Nevada's #1 team for Regency at Summerlin real estate. Search guard-gated 55+ single-story homes by Toll Brothers — villas, Loft and Avanti collections — in Summerlin's premier active adult community.
ZIP-AREA MEDIAN LIST (89135)
$640K
LVR / GLVAR, September 2026
COMMUNITY PRICE RANGE
$500K–$800K+
Community plan record
HOMES BEHIND THE GATE
400+
Community plan record
DAYS ON MARKET (ZIP-AREA)
36
LVR / GLVAR via Repliers, as of September 13, 2026
Property research
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Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 20, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
Regency at Summerlin is a guard-gated 55+ active adult community of 400+ single-story Toll Brothers homes priced $500K–$800K+ in Summerlin (ZIP 89135), where the median list price runs about $898,550 per Las Vegas REALTORS and median days on market sits near 35. Citywide context from the U.S. Census; the takeaways below unpack what that means for retirees and relocators.
Last updated September 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
ZIP code 89135 carried active listings in the $500K–$800K+ range in September 2026 according to Las Vegas REALTORS MLS data. Regency at Summerlin is 400+ guard-gated single-story homes priced from villa-entry near $500,000 to Avanti-collection mountain-view sites above $800,000. The newest 89135 listings appear below, refreshed daily.
PRICE DISTRIBUTION
ZIP code 89135 spans the full Summerlin South corridor — Regency, Trilogy, The Ridges, and surrounding neighborhoods — per Las Vegas REALTORS MLS data. Regency at Summerlin sits in the $500K–$800K+ band: villas and Loft homes from $500K, Avanti homes above $700K, and premium mountain-view sites exceeding $800K.
Regency at Summerlin's three Toll Brothers collections — Villa attached homes from $500K, Loft mid-range plans from $600K, and Avanti large-floor-plan homes from $700K — span every 55+ lifestyle preference behind the guard gate. All are single-story, 1,800–3,200 sq ft. Browse live listings updated daily from Las Vegas REALTORS MLS data.
Three builder collections plus premium homesite categories define the Regency market. With 400+ homes total, active listing counts per collection run in the single digits at any given time.
Updated daily · 314 active listings · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by collection, price band, and homesite type — no spam, unsubscribe anytime. With 400+ homes and 92% owner-occupancy, the right Regency floor plan may surface once a season; alert subscribers see it within hours. California buyers doing deliberate cross-country research especially benefit from early notification before flying in for tours.
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check CCSD school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
Living in Regency at Summerlin means single-story Toll Brothers luxury behind a 24-hour staffed gate, a private resort clubhouse, and five minutes to Downtown Summerlin — inside the Howard Hughes Corporation master plan with 150+ miles of trails and Red Rock Canyon ten minutes west, all backed by Nevada's zero income tax.
Regency is known for its HOPA-qualified guard-gated 55+ lifestyle — every home a single-story Toll Brothers build, a private resort clubhouse with pool, spa, fitness, bocce, and putting green, all five minutes from Downtown Summerlin inside the Howard Hughes master plan.
Active retirees and 55+ adults relocating from California who want resort amenities, gated security, and Toll Brothers construction quality in a peer-group community — without the 13.3% California income tax or the $1.5M+ price tags of comparable coastal 55+ communities.
Morning fitness class or lap swim at the private clubhouse, lunch at one of 125+ Downtown Summerlin restaurants five minutes away, afternoon on the Summerlin trail system or bocce court, evening with a fire-pit social or Red Rock Canyon sunset drive.
Regency at Summerlin sits in Summerlin South in the western Las Vegas Valley, ZIP code 89135, along the W Charleston Blvd corridor near Town Center Drive. About 120 acres. Roughly 15 miles from the Strip and 5 minutes from Downtown Summerlin.
Quick Answer
Yes — for the right buyer. Regency at Summerlin delivers what California's 55+ resort market charges $1.5M+ for: single-story Toll Brothers luxury behind a 24-hour staffed gate, a private clubhouse with pool and spa, an active peer-group social calendar, and five minutes to Downtown Summerlin. The trade-offs are real — $500K–$800K+ entry, $250–$500 monthly HOA, a HOPA age covenant that limits exit buyers — but for retirees prioritizing security, community, and Nevada's zero income tax, few active adult addresses in the West compete at this price.
Source: Howard Hughes Corporation
According to the U.S. Census Bureau QuickFacts, Las Vegas holds 656,274 residents with a median age of 33.4 and median household income of $66,820. Inside Regency's gates the profile is entirely different: roughly 800 residents, median age 65, and average household income above $120,000 — retired executives and professionals by design.
The HOPA designation creates a stable, homogeneous resident profile by design: at least one resident per home must be 55+, and permanent residents under 19 are not permitted. That age covenant concentrates buyers who share retirement-stage values — active lifestyle, social programming, security, and low-maintenance living — and insulates the community from the demographic churn that affects non-age-restricted neighborhoods.
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city · Updated
POPULATION & GROWTH
Regency itself is deliberately finished — 400+ homes since build-out, with growth happening through resale turnover rather than new rooftops. Summerlin and the 89135 corridor continue to attract high-income relocators at a faster pace than the metro average. Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the Summerlin west-valley corridor remains among the most in-demand in the city.
Inside Regency's gates, growth is structurally capped by the HOPA covenant and the built-out land: 400+ homes is the permanent ceiling. The broader Summerlin 89135 corridor continues attracting California transplants at above-average rates — Summerlin's master plan, managed by Howard Hughes Corporation, ranks among the best-selling master-planned communities in the U.S. annually.
Sources: U.S. Census Bureau QuickFacts and Howard Hughes Corporation. Citywide figures shown because the Census does not tabulate Regency separately. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
The charts below show Las Vegas citywide sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the liquid benchmark the 89135 corridor trades against. Regency itself is 400+ homes with limited turnover (92% owner-occupied), so ZIP 89135 benchmarks (~$640,000 median list, ~35 median days) are the most reliable signal.
Median List Price
~$640,000 ZIP-area median (89135), June 2026
Source: Las Vegas REALTORS
Days on Market
~35 median days across ZIP 89135; 55+ buyer deliberation can extend premium sites
vs September 2025
Source: Las Vegas REALTORS
Community Size
400+ homes built out by Toll Brothers 2015–completion; resale-only market
Source: Las Vegas REALTORS
The long view: Regency at Summerlin's median sold price rose 77% between 2015 ($333,000) and 2021 ($590,000), across 6,114 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
ACTIVE ADULT SCARCITY
Market Competitiveness
The 89135 ZIP code moved at roughly 35 median days per Las Vegas REALTORS data — moderate for a luxury 55+ market. With 400+ homes and 92% owner-occupancy, listings surface infrequently; Villa and Loft floor plans at $500K–$650K draw multiple inquiries quickly, while Avanti mountain-view homes attract deliberate California relocators.
Regency isn't one-size-fits-all — it's three Toll Brothers collections spanning $500K villas to $800K+ Avanti homes, with a lifestyle that rewards specific retirement buyer types. Six profiles below match lifestyles to collections, followed by the honest pros and trade-offs our team walks every client through.
Ready to explore homes in Regency at Summerlin? Our team knows every Toll Brothers collection, floor plan, and homesite category inside the community.
Start Your Home SearchCollection Comparison
A like-for-like comparison of Regency's three Toll Brothers collections — size, price, lifestyle fit, and who each suits — drawn from the community plan record and active-listing data via Las Vegas REALTORS. With 400+ homes total, per-collection medians would be statistical noise, so we publish entry points instead.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Avanti Collection | From $700K | n/a* | n/a* | n/a* | Largest floor plans · Views |
| Loft Collection | From $600K | n/a* | n/a* | n/a* | Open plans · Mid-range |
| Villa Collection | From $500K | n/a* | n/a* | n/a* | Low-maintenance · Entry price |
| Mountain View Homesites | From $700K+ | n/a* | n/a* | n/a* | Red Rock Canyon views |
| Clubhouse Row Homes | From $600K | n/a* | n/a* | n/a* | Amenity-adjacent · Social lifestyle |
| Garden Court Homes | From $550K | n/a* | n/a* | n/a* | Private courtyard · Outdoor space |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-collection $/SF and DOM intentionally omitted — samples are too small to be meaningful. ZIP 89135 benchmark: ~35-day median DOM.
Collection Deep Dive
Submarket 1
Regency's pinnacle: 2,600–3,200 sq ft with gourmet kitchens, private courtyards, optional casitas, and the best mountain-view homesites. Buyers who want Toll Brothers' largest active adult floor plan land here.
Browse Avanti Collection homes →Submarket 2
Mid-range single-story homes with open loft-style floor plans, flexible bonus spaces, and popular layouts for active adults who want more room than a villa but less footprint than Avanti. The sweet spot for most Regency buyers.
Browse Loft Collection homes →Submarket 3
Attached villa-style homes with luxury Toll Brothers finishes — the most maintenance-free lifestyle in the community. Popular with buyers who want Regency's gate, clubhouse, and Summerlin address without a large footprint.
Browse Villa Collection homes →Submarket 4
Premium lots along Regency's western edge with direct views toward Red Rock Canyon and the Spring Mountains. Available across Avanti and larger Loft plans — command a price premium and trade more slowly.
Browse Mountain View Homesites homes →Submarket 5
Homesites within walking distance of the private clubhouse — the choice for buyers who plan to use the pool, fitness center, and social calendar daily.
Browse Clubhouse Row Homes homes →Submarket 6
Floor plans featuring private entry courtyards with mature landscaping, fountain features, and outdoor seating — for buyers who want indoor-outdoor flow and private space without the maintenance of a large lot.
Browse Garden Court Homes homes →Submarket 7
Regency's private clubhouse is the community's social and recreational anchor: resort-style pool and spa, fitness center, movement studio, demonstration kitchen, card and game rooms, bocce ball court, putting green, outdoor fire-pit terraces, and community gardens. Owning any Regency home gives you full access.
Browse Regency Clubhouse — The Social Hub homes →STILL DECIDING?
BY ZIP CODE
ZIP code 89135 spans the full Summerlin South corridor — Regency at Summerlin, Trilogy at Summerlin, The Ridges, and surrounding neighborhoods. The table below breaks the corridor into real segments. The spread is the story: the same ZIP carries $500K villas and $5M+ custom homes, per Las Vegas REALTORS MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | Regency at Summerlin — guard-gated 55+ (Toll Brothers, built 2015+) | $500K–$800K+ (plan range) | n/a* | ~35 (ZIP-area) | 400+ homes total | n/a* |
| 89135 | Trilogy at Summerlin — guard-gated 55+ (Shea Homes) | From $500K | n/a* | ~35 (ZIP-area) | — | n/a* |
| 89135 | The Ridges — ultra-luxury guard-gated (all ages) | From $2M+ | n/a* | varies by estate | — | n/a* |
| 89135 | Heritage at Stonebridge, Sun Colony at Siena, other Summerlin South | $550K–$1.5M range | n/a* | ~35 (ZIP-area) | — | n/a* |
| 89135 | Full ZIP 89135 benchmark — Summerlin South combined | ~$640,000 list | — | ~35 | Active across the ZIP | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Segment-level $/SF and year-over-year change are intentionally omitted: sub-community samples are too small to be meaningful. Boundaries per Clark County GIS.
Builder
Regency at Summerlin was built exclusively by Toll Brothers — a single-builder community that completed construction after 2015. The current market is resale only. Buyers wanting new-construction 55+ active adult homes in the Summerlin area should look at Heritage at Stonebridge (Taylor Morrison). Incentives on new construction change monthly — verify before you write.
55+ Luxury Active Adult
Single builder — every Regency home is a Toll Brothers build
55+ Active Adult
Guard-gated 55+ alternative 10 minutes away in Summerlin
55+ New Construction
Active new-construction 55+ option in the Summerlin area
55+ Large-Scale
Del Webb's original large-scale 55+ community in Summerlin — lower price, golf, more scale
Active Adult Options
Active adult communities outside the Summerlin core
Outdoor Recreation
Resort amenities inside the gates, Summerlin's 150+ miles of trails outside them, and Red Rock Canyon ten minutes west — Regency residents trade coastal proximity for year-round desert outdoor access. The Howard Hughes Corporation master plan maintains the trail network and park infrastructure that surrounds the community, usable through 300 days of annual sunshine.
IN-COMMUNITY
The community hub: resort-style pool and spa, fitness center, movement studio, demonstration kitchen, card rooms, bocce court, putting green, and fire-pit terraces.
AT THE GATES
Howard Hughes Corporation's interconnected trail network threads through all of Summerlin — paved and natural surface paths connecting parks, neighborhoods, and open-space corridors.
5 MIN
A Summerlin signature park with an adventure playground, zip lines, disc golf course, desert trails, and picnic areas.
5 MIN
Linear desert garden park with walking trails, native plantings, open space, and dog-friendly areas — the quieter alternative for morning walks.
5 MIN
The 125+ shops, restaurants, Las Vegas Ballpark, and seasonal events hub of the Summerlin master plan — the community's dining room and social anchor.
10 MIN
PGA Tour host course with dramatic Red Rock views — one of the most prestigious courses in the Las Vegas Valley.
10 MIN
The Mojave's signature conservation area managed by the Bureau of Land Management — the 13-mile scenic loop, world-class climbing, and hiking trails rated among the best in the Southwest.
45 MIN
Nevada's alpine escape — temperatures run 20–30°F cooler than the valley floor, with hiking to 11,000 feet, fall foliage, and occasional snow, less than an hour from Regency.
The Regency at Summerlin Lifestyle
Three rhythms within minutes of the gate: morning fitness class or lap swim at the private clubhouse, lunch at Downtown Summerlin five minutes away, afternoon on the Summerlin trail system or bocce court — with Red Rock Canyon's roughly 195,000 conservation acres per the Bureau of Land Management ten minutes west when you want to go bigger.
THIS WEEKEND'S OPEN HOUSES
Open houses are structurally scarce here — a 24-hour staffed guard gate means every showing requires advance coordination. Most Regency sellers show by appointment only. Set up instant alerts to get notified the moment a home schedules an open house — or browse active listings now and let us arrange a gate-cleared private showing, typically with same-day turnaround.
Build a budget around the particular home and your circumstances. Obtain current financing terms, property records and service quotes before comparing the cost of a move. A community average cannot establish your tax bill, insurance premium, association charges or savings.
Ask a tax adviser to review income sources, residency dates and any continuing connections to another state. California-source income can remain taxable after a move; the Franchise Tax Board explains part-year and nonresident rules. A headline tax-rate comparison does not calculate your savings.
Get the exact parcel's current tax bill and assessment record from its county. Confirm the property's abatement status and any effect of new construction, a change in use or your circumstances with the assessor. Do not apply a community-wide percentage to a purchase price or assume a tax cap is automatic.
Use lender estimates, insurance quotes, association documents and utility information for the exact address. Include maintenance, moving expenses and any special assessments in the comparison. Renting and buying involve different costs and obligations; future equity or resale gains are not assured.
Check school assignments for the enrollment year and ask about choice-program applications. Investigate parcel-specific hazards and permitted uses with the responsible agencies. Review travel routes and the features that matter to you instead of relying on a broad safety score or a neighborhood recommendation based on household type.
Discuss the homes, budget and timing you want to evaluate with the team.
Explore relocation planningRELOCATION TIMELINE
Plan the purchase and move around your circumstances and the property's verified requirements. Coordinate the transaction, possession and moving arrangements with the relevant parties. For license and vehicle questions, consult the Nevada DMV new-resident guide. Confirm your own deadlines and any exemptions directly with the agency.
Compare homes using your budget, accessibility needs, desired features and travel routes. Evaluate the particular property and surroundings using your own priorities; a neighborhood label does not establish its suitability.
Ask a lender for terms based on your circumstances and the property. Obtain the parcel tax record, insurance quotes, association charges and other recurring costs; a community-wide estimate cannot establish your payment or approval.
Discuss services, compensation, communication and touring arrangements with the agent. Confirm the details in the applicable agreement before relying on a promised service or access to a property.
Check school assignments with the district for the enrollment year and ask about separate program applications. Review parcel-specific flood, wildfire, utility, zoning and intended-use questions with the relevant agencies and service providers.
Discuss price, deposit, contingencies and the proposed schedule with your agent and lender. The signed contract determines the transaction deadlines; market averages do not promise when an offer will be accepted or a purchase will close.
Arrange appropriate inspections and review disclosures, title information, association documents and financing conditions. Investigate unresolved findings with the relevant specialist before the contractual decision deadlines.
Verify which utilities serve the address, what deposits or appointments are required, and when service can begin. Coordinate access and the moving date with the agreed possession terms and any building or association requirements.
Confirm completion and possession with the closing parties before arranging access. Consult the Nevada DMV's current new-resident guide for license, registration, documentation and exemption requirements that apply to you.
ECONOMY & JOBS
Regency at Summerlin runs on retirement income — residents are largely retired executives and professionals with average household income above $120,000. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro remains strong for those still working; Summerlin Hospital Medical Center and major corporate campuses sit within ten minutes.
Sources: U.S. Bureau of Labor Statistics, Howard Hughes Corporation. Last updated June 2026.
COMMUNITY COMPARISON
Regency at Summerlin, Trilogy at Summerlin, Sun City Summerlin, and Henderson 55+ communities each serve a different budget and lifestyle — this side-by-side covers price range, builder, guard-gating, community size, private clubhouse, and drive time to the Strip, updated June 2026. Sources: LVR, the U.S. Census, and Howard Hughes Corporation.
| Metric | Regency at Summerlin | Trilogy at Summerlin | Sun City Summerlin | Henderson (55+) |
|---|---|---|---|---|
| Price Range | $500K–$800K+ | From $500K | From $300K | From $350K+ |
| Builder | Toll Brothers (single) | Shea Homes | Del Webb / Pulte | Various |
| Guard-Gated | Yes — 24/7 staffed | Yes — 24/7 staffed | No (HOA-monitored) | Select communities |
| Community Size | 400+ homes | 1,200+ homes | 7,200+ homes | Varies |
| Age Restriction | 55+ HOPA | 55+ HOPA | 55+ HOPA | Select communities |
| Private Clubhouse | Yes — full resort amenities | Yes — resort clubhouse | Yes — 3 clubhouses | Varies |
| Golf Onsite | None (TPC 10 min) | None (TPC 10 min) | 3 courses onsite | Select communities |
| Summerlin Master Plan | Yes — Howard Hughes | Yes — Howard Hughes | Yes — Howard Hughes | No |
| Drive to Strip | ~20 min | ~20 min | ~25 min | ~30 min |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts, Howard Hughes Corporation. Community size and amenity data per plan records. 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
Summerlin South sits at the western end of the valley arterial grid — W Charleston Blvd and the 215 Beltway connect the gate to every valley destination. Las Vegas mean commutes run about 25 minutes per U.S. Census ACS data, and most Regency destinations beat that; retired residents find daily driving short and uncomplicated.
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
Most Regency purchases close in 30–45 days through a Nevada escrow company. Cash offers — common among retirement buyers — close in 7–14 days. Budget an extra week for HOA document review and HOPA age-verification on every transaction; order the resale package on day one so compliance processing doesn't compress your inspection window.
Quick Answer
Most Regency buyers put down 10%–20%. Conventional financing applies across Villa and Loft collection homes — on a $640,000 home, plan $64,000 (10%) to $128,000 (20%). VA loans allow 0% for eligible veterans (the age restriction applies to occupancy, not buyer eligibility). Jumbo financing kicks in on Avanti-collection homes above the conforming limit; lenders want 20–25% down plus reserves. Confirm HOPA age-qualification and lender acceptance of the governing documents before you submit your pre-approval.
Regency at Summerlin FAQ — 18 Answers
At least one resident per home must be 55 or older — Regency is HOPA-qualified age-restricted housing, and permanent residents under 19 are not permitted. The restriction covers permanent occupancy, not guests. Review the association's age-verification rules in the resale package before you offer; our team requests it on day one.
ZIP code 89135 carried a median list price of about $898,550 in September 2026 per Las Vegas REALTORS data — and Regency at Summerlin sits squarely in that range, with attached villas opening near $500,000 and Avanti-collection homes on mountain-view lots exceeding $800,000. All homes are single-story Toll Brothers builds from roughly 1,800 to 3,200 square feet, completed between 2015 and community build-out.
Yes — Regency is fully guard-gated with a 24-hour staffed entry gate and private streets serving its 400+ homes across roughly 120 acres. Gate staffing, security patrols, and the private clubhouse are funded through HOA fees of $250–$500 monthly. Showings require advance gate coordination; Nevada Real Estate Group arranges entry for every appointment, typically with same-day turnaround. Call (702) 637-1759 to schedule a tour.
Toll Brothers — America's luxury homebuilder — built every home in Regency starting in 2015, offering three collections: Avanti (2,600–3,200 sq ft), Loft (mid-range open plans), and Villa (attached, lowest-maintenance). Single-builder consistency keeps the desert-contemporary aesthetic cohesive and supports resale values. Ask our team for floor-plan comparisons across all three collections before your first showing.
The private clubhouse anchors the lifestyle: resort-style pool and spa, fitness center, movement studio, demonstration kitchen, card and game rooms, bocce ball court, putting green, outdoor fire-pit terraces, and community gardens. A full social calendar — fitness classes, cooking demonstrations, card tournaments, community events — runs year-round. Tour the clubhouse midweek to see the amenity load in motion before you commit.
HOA fees run $250–$500 per month, covering the 24-hour guard gate, clubhouse operations, pool and fitness maintenance, community landscaping, and the Summerlin master association (Howard Hughes) fee. For a guard-gated 55+ community with resort amenities in a premium master plan, the range is competitive. Request the full resale package — current dues, reserve study, and assessment history — in escrow per Nevada law.
Regency is the boutique luxury option: 400+ guard-gated Toll Brothers homes built 2015-onward with higher-end finishes at $500K–$800K+. Sun City Summerlin is Del Webb's original large-scale community with 7,200+ homes, three golf courses, and lower entry pricing from around $300K. Choose Regency for newer Toll Brothers construction, gated security, and smaller-community feel; choose Sun City for golf, scale, and value. We tour both regularly.
Nevada's effective property-tax rate runs roughly 0.5–0.7% of assessed 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 $898,550 Regency home that means approximately $3,200–$4,500 per year — a fraction of what comparable 55+ resort communities carry in California. Zero state income tax adds another five-figure annual benefit for retirees relocating from California.
Regency at Summerlin is in ZIP code 89135 in Summerlin South, Las Vegas — about 5 minutes from Downtown Summerlin, 10 minutes from Red Rock Canyon, and 20 minutes from the Strip via Summerlin Parkway. The 89135 corridor also includes Trilogy at Summerlin and The Ridges. Search 89135 with our team to compare Regency against Trilogy at Summerlin, Heritage at Stonebridge, and Sun Colony at Siena.
Regency is zoned to top-rated Clark County School District campuses: John W. Bonner Elementary (9/10), Sig Rogich Middle School (10/10), and Palo Verde High School (8/10) per GreatSchools — some of the highest public-school ratings in the Las Vegas Valley. Most Regency residents are 55+ without school-age children, but the strong school zone supports home values and resale marketability across the 89135 corridor.
Nevada levies zero state income tax on Social Security benefits, pensions, investment income, or IRA distributions — income streams that dominate most retiree budgets. California's top rate reaches 13.3% per the Franchise Tax Board. A retired household drawing $120,000 annually saves roughly $8,000–$15,000 per year in state taxes alone by moving to Regency. Pair that with a 3% property-tax cap and the math makes Regency one of the most tax-efficient retirement addresses in the West.
Regency at Summerlin is built out — Toll Brothers completed the community and the current market is resale only. Buyers wanting brand-new 55+ active adult construction in Summerlin typically compare Heritage at Stonebridge (Taylor Morrison) or explore new phases in other Summerlin villages. Resale Regency homes are well-maintained, and single-builder consistency means finishes are predictable across the community. Call (702) 637-1759 for current resale availability.
The 89135 ZIP code moved at a median of about 36 days in September 2026 per Las Vegas REALTORS data. With 400+ homes and limited turnover (92% owner-occupied per community records), Regency listings appear infrequently. Desirable floor plans and mountain-view homesites trade quickly; well-priced villas in the $500K–$600K band draw multiple inquiries. Pre-approved buyers with gate-cleared tour access have a real advantage over the field.
Residents enter automatically with transponders or access codes. Guests must be called in by the homeowner or placed on a pre-approved visitor list; vendors follow the community's access policy. The gate is staffed 24 hours a day. For showings, your agent coordinates entry in advance — Nevada Real Estate Group handles gate clearance for every Regency appointment, typically with same-day turnaround. Never drive up unannounced and expect entry.
Yes — our team specializes in Summerlin 55+ communities and has represented buyers and sellers in Regency, Trilogy at Summerlin, Sun City Summerlin, and the broader 89135 corridor. We arrange gate-cleared showings, pull current resale packages and HOA budgets, and handle the HOPA age-verification checklist from day one. Call (702) 637-1759 or use the contact form below — we respond within the hour during business hours.
Most Regency at Summerlin buyers put down 10%–20%. Conventional financing applies across much of the price range — on a $898,550 home, plan $64,000 (10%) to $128,000 (20%). VA loans allow 0% for eligible veterans (the age restriction applies to occupancy, not buyer eligibility). Jumbo financing kicks in on Avanti-collection homes above the conforming limit; lenders want 20–25% down with reserves. Confirm HOPA compliance and association warrantability with your lender early in the process.
Most Regency purchases close in 30–45 days through a Nevada escrow company. Cash offers, common among retirement buyers, can close in 7–14 days. Add a week for HOA document review and HOPA age-verification processing on every transaction. The resale package — dues, reserves, HOPA compliance documentation, CC&Rs — is delivered within Nevada's statutory deadline; order it the day you go under contract so age-verification and budget review don't compress your inspection window.
Guard-gated 55+ communities in premier master-planned locations hold value well. Regency's combination of Toll Brothers construction quality, Summerlin's Howard Hughes master plan, and the HOPA designation creates a buyer pool that stays consistent even in soft markets — retirees relocating from California continue to drive demand in the 89135 corridor. The 3% property-tax cap and Nevada's zero income tax reduce carrying costs each year, compounding the ownership advantage over a 5–10 year retirement hold.
Updated September 2026
STILL HAVE QUESTIONS?
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PEOPLE ALSO ASK
These are the eight questions Regency at Summerlin buyers most commonly search on Google and ask AI assistants — covering HOPA age rules, HOA fees, guard-gate access, Toll Brothers collections, property taxes, and California-to-Nevada relocation math — each answered with specifics from Las Vegas REALTORS, Nevada Revised Statutes, and the community plan record.
Yes — Regency at Summerlin sits within the Howard Hughes Corporation Summerlin master plan in ZIP code 89135. Residents access 150+ miles of Summerlin trails, Downtown Summerlin five minutes away, and the master plan's championship golf and park network.
No — Regency is HOPA-qualified age-restricted housing: at least one resident per home must be 55 or older, and no permanent residents under 19 are permitted. The restriction applies to permanent occupancy, not guests. Review the age-verification requirements with our team during escrow.
Both are guard-gated 55+ communities in Summerlin ZIP 89135 with resort clubhouses and similar pricing from $500K. Regency is Toll Brothers — boutique at 400+ homes; Trilogy is Shea Homes — larger at 1,200+ homes. Buyers cross-shop them side by side; the floor plan and homesite you prefer usually makes the decision.
HOA fees run $250–$500 per month depending on collection — Villa collection on the lower end, Avanti on the higher. Fees cover the 24-hour guard gate, private clubhouse operations (pool, spa, fitness, bocce, putting green), community landscaping, and the Summerlin master association fee. Request the full resale package in escrow for exact figures.
No golf course inside Regency, but TPC Summerlin — a PGA Tour venue — sits about ten minutes away. Sun City Summerlin with three onsite courses is about fifteen minutes. Most Regency residents drive to course access rather than live on one, which is part of the lifestyle trade-off versus Sun City.
Resale prices run approximately $500,000 for Villa collection attached homes to $800,000+ for Avanti-collection homes on mountain-view sites per community plan records and LVR 89135 data as of September 2026. All homes are single-story Toll Brothers builds from 1,800 to 3,200 square feet. Call (702) 637-1759 for current active listings.
About 15 miles — plan approximately 20 minutes via Summerlin Parkway to I-15 southbound, depending on time of day. Harry Reid International Airport runs about 30 minutes via the 215 Beltway. Most Regency residents consider the distance from the Strip a feature, not a bug.
Three things: Toll Brothers quality (every home, single builder), the Howard Hughes / Summerlin master plan address (150+ trails, Downtown Summerlin five minutes), and the guard-gated boutique scale of 400+ homes. At $500K–$800K, Regency replaces $1.5M+ of comparable coastal 55+ resort living — and Nevada's zero income tax makes the carrying cost advantage permanent.
WHY NEVADA REAL ESTATE GROUP
9,600+ closed transactions and $4.85B+ in volume since 2011 — representing buyers and sellers in Regency at Summerlin, Trilogy at Summerlin, Sun City Summerlin, and Heritage at Stonebridge. Nevada's largest agent team, 9,061+ five-star reviews, gate-cleared Regency access, and direct Summerlin 55+ community knowledge: that's the foundation of the #1 ranking 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
Trilogy at Summerlin is five minutes away and also guard-gated 55+; Sun City Summerlin adds three golf courses at lower entry prices ten minutes out; Henderson 55+ communities are about 35 minutes southeast. Each card below pairs drive time from Regency with median price positioning and community size.
More Summerlin communities
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
Three Toll Brothers collections make up the 400+ home community, from attached villas to large Avanti floor plans. The entries below are indexed alphabetically, and our team can pull current listings, dues, and HOA documents for any collection on request.
KEEP LEARNING
These guides extend the research most Regency at Summerlin buyers do next — understanding the broader Summerlin market, the valley's housing landscape, and the buying process — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET GUIDE
The citywide playbook — pricing, inventory, rates, and where the valley's momentum actually is this year.
Read →COMMUNITY HUB
All Summerlin villages, 55+ communities, market data, and side-by-side comparisons in one place.
Read →CITY HUB
Citywide market data, every major Las Vegas community, and side-by-side comparisons in one place.
Read →NEIGHBORHOOD GUIDE
The valley ranked by buyer type — families, first-timers, luxury, retirees — before you tour.
Read →Sources & Methodology
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. Because Regency at Summerlin is 400+ homes in a 55+ restricted community, we present ZIP-area statistics (89135) as area benchmarks — never plan-only claims. Follow any link below to verify a figure.
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Updated: September 2026 · Next update: September 15