Nevada's #1 team for Siena real estate. Search guard-gated 55+ homes, Sun Colony estates, and patio homes in Summerlin's premier age-qualified community.
ZIP-AREA MEDIAN LIST (89135)
$600K
NREG analysis of Las Vegas REALTORS MLS data, June 2026
SIENA PRICE RANGE
$400K–$900K
Community plan record
HOMES (55+ HOPA)
1,200+
Community plan record
DAYS ON MARKET (89135)
42
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 7, 2026
Property research
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Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
September 26, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
Siena is Summerlin's only guard-gated 55+ active-adult community — 1,200+ single-story homes priced $400K–$900K in ZIP 89135, anchored by a 30,000 SF clubhouse, with HOA dues of $200–$450/mo covering gate staffing, front-yard maintenance, and full amenity access per NREG’s MLS analysis and community records. Demographics and city context drawn from the U.S. Census Bureau.
Last updated June 2026 · Sources: NREG’s MLS analysis, U.S. Census, Howard Hughes Corporation
Siena sits entirely within ZIP code 89135, where active MLS listings are tracked daily according to NREG’s MLS analysis data. The community's 1,200+ HOPA-qualified homes span four sections — Classic, Grand, Patio Homes, and Sun Colony at Siena — with the newest listings shown below and full inventory searchable in our live portal.
See all listings in Las Vegas, NV
Listing information is provided through the MLS Internet Data Exchange program and is deemed reliable but not guaranteed. Inventory checked Oct 7, 2026, 6:13 AM Pacific; availability and prices may change.
PRICE DISTRIBUTION
Siena's four sections span a $500,000 price range — patio homes from $400,000 to Sun Colony estates above $900,000. According to NREG’s MLS analysis MLS data for ZIP 89135, the bands below reflect the active market across Summerlin South, with Siena's sections mapping cleanly to the $400K–$900K slice.
Siena's 1,200+ HOPA-qualified homes break into four sections covering patio homes to double-gated Sun Colony estates — each link below opens our live Las Vegas MLS search filtered to ZIP 89135, with counts updated daily from NREG’s MLS analysis MLS data.
Four sections define the Siena buying decision. The section you choose determines your gate level, HOA tier, floor-plan range, and price point — getting this right before touring saves weeks.
Updated daily · 327 active listings across ZIP 89135 · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by section, price, bedrooms, and floor-plan size — no spam, unsubscribe anytime. With 1,200 total homes and only a handful trading each month, the right Siena section and 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 convenience, a 24-hour staffed gate, a 30,000 SF clubhouse steps from your door, and a social calendar packed year-round — all inside the Howard Hughes Corporation-developed Summerlin master plan, with Red Rock Canyon twelve minutes west and Downtown Summerlin five minutes east.
Siena is known for being Summerlin's only guard-gated 55+ community: 1,200+ single-story homes, the 30,000 SF Siena Clubhouse with resort pools and social programming, and HOA-covered front-yard maintenance that lets residents focus on the lifestyle.
Active adults 55+ who want genuine gated security (staffed gate, not access codes), a vibrant social community, low-maintenance living with HOA handling the yard work, 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 Clubhouse, a round of golf at adjacent Siena Golf Club, lunch at Downtown Summerlin five minutes east, an afternoon hike at Red Rock Canyon twelve minutes west, and back behind the gate by evening — all single-story, low-maintenance, with neighbors who actually use the amenities.
Siena sits in the Summerlin South Association in unincorporated Clark County, ZIP 89135 — roughly bounded by Siena Monte Avenue and the Summerlin South open-space corridors. About 270 acres, approximately 14 miles from the Strip, immediately adjacent to the Siena Golf Club.
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 1,200+ single-story homes priced $400K–$900K with a 30,000 SF resort clubhouse, HOA-managed front-yard maintenance, Nevada's zero income tax, and Red Rock Canyon twelve minutes west. The trade-offs are real — the 55+ HOPA rule limits resale to age-qualified buyers, and on-site golf is at an adjacent club rather than inside the walls — 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 1,200+ 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 1,200+ home count is permanent — the 270-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.
MARKET TRENDS · LAST 12 MONTHS
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 1,200-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 — Siena ranges $400K–$900K by section
vs October 2025
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Days on Market
32 median days in 89135; Sun Colony custom homes may run longer
vs October 2025
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
vs October 2025
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 6,147 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 HOA-managed maintenance 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 every section, floor plan, and HOA tier — and we'll coordinate gate access and HOPA compliance review before you write.
Start Your Home SearchSection Comparison
A like-for-like comparison of Siena's four sections — entry pricing, floor-plan range, lifestyle fit, and gate level — drawn from the community plan record and active-listing data via NREG’s MLS analysis. Honesty note: with 1,200 total homes and HOPA qualification, per-section medians shift quickly; we publish section entry points and known ranges instead of per-section medians.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Sun Colony at Siena | From $700K | n/a* | n/a* | n/a* | Double-gate · Premium 55+ |
| Siena Grand | From $550K | n/a* | n/a* | n/a* | Spacious · 2,000–2,800 SF |
| Siena Classic | From $400K | n/a* | n/a* | n/a* | Established · Entry value |
| Siena Patio Homes | From $400K | n/a* | n/a* | n/a* | Lock-and-leave · Compact |
Source: NREG’s MLS analysis MLS data plus the Siena HOA plan record, June 2026. HOPA 55+ age qualification applies to all sections. Confirm exact section boundaries and current dues in escrow.
Section Deep Dive
Submarket 1
The pinnacle of Siena: larger 2,200–3,200+ SF floor plans, premium finishes, and a secondary guard gate inside the main gate. The last phase developed by Shea Homes and the most sought-after section for buyers who want maximum space and two levels of gate security.
Browse Sun Colony at Siena homes →Submarket 2
Siena's middle tier — larger floor plans in the 2,000–2,800 SF range, popular with downsizing buyers who want space without the multi-story layout. Mature landscaping and established neighborhood character define this section.
Browse Siena Grand homes →Submarket 3
The original Siena neighborhoods — the most established landscaping and community character in the development. Homes run 1,500–2,500 SF. The entry point into Siena gate security, Summerlin address, and clubhouse access.
Browse Siena Classic homes →Submarket 4
Smaller patio homes ideal for snowbirds, part-timers, and buyers who want Siena's lifestyle without a large footprint to manage. Efficient floor plans, maximum HOA-covered maintenance, and full clubhouse access.
Browse Siena Patio Homes homes →Submarket 5
The 30,000 SF crown jewel of Siena living at 10575 Siena Monte Ave — indoor lap pool, outdoor resort pool, state-of-the-art fitness center, tennis courts, pickleball courts, card rooms, art studios, demonstration kitchen, and a year-round social calendar of organized clubs and events, all included in HOA dues.
Browse Siena Clubhouse & Recreation Complex 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) | $400K–$900K (plan range by section) | n/a* | 32 (ZIP benchmark) | 1,200+ 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. *Section-level $/SF intentionally omitted — sample sizes inside one section are too small for statistical reliability. Boundaries per Clark County GIS.
New Construction
Siena itself was fully developed by Shea Homes from 2000 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
The closest new-build 55+ alternative to Siena — guard-gated with resort amenities
55+ Active Adult
Same builder as Siena — Trilogy is Shea's newer 55+ product in the same corridor
55+ Active Adult · Golf
Larger-scale, not guard-gated — but with on-site golf courses Siena lacks
Active Adult
Valley-wide active adult options for buyers who want new construction outside Summerlin
Outdoor Recreation
Siena's clubhouse anchors indoor and outdoor recreation, but the real outdoor advantage is location: Red Rock Canyon twelve minutes west, Siena Golf Club adjacent, Downtown Summerlin's trail network five minutes east. 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
The heart of Siena living: indoor lap pool, outdoor resort pool, state-of-the-art fitness center, tennis and pickleball courts, card rooms, arts and crafts studios, and a demonstration kitchen all on one campus.
IN-COMMUNITY
Walking paths, desert gardens, seating areas, and open space within the gates — the community's daily-exercise greenway for morning walkers and evening strollers.
ADJACENT
Semi-private golf course immediately adjacent to Siena — residents get preferred access and tee times on the course that gives the community its namesake character.
12 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.
5 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 MIN
Host of the Shriners Children's Open PGA Tour event — one of the most highly regarded public-access courses in the Southwest, ten minutes from Siena's gate.
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 Clubhouse, nine holes at Siena Golf Club, lunch at Downtown Summerlin five minutes east, then a hike on Red Rock Canyon's Calico Hills trail — twelve minutes west per the Bureau of Land Management. Sunday: pickleball or card club at the clubhouse, farmers market, afternoon by the outdoor resort 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 guard-gate security and HOA-managed maintenance; Sun City Summerlin wins on scale and golf; 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 | $400K–$900K | From $300K | $800K–$5M+ | From $350K |
| Age Qualification | 55+ HOPA | 55+ HOPA | All ages | 55+ HOPA |
| Guard-Gated | 24/7 staffed gate | Access code only | 24/7 staffed gate | Access code only |
| Homes | 1,200+ | 7,700+ | 987 | ~2,700 |
| On-Site Golf | Adjacent (Siena Golf Club) | Yes (2 courses) | No (Angel Park adjacent) | No |
| HOA Fees | $200–$450/mo | $120–$250/mo | $250–$700+/mo | $150–$300/mo |
| HOA Covers Yard | Yes — front yard | Partial | No | Partial |
| Clubhouse | 30,000 SF resort | Multiple rec centers | Community pool/fitness | Resort clubhouse |
| Distance to Strip | ~20 min | ~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 Summerlin South location puts residents within minutes of everything that matters for active-adult daily life — medical facilities, shopping, dining, and outdoor recreation — with the 215 Beltway and Summerlin Parkway providing easy valley-wide access. 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%. Conventional financing works across the $400K–$900K range — on a $600,000 home, plan roughly $60,000 (10%) to $120,000 (20%) down. VA loans allow 0% for eligible veterans. FHA is available for buyers who qualify. Siena's price range sits comfortably within the conforming loan limit, so jumbo financing is rarely needed. 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 is HOPA-qualified 55+: at least one resident per household must be 55 or older, and no permanent residents under 18 are permitted. The designation is recorded in the CC&Rs and enforced by the Siena HOA. Buyers purchasing for family members should confirm compliance before writing — violations can cloud title.
The Siena community spans ZIP code 89135, where the median list price is approximately $898,000 across all active listings per NREG’s MLS analysis MLS data. Inside Siena, homes range from roughly $400,000 for smaller patio-home floor plans to over $900,000 for the largest Sun Colony at Siena models — with most single-story resales trading between $500,000 and $750,000 depending on section, square footage, and golf or mountain views.
Yes — Siena operates a 24-hour staffed guard gate with controlled vehicle access, security patrols, and perimeter walls. Sun Colony at Siena, the community's most upscale section, adds a second interior guard gate for additional privacy. This layered entry distinguishes Siena from the much larger Sun City Summerlin, which uses access-code entry only — making Siena the clear choice for active adults who prioritize genuine gated security.
The two communities serve the same buyer — active adults in Summerlin — but differ sharply in scale and security. Sun City Summerlin holds 7,700+ homes, two 18-hole golf courses, and multiple recreation centers; it is not guard-gated and uses access codes only. Siena has 1,200+ homes, a single 30,000 SF clubhouse, a 24-hour staffed gate, and a notably more intimate social atmosphere. Buyers who want genuine gate security and a tighter community choose Siena; buyers who want on-site golf and the lowest entry price often choose Sun City.
Siena HOA dues run approximately $200–$450 per month depending on section and floor plan size, covering 24-hour guard-gate staffing, security patrols, front-yard landscaping maintenance, exterior painting on a scheduled rotation, common-area upkeep, and full Siena Clubhouse access. Sun Colony at Siena dues trend toward the upper end of the range due to the secondary gate and premium common areas. Request the full resale disclosure package — dues, reserve study, assessment history — early in escrow.
The 30,000-square-foot Siena Clubhouse at 10575 Siena Monte Ave is the community's resort-caliber social hub. Amenities include an indoor lap pool, an outdoor resort pool, a state-of-the-art fitness center, tennis courts, pickleball courts, card rooms, arts-and-crafts studios, a demonstration kitchen, billiards, and a packed calendar of organized clubs, leagues, and social events. Access is included in all Siena HOA dues — no separate membership fee.
Sun Colony at Siena is the most upscale section of the community — the final phase developed by Shea Homes, featuring larger floor plans from 2,200 to 3,200+ square feet, premium finishes, and its own secondary guard gate inside the main Siena gate. Prices in Sun Colony range from roughly $700,000 to over $900,000. It is the right address for active adults who want maximum space and privacy within Siena's age-qualified environment.
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 $898,000 Siena home, that translates to approximately $4,490–$6,290 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.
Siena does not have its own golf course inside the community walls, but the Siena Golf Club — a semi-private course open to Siena residents and the public — is located immediately adjacent to the community. Residents also have easy access to TPC Summerlin (host of the Shriners Children's Open PGA Tour event), the Tournament Players Club, and Angel Park Golf Club, all within a short drive inside the broader Summerlin corridor.
Every home in Siena is single-story — a defining characteristic of the community and a deliberate design choice for active-adult living. Floor plans range from roughly 1,500 square feet for Siena Patio Homes to over 3,200 square feet in Sun Colony at Siena, with most resale inventory in the 1,800–2,600 SF range. Typical features include open great-room layouts, 2–3 bedrooms, 2–3 bathrooms, gourmet kitchens, covered patios, 2–3-car garages, and desert-contemporary or Mediterranean architecture.
Siena is well-suited for snowbird ownership: the HOA covers front-yard landscaping and exterior painting, so homes maintain their condition during extended absences. Siena's CC&Rs permit owner-occupied second homes; short-term rentals under 30 days are regulated by the City of Las Vegas and further restricted by the association — never underwrite vacation-rental income without reviewing the current city rules and CC&Rs first. The 95% homeownership rate signals a stable, owner-focused community.
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, HOA tiers: $200–$450/mo depending on section, with Sun Colony trending highest — request the full resale package. Third, section fit: Sun Colony for maximum space and privacy ($700K+), Siena Classic for established character ($400K+), Siena Patio Homes for lock-and-leave simplicity. Fourth, comps: with 1,200+ homes and multiple sections, a buyer's agent who tracks Siena specifically is worth the call to (702) 637-1759.
Most Siena buyers put down 10–20%. Conventional financing works across the full $400K–$900K price range — on a $898,000 home, plan roughly $89,800 (10%) to $179,600 (20%) down. VA loans allow 0% for eligible veterans, and FHA loans are available if the buyer meets income guidelines. Siena's price range sits comfortably below the conforming loan limit, so jumbo financing is rarely needed. Confirm with your lender that the specific condo or HOA section is warrantable if purchasing a patio-home unit.
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 across Siena's sections and knows the Sun Colony secondary gate, the HOA disclosure timeline, and the section-level price spread that matters 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?
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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 HOA plan record.
Siena is in Summerlin, in unincorporated Clark County — specifically the Summerlin South Association, which is part of the Howard Hughes Corporation Summerlin master plan, inside the Summerlin South census-designated place. The postal address is Las Vegas, NV 89135; the community is governed by the Siena HOA as part of Summerlin South.
Sun City Summerlin is larger (7,700+ homes vs. 1,200+) and offers two 18-hole golf courses and multiple recreation centers — but it uses access-code entry, not a staffed guard gate. Siena is smaller, guard-gated with a 24-hour staffed entry, and has a 30,000 SF clubhouse. Buyers who prioritize genuine gate security choose Siena; buyers who want on-site golf at the lowest price often choose Sun City.
Long-term leases to HOPA-qualified tenants (55+) are permitted under Siena's CC&Rs. Short-term rentals under 30 days are regulated by the City of Las Vegas and further restricted by the community — never underwrite vacation-rental income without reading the current CC&Rs and city ordinances first. Verify the specific lease rules with the HOA management company during due diligence.
Yes — Shea Homes completed Siena's development (including the last phase, Sun Colony at Siena) and the community is now a resale-only market. The 1,200+ home count is permanent; no new construction will be added inside the Siena gates.
About twelve minutes via West Charleston Boulevard — one of the shortest drives to Red Rock Canyon from any residential community in the Las Vegas Valley. The BLM's 195,819-acre conservation area is a daily-use resource for most Siena residents: morning hikes, scenic loops, and evening sunsets from the canyon rim.
Sun Colony at Siena is the community's premium section — the last phase developed, with larger floor plans (2,200–3,200+ SF), premium finishes, and its own secondary guard gate inside the main Siena gate, adding a second level of access control. Prices start around $700,000. Siena Classic is the original development: established landscaping, homes from 1,500–2,500 SF, and entry points from $400,000.
Yes — Nevada Revised Statutes 361.4723 caps annual increases in the assessed value of a primary residence at 3%. That means once you're established in a Siena home, the tax bill can't spike year-over-year beyond the cap regardless of market appreciation — one of the most important financial advantages for retirees on a fixed income.
The Siena Clubhouse hosts dozens of organized clubs and activities — golf leagues, tennis teams, pickleball groups, card clubs, book clubs, wine clubs, art classes, cooking demonstrations, and seasonal community events throughout the year. The social calendar is one of the primary reasons active adults choose Siena over a larger 55+ community where it can be harder to find your cohort.
WHY NEVADA REAL ESTATE GROUP
Direct community relationships, Nevada's largest agent team, and 9,061+ verified five-star reviews. Across 9,600+ closings and $4.85B+ in volume since 2011, our agents have represented Siena buyers and sellers across all sections — from first Sun Colony 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
Four sections make up Siena's 1,200+ HOPA-qualified homes, from Patio Homes to Sun Colony. Dedicated section pages are rolling out — entries below are indexed alphabetically for orientation, and our team can pull current listings, HOA disclosures, and HOPA compliance records for any section 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
Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. Because Siena is a 1,200-home HOPA community, we present ZIP 89135 data as the area benchmark and avoid per-section medians that small samples cannot support. Follow any link below to verify a figure independently.
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: October 15
