE LUXURY
Market Competitiveness
Siena runs at a moderate-to-steady pace: the 55+ HOPA rule constrains demand to age-qualified buyers, but the community's combination of guard-gated security, Summerlin address, and amenities creates persistent demand from active-adult relocators. ZIP 89135 recorded a 32-day median days-on-market over the past 100 days per NREG’s analysis of Las Vegas REALTORS MLS data.
Compare individual homes by the features, services, and total ownership costs that matter to you. The points below can help structure your property research before you make an offer.
Ready to explore homes in Siena? Our team knows Siena's floor plans and HOA resale process — and we'll coordinate gate access and HOPA compliance review before you write.
Start Your Home SearchHome Type Comparison
A like-for-like comparison of Siena's home types — villas and detached homes by size — from GLVAR MLS closings, Oct 1, 2025 to Sept 30, 2026, via NREG’s MLS analysis. Siena has no named sections, and every home pays the same $331 monthly HOA assessment. Siena-wide, 109 home sales closed from $370,000 to $2.55 million (median $660,000) in the 12 months to Sept 30, 2026.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Siena villas (townhouse style) | $425,000 | $318 | 56 | n/a* | Lock-and-leave · 2 bed |
| Siena homes under 2,000 SF | $590,000 | $349 | 40 | n/a* | Single-story · Detached |
| Siena homes 2,000 SF and up | $925,000 | $381 | 31 | n/a* | Larger lots · 2–4 bed |
Source: NREG’s MLS analysis of GLVAR MLS closings, Oct 1, 2025 – Sept 30, 2026; HOA assessment per the Siena Community Association (2026). HOPA 55+ age qualification applies to every Siena home. Days run from listing to the contract date the MLS records as the sale date. Confirm the current assessment in escrow.
Home Type Deep Dive
Submarket 1
All 13 villas sold in the 12 months to Sept 30, 2026 had two bedrooms and 1,034 to 1,370 SF on lots of 0.08 to 0.10 acre, selling from $370,000 to $494,500.
Browse Siena villas (townhouse style) homes →Submarket 2
45 detached homes sold, 44 of them with two bedrooms, on lots of a median 0.15 acre, from $411,450 to $820,000.
Browse Siena homes under 2,000 SF homes →Submarket 3
51 detached homes sold, from $550,000 to $2.55 million, on lots of a median 0.20 acre; 22 had two bedrooms, 22 three and 7 four.
Browse Siena homes 2,000 SF and up homes →Submarket 4
The 39,000 SF Community Center (developer figure) holds the library, ballroom, art, ceramics, sewing, music and game rooms; the 16,000 SF Fitness Center (association figure) has a 25-yard heated indoor lap pool and spa, an outdoor pool and spa, saunas, steam rooms, classes and the Siena Salon and Spa. The association's public clubs page lists 26 clubs and groups.
Browse Siena Community Center & Fitness Center homes →STILL DECIDING?
BY ZIP CODE
Siena sits entirely within ZIP 89135 — Summerlin South. The table below places Siena in context with the other communities sharing the ZIP, from guard-gated luxury villages to the all-ages Summerlin South neighborhoods. The spread across the ZIP is meaningful: market averages mask Siena's HOPA-qualified, guard-gated character.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | Siena (guard-gated 55+ HOPA) | $660,000 median sale (109 closings, 12 mo to 9/30/26) | $349 | 40 (Siena, list to contract) | 2,001 homes (55+ qualified) | n/a* |
| 89135 | The Ridges at Summerlin (guard-gated all-ages luxury) | From $2M+ | n/a* | varies | Custom estates | n/a* |
| 89135 | Summerlin South all-ages neighborhoods | From $500K | n/a* | 32 (ZIP) | Multiple communities | n/a* |
| 89135 | Full ZIP 89135 benchmark | $600,000 (median list) | — | 32 | Active listings per LVR | n/a* |
Source: NREG’s MLS analysis MLS plus NREG corridor analysis. *Figures marked n/a* are not published for these areas. Boundaries per Clark County GIS.
New Construction
Siena itself was developed by Sunrise Company from 1999 to 2006 and is now a resale-only market — no production builder operates inside the gates. Active adults who want brand-new age-qualified construction compare Siena resale against nearby Toll Brothers and Shea 55+ communities in the Summerlin corridor. Incentives change monthly — verify current offers before writing.
55+ Luxury New Construction
A newer-build 55+ alternative to Siena in the Summerlin corridor
55+ Active Adult
Trilogy is Shea's 55+ community in Summerlin — Siena was developed by Sunrise Company, not Shea
55+ Active Adult · Golf
Larger-scale, with three golf courses; Siena has the public Siena Golf Club inside the community
Active Adult
Valley-wide active adult options for buyers who want new construction outside Summerlin
Outdoor Recreation
Siena's Fitness Center anchors indoor and outdoor recreation, the public Siena Golf Club runs through the community, and Red Rock Canyon's visitor center is 13 to 18 minutes away in free-flow traffic. The Bureau of Land Management manages the 195,819-acre Red Rock Canyon conservation area — a daily-use resource most Siena retirees never exhaust.
IN-COMMUNITY
Per the Siena Community Association: cardio and weight equipment, classes, a 25-yard heated indoor lap pool and spa, an outdoor pool and spa, saunas, steam rooms and the resident-only Siena Salon and Spa.
IN-COMMUNITY
Library, rotunda, ceramics, arts-and-crafts, sewing, music and billiards rooms, three game rooms, a computer room and a ballroom seating 220 — size per developer Sunrise Company.
IN-COMMUNITY
Schmidt-Curley design established June 1, 2000 that weaves through Siena; owned separately from the association, so golf is not part of the assessment.
13–18 MIN
One of the Southwest's signature conservation areas — the 13-mile scenic loop, 30+ miles of hiking and climbing routes, and desert wildlife managed by the Bureau of Land Management.
6–8 MIN
The west valley's premier shopping and dining hub — farmers markets, seasonal events, Las Vegas Ballpark, and the trail head that connects to the broader Summerlin trail network.
10–14 MIN
Home of the Shriners Open and part of the PGA TOUR's TPC Network — a private club, not public access.
45 MIN
The Spring Mountains recreation area reaches 11,918 feet and provides 30°F-cooler temperatures in summer — a reliable escape from Las Vegas valley heat for Siena retirees.
The Siena Lifestyle
Saturday: lap swim at the Siena Fitness Center, nine holes at the Siena Golf Club, lunch at Downtown Summerlin north of Siena, then a hike on Red Rock Canyon's Calico Hills trail, managed by the Bureau of Land Management. Sunday: pickleball, a card game in the Community Center, the farmers market and an afternoon by the outdoor pool.
THIS WEEKEND'S OPEN HOUSES
Open houses in Siena require gate coordination — every visitor is verified at the 24-hour staffed entrance. Most sellers show by appointment arranged in advance by a licensed agent. Set up instant alerts for the moment a Siena home schedules an open house, or browse active listings now and let us arrange private, gate-cleared showings with HOPA age-verification handled beforehand.
Budget around the specific home, not a community average. Before you compare the cost of a move to Siena, get these in writing:
The full step-by-step relocation checklist, from timeline to first-week setup, is in one place.
Open the relocation guideECONOMY & JOBS
Siena runs on retirement and investment income — professional retirees and executives rather than commuters. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market is strong — but Siena's $125,000+ average household income derives from portfolios, pensions, and IRA distributions rather than W-2 wages, all shielded from Nevada's zero state income tax.
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
Buyers weighing Siena against the valley's other 55+ and luxury addresses need this side-by-side updated June 2026. Siena wins on staffed gates and golf inside the community; Sun City Summerlin wins on scale and price; Henderson's Solera at Anthem on price — sources are NREG’s analysis of Las Vegas REALTORS MLS data, the U.S. Census, and the FBI UCR.
| Metric | Siena | Sun City Summerlin | Queensridge | Solera at Anthem |
|---|---|---|---|---|
| Price Range | $370K–$2.55M sold (median $660K, 12 mo to 9/30/26) | $249K–$1.55M sold (median $446K, same 12 mo) | $800K–$5M+ | From $350K |
| Age Qualification | 55+ HOPA | 55+ HOPA | All ages | 55+ HOPA |
| Guard-Gated | Two manned gates, 24/7 armed security | No security services (per its association) | 24/7 staffed gate | Access code only |
| Homes | 2,001 | 7,781 | 987 | ~2,700 |
| On-Site Golf | Yes (public Siena Golf Club) | Yes (3 courses) | No (Angel Park adjacent) | No |
| HOA Fees | $331/mo (billed $993 quarterly) | About $230/mo (2026 MLS listings) | $250–$700+/mo | $150–$300/mo |
| HOA Covers Yard | Not published (check the resale package) | Partial | No | Partial |
| Clubhouse | 39,000 SF Community Center | Multiple rec centers | Community pool/fitness | Resort clubhouse |
| Distance to Strip | 14–22 min (free-flow) | ~25 min | ~15 min | ~30 min |
| Best For | Guard-gated 55+ · Summerlin | Scale · Golf · Lowest cost | Luxury all-ages · Centrality | 55+ · Henderson · Value |
Sources: NREG’s analysis of Las Vegas REALTORS MLS data, U.S. Census QuickFacts. Community income and population from plan records; area demographics are for the Summerlin South CDP (ACS 2020–2024) — Census does not tabulate Siena 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
Siena's Main Gate on Siena Monte Avenue opens onto Town Center Drive, with Flamingo Road, Tropicana Avenue and the 215 Beltway close by. Drive times below are free-flow ranges from our road model on OpenStreetMap data (road data © OpenStreetMap contributors, ODbL), from the Main Gate, October 30, 2026 (posted limits, then a slower run with signal delays); rush-hour traffic adds time. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — most Siena daily destinations beat that comfortably.
Drive times are typical off-peak estimates for the route named; check live traffic before you rely on one.
Quick Answer
Most Siena buyers put down 10–20%. On a $920,000 home, plan roughly $92,000 (10%) to $184,000 (20%) down. VA loans allow 0% for eligible veterans. FHA is available for buyers who qualify. Conventional financing covers most Siena purchases — the median sale was $660,000 in the 12 months to Sept 30, 2026 — but 19 of those 109 sales closed at $1 million or more, where jumbo financing is common. If purchasing a patio-home unit under a condo association, confirm warrantability with your lender before relying on low-down programs.
Siena FAQ — 16 Answers
Siena operates as 55+ housing under the federal Housing for Older Persons Act: at least 80% of occupied homes must have at least one resident aged 55 or older (24 CFR 100.305), and ages are verified through surveys updated at least every two years. Any rules on younger residents come from Siena's own governing documents, which are not public — read them in the resale package before writing an offer.
The Siena community spans ZIP code 89135, where the median list price is approximately $920,000 across all active listings per NREG’s MLS analysis MLS data. Inside Siena, 109 home sales closed between Oct 1, 2025 and Sept 30, 2026 at a median sale price of $660,000, according to GLVAR MLS records by closing date. Sales ran from $370,000 to $2.55 million — square footage, lot, golf or mountain views, and condition drive the spread.
Yes. According to the Siena Community Association, Siena is a guard-gated community with armed security personnel on site 24 hours a day, 365 days a year, plus mobile patrol officers. Guests enter through two manned gates: the Main Gate at 10539 Siena Monte Ave for homes north of Tropicana Avenue and the Tropicana Gate at 4925 Fiore Bella Blvd for homes south of it. The much larger Sun City Summerlin's association says it does not offer security services.
The two differ sharply in scale and security. Sun City Summerlin has 7,781 homes, two championship golf courses and an executive course, and its association says it does not offer security services. Siena has 2,001 homes and villas, a 39,000 SF Community Center (developer figure), two manned gates with armed security around the clock, and the public Siena Golf Club running through the community. In the 12 months to Sept 30, 2026, Siena homes sold at a $660,000 median against $446,000 in Sun City Summerlin (GLVAR MLS).
Siena's assessment is $331 a month, billed quarterly at $993 (2026), according to the Siena Community Association. It is one assessment for every home — there are no section or floor-plan tiers. Siena is a private village with its own master association, outside Summerlin's master association structure per Summerlink, so there are no Summerlin master-association dues on top. MLS listings from 2025 showed the earlier $315 a month ($945 a quarter). Request the full resale disclosure package — current assessment, reserve study, assessment history and any special assessment — early in escrow.
The Community Center, where the association staff work, has a library, a rotunda, ceramics, arts-and-crafts, sewing, music and billiards rooms, three game rooms, a computer room and a ballroom seating up to 220; developer Sunrise Company puts it at 39,000 square feet. The separate 16,000-square-foot Fitness Center (association figure) has a 25-yard heated indoor lap pool and spa, an outdoor pool and spa, saunas, steam rooms, classes and the resident-only Siena Salon and Spa, and the association lists tennis, pickleball and bocce courts. Its public clubs page lists 26 clubs and groups.
No. Sun Colony at Summerlin is the recorded subdivision name for Siena's homes; according to the Siena Community Association there is no separate Sun Colony section. Every Siena home pays the same $331 monthly assessment, billed quarterly at $993 (2026), and the 109 MLS sales that closed between Oct 1, 2025 and Sept 30, 2026, from $370,000 to $2.55 million at a $660,000 median, cover the whole community.
Property taxes in Siena are low by national standards. The Clark County effective rate runs roughly 0.5–0.7% of market value per the Clark County Assessor, and Nevada Revised Statutes 361.4723 caps annual increases on a primary residence at 3%. On a $920,000 Siena home, that translates to approximately $4,600–$6,440 per year — far below what retirees pay on comparable homes in California, Arizona, or the Pacific Northwest, and one of the most compelling reasons California retirees choose Summerlin.
Yes. The public Siena Golf Club, an 18-hole, par-72 course designed by Schmidt-Curley and established June 1, 2000, runs through the community from its clubhouse at 10575 Siena Monte Ave. It is owned separately from the association (Siena Golf Holdings LLC, per Clark County Assessor records), so golf is not part of the dues; the club sells a Player Card to Clark County residents and memberships. Nearby, TPC Summerlin is a private club, while Summerlin.com lists Sun City Summerlin's three courses as public.
Every Siena home is single-story: all 109 sales in the 12 months to Sept 30, 2026 were listed as one-story in the MLS. Developer Sunrise Company built homes of 1,200 to 3,200 square feet; those 109 sales ran from 1,034 to 3,373 square feet (median 1,935), with 96 detached homes and 13 two-bedroom villas of 1,034 to 1,370 square feet. Of the 109, 79 had two bedrooms, 23 three and 7 four, and 90 had two-car garages and 19 three-car garages.
Siena can work as a second home, but confirm what the assessment covers before relying on it during long absences: the budget and CC&Rs are not public, so read them in the resale package. NRS 116.340 treats paid stays under 30 consecutive days as transient commercial use, allowed only if the governing documents do not prohibit it and the board approves, and Siena is in unincorporated Clark County, so check both the CC&Rs and county rules before counting on any rental income.
Siena is age-qualified under HOPA, so resident children are not the norm — but nearby school quality matters for resale value and for residents with grandchildren visiting. The Meadows School (PreK–12, A+ rating) and Bishop Gorman High School (9–12, A+) are both within a short drive. Doral Academy Red Rock (K–12, 9/10) provides a public-charter option. CCSD elementary and middle school zoning applies to the surrounding 89135 ZIP but is not a daily concern for most Siena owners.
Four things move money here. First, HOPA age-qualification: confirm the household structure meets the 55+ rule before writing. Second, the HOA: one assessment for every home, $331 a month billed quarterly at $993 (2026) — request the full resale package. Third, the price spread: Siena sales ran from $370,000 to $2.55 million in the 12 months to Sept 30, 2026, with a $660,000 median, so floor plan, lot and condition matter more than the community name. Fourth, comps: with 2,001 homes and that wide a spread, a buyer's agent who tracks Siena specifically is worth the call to (702) 637-1759.
Most Siena buyers put down 10–20%. On a $920,000 home, plan roughly $92,000 (10%) to $184,000 (20%) down. VA loans allow 0% for eligible veterans, and FHA loans are another option; FHA sets county loan limits rather than income limits. Conventional financing covers most Siena purchases — the median sale was $660,000 in the 12 months to Sept 30, 2026 — but 19 of those 109 sales closed at $1 million or more, where jumbo financing is common. Ask your lender early how the association documents affect financing, especially for a villa.
Most Siena purchases close in 30–45 days through a Nevada escrow company. Cash offers — common among retirement-age buyers — can close in 10–14 days. Budget extra time for HOA document review (Siena's resale disclosure package includes dues, reserve study, CC&Rs, and gate policies) and for lender HOA questionnaire turnaround on warrantability review. Our team coordinates gate access and disclosure requests in parallel to keep escrow on schedule.
Yes — our team has closed transactions in Siena and knows the HOA disclosure timeline and the floor-plan and lot differences that matter for negotiating. We handle virtual tours for out-of-state buyers, coordinate gate clearance, pull resale packages, and verify HOPA compliance before you write. Call (702) 637-1759 or start your search online — we typically respond within the hour.
Updated October 2026
STILL HAVE QUESTIONS?
Want more Nevada real estate answers like this in your Google results?
PEOPLE ALSO ASK
These are the eight queries Siena buyers and retirees actually type into Google and AI assistants — answered with specifics you can verify: market figures from NREG’s MLS analysis, tax law from Nevada Revised Statutes and the California Franchise Tax Board, and community facts from the Siena Community Association and the developer.
Siena is in Summerlin South, in unincorporated Clark County, inside the Summerlin South census-designated place. The postal address is Las Vegas, NV 89135. Siena is a private village with its own master association, the Siena Community Association, and is not part of Summerlin's master community association structure, according to Summerlink — so owners pay the Siena assessment ($331 a month in 2026) and no Summerlin master dues.
Sun City Summerlin is larger (7,781 homes vs. 2,001) and has two championship golf courses and an executive course, and its association says it offers no security services. Siena is smaller, with two manned gates, armed security around the clock, a 39,000 SF Community Center and the public Siena Golf Club inside the community. In the 12 months to Sept 30, 2026, Siena sold at a $660,000 median against $446,000 in Sun City Summerlin.
Possibly, within Siena's CC&Rs and Nevada law. Siena's leasing rules are not public, so read them in the resale package. Under NRS 116.335, if the declaration authorizes it, an association may restrict rentals to the extent reasonably related to lender or insurer underwriting requirements, and NRS 116.340 treats paid stays under 30 consecutive days as transient commercial use, allowed only if the governing documents do not prohibit it and the board approves. Siena is in unincorporated Clark County, so county rules apply too.
Yes. Developer Sunrise Company began construction in February 1999 and finished selling homes in 2006, and MLS records date nearly every home to 2000–2005. Siena is now a resale-only market of 2,001 homes and villas.
The Red Rock Canyon visitor center is a 13- to 18-minute free-flow drive from Siena's Main Gate, about 9.9 miles via the 215 Beltway and West Charleston Boulevard (State Route 159), per our road model on OpenStreetMap data. The BLM's 195,819-acre conservation area offers hiking, climbing and the scenic drive year-round.
Yes — under Nevada Revised Statutes 361.4723, the property-tax bill on an owner-occupied primary residence can rise no more than 3% a year over the prior year's bill, regardless of market appreciation. A sale does not reset the base, but the new owner must claim the 3% cap with the Clark County Assessor; until then the general cap of up to 8% under NRS 361.4722 applies.
The association's public clubs page lists 26 clubs and groups, from bocce, golf, pickleball and tennis clubs to bridge, poker, art, ceramics, a book group and a garden club, and its signature events include SienaFest and the New Year's Eve Gala.
WHY NEVADA REAL ESTATE GROUP
Direct community relationships, Nevada's largest agent team, and 9,097+ verified five-star reviews. Across 9,600+ closings and $4.85B+ in volume since 2011, our agents have represented Siena buyers and sellers, from first tours to HOPA-compliance closings. That depth is why we're ranked #1 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 Siena with neighboring master plans and Las Vegas's other 55+ communities. Each card pairs the commute time with price positioning so you can judge whether trading Siena's guard gate and clubhouse for a different community actually buys you more home.
More Summerlin communities
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
Siena's 2,001 HOPA-qualified homes and villas share one association. Entries below are indexed alphabetically for orientation, and our team can pull current listings, HOA disclosures, and HOPA compliance records for any Siena home on request.
KEEP LEARNING
These guides extend the research most Siena buyers do next — understanding the broader Summerlin market, comparing 55+ communities across the valley, and mapping Nevada's retirement tax advantages — each written by our team from the same primary sources used throughout this page.
MASTER PLAN GUIDE
The full Summerlin overview — 25+ villages, all price ranges, and the Howard Hughes Corporation development roadmap for the next decade.
Read →MARKET GUIDE
The citywide playbook — pricing, inventory, interest rates, and where the valley's momentum actually is this year.
Read →COMMUNITY HUB
Citywide market data, every major Las Vegas community, and side-by-side comparisons in one place.
Read →Sources & Methodology
Siena Community Association lists 2,001 single-family homes and villas across 667 acres; those two figures were checked October 29, 2026. ZIP 89135 market figures describe the surrounding area, not Siena alone. Other sources and their stated scopes are listed below.
Methodology: Listing counts, prices and days on market are NREG's analysis of Las Vegas REALTORS MLS data received through the Repliers feed; this page refreshes them about once a day, and each market figure carries its date or window. Census and BLS figures are the published vintage named beside them and change only when the agency releases new estimates. Confirm details for a specific home with its listing and the responsible agency.
Updated: October 2026 · Next update: November 15
