Nevada's #1 team for Sun City Anthem real estate. Search Henderson's premier 55-plus active-adult community — patio homes, golf-view estates, Del Webb resort amenities, and live MLS data.
MEDIAN LIST PRICE (ZIP AREA 89052/89044)
$689K
LVR / GLVAR via Repliers, as of September 13, 2026
HOMES IN THE COMMUNITY
7,219
Del Webb / community records
ESTABLISHED
1998
Del Webb / Pulte Homes
DAYS ON MARKET
31
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 12, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
Sun City Anthem is Henderson's 7,219-home Del Webb 55-plus community — established 1998, with a $688,950 ZIP-area median list price and 27-day pace per Las Vegas REALTORS. It sits within the City of Henderson, benefiting from full City of Henderson services, Nevada's zero state income tax, and the 3% property-tax cap that locks in predictable retirement budgets.
Last updated September 2026 · Sources: LVR, U.S. Census, City of Henderson
The Sun City Anthem ZIP area (89052/89044) carried 659 active listings in September 2026 according to Las Vegas REALTORS MLS data, spanning compact patio homes near $350,000 to premium golf-view single-family homes at $700,000. The newest listings appear below, refreshed daily, and every active home is searchable in our live MLS portal.
PRICE DISTRIBUTION
Median list price across the Sun City Anthem ZIP area (89052/89044) sits at $688,950 per Las Vegas REALTORS September 2026 MLS data, but the plan spans the full value range: compact patio homes from $350K to premium golf-view estates at $700K. The bands below show our modeled split of the area's 659 active listings.
The Sun City Anthem area's 659 active listings break down into multiple Del Webb village neighborhoods, two property types, and the price filters below — each link opens our live MLS search, with counts updated daily from Las Vegas REALTORS MLS data across ZIPs 89052 and 89044.
Sun City Anthem is divided into village neighborhoods built at different stages from 1998 through the mid-2000s, each with its own Del Webb models, view profiles, and HOA sub-association dues. The cards below link to the most relevant hub or live search so you can see current inventory and lifestyle fit.
Updated daily · 380 active listings · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by floor plan, view type, price, and village neighborhood — no spam, unsubscribe anytime. Golf-view and mountain-view homes in the most popular Del Webb models routinely go under contract within two to three weeks per Las Vegas REALTORS pace data; alert subscribers see them within hours of hitting the MLS, not after the open house.
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check CCSD school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
Sun City Anthem delivers Henderson's most complete active-adult lifestyle: 7,219 homes across a gated Del Webb master plan, two resort recreation centers, Anthem Golf & Country Club inside the footprint, and a 60-plus-club social calendar. City of Henderson services cover every street, and Nevada's zero state income tax keeps the retirement budget honest.
Sun City Anthem is Henderson's flagship Del Webb 55-plus community — built from 1998 through the mid-2000s, with a 47,000-square-foot Anthem Center clubhouse, Anthem Golf & Country Club, three pools, and one of the most active chartered-club cultures of any active-adult community in Nevada.
It fits age-55-or-older retirees seeking resort-caliber amenities, California retirees capturing Nevada's tax savings, golf-lifestyle buyers wanting a private course inside the plan, snowbirds wanting a lock-and-leave community with on-site management, and veteran retirees using VA benefits to purchase with zero down.
Mornings start at the Anthem Center fitness center or pool, midday brings a round at Anthem Golf, and evenings range from dining at the M Resort ten minutes south to one of the plan's sixty-plus chartered club events — all without leaving Henderson's safest zip codes.
Sun City Anthem sits in the southeast Henderson foothills, off Anthem Parkway between Eastern Avenue and the I-15 corridor. About ten miles south of the Strip, twenty minutes from Harry Reid International Airport, and ten minutes from St. Rose Dominican Hospital.
Quick Answer
By most active-retirement benchmarks, yes — Sun City Anthem is one of the strongest Del Webb communities in the Southwest. The plan combines Nevada's zero state income tax, Henderson's top safety ranking, resort-caliber amenities fully included in HOA dues, and a 7,219-home community large enough to sustain genuine social depth. The price range — $350K patio homes to $700K golf-view estates — keeps it accessible to California retirees capturing the West-Coast-to-Nevada equity-arbitrage trade. The honest trade-offs: the $180–$350 monthly HOA dues are higher than general Henderson master plans, golf club membership is separate from HOA, and the 55-plus age restriction is firm.
Source: City of Henderson
According to the U.S. Census Bureau QuickFacts for Henderson — the city that contains Sun City Anthem — the parent city holds 331,857 residents with a median household income of $88,654. Sun City Anthem itself is a HOPA-certified 55-plus community; its 7,219 homes house predominantly retired and semi-retired households from California, the Pacific Northwest, and the Midwest.
The Census does not break Sun City Anthem out as its own place, so the figures below are Henderson citywide — presented honestly as the statistical backdrop. Inside the plan, our closing data shows a blend of California equity relocators, veteran retirees using VA financing, snowbirds maintaining dual-state residences, and widows and widowers downsizing into patio homes.
Source: U.S. Census Bureau QuickFacts, Henderson city (Sun City Anthem is not separately tabulated) · Updated
POPULATION & GROWTH
Sun City Anthem itself is essentially built out — Del Webb completed the plan's approximately 7,219 homes by the mid-2000s — while its parent city compounds steadily: Henderson has added roughly 74,000 residents since 2010 per U.S. Census counts, and that citywide growth keeps demand pressure on Sun City Anthem's finite resale stock.
Inside the plan, growth means turnover, not expansion: 366 ZIP-area closings in the past 100 days show how actively the established stock trades. That is the investment logic of a built-out master plan — no new Del Webb supply can dilute it, while every new Nevada retiree relocator adds demand for the amenities, safety, and tax savings Sun City Anthem already owns.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate Sun City Anthem separately; projection reflects recent Henderson growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
Median sold price, days on market, and monthly closings for the Sun City Anthem ZIP area (89052/89044) from Las Vegas REALTORS MLS data. Scope honesty first: these two ZIPs are broader than the plan itself, and monthly points are indicative values anchored to the probed 100-day medians — read the level and the pace, not single-month wiggles.
Median Sold Price
$555K–$590K monthly band; $589K median over the last 100 days
vs September 2025
Source: Las Vegas REALTORS
Days on Market
25–33 day monthly range; 27 median over the last 100 days
vs September 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~110/mo recent pace — 366 ZIP-area closings in the past 100 days
vs September 2025
Source: Las Vegas REALTORS
The long view: Sun City Anthem's median sold price rose 84% between 2015 ($334,500) and 2022 ($616,000), across 8,626 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
ACTIVE RETIREMENT MARKET
Market Competitiveness
Sun City Anthem is a steady 55-plus resale market: 27 median days on market across 366 ZIP-area closings in the past hundred days per Las Vegas REALTORS. Golf-view and mountain-view Del Webb floor plans draw competing offers quickly, while original-finish homes without updates give buyers meaningful negotiating room.
Sun City Anthem fits buyers age 55 or older who want resort-caliber amenities, Nevada's retirement tax advantages, and a large active community. Homes range from $350K patio styles to $700K golf-view estates. Six buyer profiles below match retirement goals to the right village, followed by honest pros and trade-offs.
Ready to explore homes in Sun City Anthem? Our team knows every floor plan, view corridor, and village neighborhood in the plan.
Start Your Home SearchNeighborhood Comparison
A like-for-like comparison of Sun City Anthem's most-searched village neighborhoods — indicative price, dollars per square foot, days on market, and lifestyle fit — using ZIP-area listing data via Las Vegas REALTORS. Per-village figures are Nevada Real Estate Group-modeled slices of the two-ZIP market; use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Anthem Highlands | ~$660,000 | ~$295 | 28 | ~140 | Golf views · Premium models |
| Liberty Village | ~$570,000 | ~$270 | 27 | ~180 | Social clubs · Liberty Center |
| Anthem Summit | ~$620,000 | ~$285 | 27 | ~120 | Mountain views · Elevated lots |
| Garden Palms | ~$395,000 | ~$240 | 26 | ~95 | Patio homes · Lock-and-leave |
| Country Club Estates | ~$680,000 | ~$305 | 32 | ~65 | Private golf frontage |
| Cascade Hills | ~$540,000 | ~$268 | 27 | ~100 | Single-story · Desert views |
| Canyon Crest | ~$560,000 | ~$272 | 28 | ~85 | Established · City-light views |
Source: Las Vegas REALTORS MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89052/89044) — per-village medians are our modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Village Deep Dive
Submarket 1
The plan's most premium village — golf-frontage lots, elevated terrain, and the Pinnacle and Endeavor models that command the highest per-square-foot values inside Sun City Anthem. Golf-view homes carry a $50K–$150K premium over comparable non-view models.
Browse Anthem Highlands homes →Submarket 2
Built around the Liberty Center recreation hub — pool, fitness, and a packed social calendar. The moderate price point and strong inventory make it the most liquid village for buyers entering the plan.
Browse Liberty Village homes →Submarket 3
Elevated terrain delivers the mountain and desert valley views that distinguish this village from the plan's lower elevations. Popular with snowbirds who value the topographic drama for part-time living.
Browse Anthem Summit homes →Submarket 4
The plan's entry point — compact patio home floor plans with minimal exterior maintenance, HOA-maintained landscaping, and the same Anthem Center access as premium villages. First-time Sun City Anthem buyers start here.
Browse Garden Palms homes →Submarket 5
Direct Anthem Golf & Country Club fairway frontage — the community's most exclusive address. Thin inventory means patience is built into the purchase process, and view/fairway lot selection is a critical negotiating point.
Browse Country Club Estates homes →Submarket 6
Single-story Del Webb floor plans on gentle slopes with desert and city-light views — the practical choice for buyers who prioritize accessibility and views over golf-course proximity.
Browse Cascade Hills homes →Submarket 7
An established mid-plan village with city-light and desert views on its upper streets. Buyers find slightly more negotiating room here than in the golf-view villages while still capturing the Anthem Center amenities.
Browse Canyon Crest homes →Submarket 8
The amenity engine that makes Sun City Anthem the valley's premier 55-plus community: the 47,000-square-foot Anthem Center with pools, fitness, theater, and billiards; the Liberty Center with its own pool and social programming; and sixty-plus chartered clubs that run year-round. Owning anywhere in the plan gives full access — the same dues for a $350K patio home as a $700K golf-view estate.
Browse Anthem Center & Liberty Center Amenity Hub homes →STILL DECIDING?
BY ZIP CODE
Sun City Anthem spans ZIPs 89052 and 89044 — each broader than the plan itself. ZIP 89052 blends Sun City Anthem with Anthem West, Anthem East, and south Henderson neighborhoods; 89044 covers the community's southern edge near the I-15 corridor. The table below treats each ZIP as an area corridor.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89052 | South Henderson — Sun City Anthem, Anthem, Saint Rose corridor | $599,000 | ~$280 | 27 | ~570 | n/a* |
| 89044 | Sun City Anthem southern edge · I-15 Henderson corridor | ~$640K | ~$295 | 28 | ~89 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. The two ZIPs (89052/89044) together show a $615,000 combined area median across 659 actives — per-ZIP splits shown are modeled from active-listing review. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
New Construction
Sun City Anthem is fully built out — Del Webb / Pulte completed all 7,219 homes by the mid-2000s. Buyers seeking new 55-plus construction look to Trilogy by Shea Homes or Del Webb's newer Nevada communities. All-age new construction is available in Henderson master plans ten to fifteen minutes from the Sun City Anthem gates.
55-Plus Active Adult
The community developer — active in newer Nevada 55-plus communities
Family & Mid-Market
High-volume alternative for all-age new construction
Move-Up & Luxury
Luxury production near the Sun City Anthem corridor
First-Time & Family
Personalized new builds for all-age buyers nearby
Family
Value-oriented Henderson construction for all ages
Outdoor Recreation
Desert trails, resort pools, and championship golf — Sun City Anthem's outdoor life blends on-property resort amenities with quick access to the Mojave's signature landscapes. The City of Henderson maintains the greenways and parkway corridors connecting the plan to Henderson's broader trail network, while Lake Mead and Red Rock Canyon are within thirty to forty minutes.
IN-COMMUNITY
The plan's resort anchor — indoor and outdoor pools, a full fitness center, tennis and pickleball courts, billiards, and landscaped grounds maintained as a daily gathering hub.
IN-COMMUNITY
The Liberty Village neighborhood anchor — pool, fitness facilities, and a social event calendar that supplements the main Anthem Center.
IN-COMMUNITY
Keith Foster-designed private course with elevation changes and valley views — the centerpiece of golf-view home premiums throughout the plan.
IN-COMMUNITY
A connected network of walking and cycling paths threading the plan's neighborhoods — the daily movement option that makes car-free mornings realistic.
AT EDGE
The landscaped Anthem Parkway corridor links the community to neighboring parks and the broader Henderson trail grid heading north toward the St. Rose corridor.
10 MIN
One of the largest urban birding preserves in the Southwest — morning walking destination for residents who want quiet desert nature without driving far.
15 MIN
BLM-managed desert canyon with Hohokam petroglyphs and rugged hiking trails — a world-class natural escape fifteen minutes from the front gate.
30 MIN
America's first national recreation area — full boating, sandy coves, and desert hiking thirty minutes east via Lake Mead Parkway.
The Sun City Anthem Lifestyle
Three everyday moods within walking distance of the front door: a morning water-aerobics session at the Anthem Center, an afternoon round at Anthem Golf, and dinner at one of sixty chartered club social nights — with Henderson's safety record per the City of Henderson threading the whole plan together.
THIS WEEKEND'S OPEN HOUSES
Almost certainly — 659 active ZIP-area listings mean most weekends bring open houses across every village, from Garden Palms patio homes to Anthem Highlands golf-view estates. Golf-view and mountain-view Del Webb models often go under contract before their second weekend. Browse listings, set alerts, or call (702) 637-1759 and we'll build your tour route.
Build a budget around the particular home and your circumstances. Obtain current financing terms, property records and service quotes before comparing the cost of a move. A community average cannot establish your tax bill, insurance premium, association charges or savings.
Ask a tax adviser to review income sources, residency dates and any continuing connections to another state. California-source income can remain taxable after a move; the Franchise Tax Board explains part-year and nonresident rules. A headline tax-rate comparison does not calculate your savings.
Get the exact parcel's current tax bill and assessment record from its county. Confirm the property's abatement status and any effect of new construction, a change in use or your circumstances with the assessor. Do not apply a community-wide percentage to a purchase price or assume a tax cap is automatic.
Use lender estimates, insurance quotes, association documents and utility information for the exact address. Include maintenance, moving expenses and any special assessments in the comparison. Renting and buying involve different costs and obligations; future equity or resale gains are not assured.
Check school assignments for the enrollment year and ask about choice-program applications. Investigate parcel-specific hazards and permitted uses with the responsible agencies. Review travel routes and the features that matter to you instead of relying on a broad safety score or a neighborhood recommendation based on household type.
Discuss the homes, budget and timing you want to evaluate with the team.
Explore relocation planningRELOCATION TIMELINE
Plan the purchase and move around your circumstances and the property's verified requirements. Coordinate the transaction, possession and moving arrangements with the relevant parties. For license and vehicle questions, consult the Nevada DMV new-resident guide. Confirm your own deadlines and any exemptions directly with the agency.
Compare homes using your budget, accessibility needs, desired features and travel routes. Evaluate the particular property and surroundings using your own priorities; a neighborhood label does not establish its suitability.
Ask a lender for terms based on your circumstances and the property. Obtain the parcel tax record, insurance quotes, association charges and other recurring costs; a community-wide estimate cannot establish your payment or approval.
Discuss services, compensation, communication and touring arrangements with the agent. Confirm the details in the applicable agreement before relying on a promised service or access to a property.
Check school assignments with the district for the enrollment year and ask about separate program applications. Review parcel-specific flood, wildfire, utility, zoning and intended-use questions with the relevant agencies and service providers.
Discuss price, deposit, contingencies and the proposed schedule with your agent and lender. The signed contract determines the transaction deadlines; market averages do not promise when an offer will be accepted or a purchase will close.
Arrange appropriate inspections and review disclosures, title information, association documents and financing conditions. Investigate unresolved findings with the relevant specialist before the contractual decision deadlines.
Verify which utilities serve the address, what deposits or appointments are required, and when service can begin. Coordinate access and the moving date with the agreed possession terms and any building or association requirements.
Confirm completion and possession with the closing parties before arranging access. Consult the Nevada DMV's current new-resident guide for license, registration, documentation and exemption requirements that apply to you.
ECONOMY & JOBS
Sun City Anthem's economy rests on retirement income, healthcare, and the broader Henderson employment base. According to the U.S. Bureau of Labor Statistics, metro employment remains historically strong. St. Rose Dominican Hospital, the M Resort corridor, and the plan's own HOA management operation anchor local jobs in and around the community.
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
Weighing Sun City Anthem against nearby Henderson addresses? This June 2026 side-by-side covers the metrics buyers ask about most. Sun City Anthem leads on resort amenities, 55-plus depth, and private golf; neighboring Anthem is all-age at similar pricing. Sources: LVR, the U.S. Census, and FBI UCR.
| Metric | Sun City Anthem | Anthem | Henderson | Green Valley |
|---|---|---|---|---|
| Median List Price | $615,000 (ZIP area) | $699K (ZIP area) | $548K | $534,900 (ZIP area) |
| Active Listings | 659 (ZIP area) | 342 (89052) | 2,460 | 719 (ZIP area) |
| Days on Market | 27 | 27 | 21 | 27 |
| Age Restriction | 55+ HOPA | None | None | None |
| Homes in Plan | 7,219 | ~4,000 | Citywide | 35,000+ |
| Golf | Private (Anthem G&CC) | None in-plan | Various nearby | Legacy GC (public) |
| Recreation Centers | Anthem Center + Liberty Center | Anthem Hills Park | City parks | Discovery + Paseo Verde |
| Established | 1998 (Del Webb) | 2000 | 1953 (incorporated) | 1978 |
| Best For | 55-plus resort · Golf · Retirement tax savings | Families · All-age · New schools | All buyers · Variety · City services | Schools · Maturity · Value ladder |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Sun City Anthem income and crime figures are Henderson citywide — the Census and FBI do not tabulate the community separately. Last updated June 2026.
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
Anthem Parkway connects the community to Eastern Avenue and the I-15 in about five minutes, and I-215 is ten minutes north — putting Harry Reid International Airport about twenty minutes away. Mean Henderson commutes run near 25 minutes per U.S. Census ACS data, shorter than the coastal-metro averages most relocators leave behind.
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
Most Sun City Anthem purchases close in 30 to 45 days from accepted offer — Nevada uses escrow companies, not attorneys. Cash deals close in 7–14 days. All buyers must budget a few extra days for HOA resale-package delivery, and the association may require a formal transfer interview before funding.
Quick Answer
Most Sun City Anthem buyers put down 10% to 25%. Conventional loans work across the full price range, VA loans are popular with veteran retirees and require zero down payment, and jumbo financing enters for homes above the conforming limit. On the $615,000 ZIP-area median, plan roughly $61,500 (10%) to $153,750 (25%); patio homes near $350,000 need as little as $10,500 with FHA. All buyers must still comply with HOPA age-restriction requirements — financing type does not exempt any household from the 55-plus rule.
Sun City Anthem FAQ — 18 Answers
Across the Sun City Anthem ZIP area — 89052 and 89044 — the median list price is about $688,950 per Las Vegas REALTORS, with a $589,000 closed median over the past hundred days. Inside the plan, pricing runs from resale patio homes near $350,000 through premium golf-view single-family homes priced to $700,000, depending on the model, lot, and renovation level.
Del Webb built Sun City Anthem across more than forty distinct floor plans from 1998 through the mid-2000s. The most sought-after resale models include the Pinnacle (2,700+ sq ft, open-great-room, desert views), the Endeavor (4-bedroom flexibility), the Expedition (single-story, 2,200 sq ft, popular with couples), and the compact Reflection patio homes from the low $350Ks. Views — golf, mountain, or city lights — move prices as much as square footage does.
Sun City Anthem is a 55+ active-adult community under the federal Housing for Older Persons Act (HOPA). At least one resident in each home must be 55 or older, and no permanent resident may be under 18. Guests typically may stay up to 30–60 days per year under the community's CC&Rs — verify the current rule in the resale package, as guest policies are association-enforced, not just federal law.
Sun City Anthem HOA dues run approximately $180–$350 per month in 2026, depending on the specific neighborhood and lot within the master plan. Dues cover the Anthem Center's resort amenities — two recreation centers, three pools, tennis and pickleball courts, fitness facilities, and a 47,000-square-foot main clubhouse — plus common-area landscaping and community maintenance. Always pull the full resale package, including reserve study and any pending special assessments, before writing an offer.
Homes sold across the Sun City Anthem ZIP area over the past hundred days took a median of about 31 days from list to accepted offer, per Las Vegas REALTORS MLS statistics — and 366 homes closed in that window, so the figure rests on a deep sample. Golf-view and mountain-view homes in the most popular models routinely go under contract within two to three weeks; dated original finishes without a renovation premium sit longer.
Sun City Anthem is built around two Del Webb recreation centers: the Anthem Center (the main 47,000-sq-ft clubhouse) and the Liberty Center. Combined, they deliver three pools, a full fitness facility, tennis and pickleball courts, a golf simulation room, billiards, art and ceramics studios, a theater, multiple dining venues, and a calendar of 60+ chartered clubs and groups. The Liberty Center anchors the Liberty Village neighborhood. Both are included in HOA dues — no separate memberships required.
Yes — Anthem Golf & Country Club sits inside the plan's footprint. The private club's 18-hole championship course, designed by Keith Foster, is known for elevation changes and valley views unusual in the Las Vegas basin. Club membership is separate from HOA dues and includes dining and social programs; the club operates independently of the Sun City Anthem HOA. Some homes border the fairways and command meaningful view premiums on the resale market.
By most active-retirement benchmarks, yes. The plan pairs Del Webb's resort-caliber amenities, Nevada's zero state income tax, and Henderson's top-ranked safety with a 7,219-home community large enough to sustain 60+ clubs and a full social calendar. The $350K–$700K price range makes it attainable for California retirees cashing out coastal real estate, and the Clark County Assessor's 3% property-tax cap under Nevada Revised Statutes 361.471 keeps long-run carrying costs predictable.
Property taxes are low by national standards. Nevada's effective rate runs roughly 0.5–0.7% of a home's value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $688,950 purchase, plan around $3,700–$4,300 per year. Long-held Sun City Anthem homes often carry abated tax bills — verify the post-sale reset with the Clark County Assessor before finalizing your budget.
Lower than most West Coast retirement markets. Nevada's zero state income tax and a roughly 0.5–0.7% effective property-tax rate (with a 3% annual cap) are the headline advantages. Day-to-day costs — groceries, utilities, healthcare, fuel — track the rest of Clark County. St. Rose Dominican Hospital is about ten minutes away, the M Resort, Sam's Town, and Henderson's restaurant corridor cover dining, and the plan's resort amenities replace expensive club memberships found elsewhere.
St. Rose Dominican Hospital's Siena Campus is approximately ten minutes north on St. Rose Parkway — Henderson's primary full-service medical center, with cardiology, orthopedics, and oncology. Sunrise Hospital and Medical Center is about twenty minutes via the I-215, and the VA Southern Nevada Healthcare System campus is under thirty minutes for eligible veterans. Numerous specialist medical offices, imaging centers, and outpatient surgery facilities cluster along the St. Rose Parkway and Eastern Avenue corridors near the plan.
Yes. Sun City Anthem is served by the Henderson Police Department, and Henderson consistently ranks among the safest large cities in the United States in comparisons built on FBI Uniform Crime Reporting data. The plan's gated entry on most access roads, the active-adult ownership profile, and Henderson's well-funded public-safety infrastructure combine to produce a security profile well below the national suburban average. Typical incidents are property matters — vehicle break-ins on perimeter access — rather than violent crime.
Very manageable. The M Resort and I-15 are about ten minutes south; St. Rose Parkway carries residents north to I-215 in roughly five minutes, putting Harry Reid International Airport about twenty minutes away and the Strip about twenty-five. For retirees, the commute question usually means medical appointments and airport runs — both well-served by Henderson's freeway grid. Rideshare pickups run fast; the RTC handles supplemental transit needs.
Only in limited circumstances. Because Sun City Anthem is a federally designated 55-plus community under HOPA, at least one resident per home must be 55 or older and no permanent resident may be under 18. A buyer under 55 could technically purchase for investment or as a primary residence if they meet the occupancy rules, but they cannot live there as the sole occupant under 55. Verify the current CC&R occupancy requirements with the association directly before any offer.
Four things move real money here. First, verify the age-restriction compliance for your household before you tour — there are no exceptions for family caregivers. Second, pull the full HOA resale package: dues, reserve-fund health, pending special assessments, and CC&Rs. Third, budget the post-sale property-tax reset — long-held homes re-assess at current value after sale. Fourth, model views and floor plan together: golf-view and mountain-view lots carry genuine premiums, and the forty-plus Del Webb models differ meaningfully in layout.
Most Sun City Anthem buyers put down 10% to 25%. Conventional loans work across the full price range, VA loans are popular with veteran retirees and require zero down payment, and jumbo financing enters for homes above the conforming limit. On the $688,950 ZIP-area median, plan roughly $61,500 (10%) to $153,750 (25%); patio homes near $350,000 need as little as $10,500 down with FHA, though the 55-plus age rule means every buyer's household profile must comply with HOPA before committing to a loan.
Most Sun City Anthem purchases close in 30 to 45 days from accepted offer — Nevada closes through escrow companies, not attorneys. Cash purchases can close in 7–14 days. Financed buyers should add time for appraisal scheduling, and all buyers in a Sun City Anthem HOA must allow a few additional days for resale-package delivery from the association. The HOA may also require a transfer interview; confirm that requirement with the association before making a timeline commitment.
Yes, but the community's CC&Rs restrict rentals to residents 55 or older — standard for HOPA-qualified 55-plus communities. Short-term rentals are not permitted under the CC&Rs and are also tightly regulated by the City of Henderson. Investors typically buy for long-term lease to age-qualifying tenants, with single-family rents in the broader 89052/89044 ZIP area running roughly $2,200–$3,000 monthly depending on model and view. Always verify current CC&R rental rules in the resale package before underwriting any income strategy.
Updated September 2026
STILL HAVE QUESTIONS?
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PEOPLE ALSO ASK
These are the eight queries Sun City Anthem buyers actually type into Google and AI assistants — answered specifically with details you can verify: community facts from the City of Henderson, prices from Las Vegas REALTORS, and age-restriction law from the federal Housing for Older Persons Act.
No — they are distinct communities in the same south Henderson area. Sun City Anthem is a Del Webb 55-plus age-restricted plan with 7,219 homes built from 1998. "Anthem" typically refers to the broader all-age Anthem master plan (Anthem West, Anthem East, Anthem Village) developed by Del Webb and Pulte in the same corridor without age restrictions.
Sun City Anthem spans primarily ZIP codes 89052 and 89044. The 89052 ZIP is broader and includes neighboring Anthem communities and south Henderson neighborhoods; 89044 covers the community's more isolated southern portion near the I-15 Henderson corridor. Active-listing statistics at ZIP level are labeled as area figures on this page.
Henderson. Sun City Anthem is a master-planned community inside the City of Henderson, with Henderson police, fire, water, and city services. Mailing addresses say Henderson, NV — "Sun City Anthem" is the community name, not a separate municipality.
Del Webb built Sun City Anthem from 1998 through approximately 2006 — homes are now roughly 20–28 years old. This age range means roofs, HVAC systems, water heaters, and cosmetic finishes are active budget items in most purchase transactions. Budget $15,000–$40,000 for updates on a non-renovated original depending on the floor plan and size.
Yes — three community pools plus pool-adjacent spa and recreation facilities at the Anthem Center (main clubhouse) and Liberty Center. Both centers are included in HOA dues with no separate usage fee. The Anthem Center pool complex is among the most elaborate resort-pool setups in any Henderson master-planned community.
Yes, with limits. Federal HOPA regulations permit guests to stay up to the number of days specified in the community's CC&Rs — typically 30 to 60 days per calendar year per the association's rules. Grandchildren cannot be permanent residents. Verify the current guest-stay policy in the Sun City Anthem resale package before closing.
About 15 miles — plan roughly 25 minutes via the I-15 north depending on time of day. Harry Reid International Airport is closer: approximately 20 minutes via I-15 north or the I-215 connection. The M Resort on the I-15 corridor is about ten minutes south — a popular dining and entertainment alternative that avoids Strip traffic entirely.
The fundamentals are solid for long-term holds: a built-out plan with no new Del Webb supply, strong amenity infrastructure that keeps demand from age-qualifying buyers steady, Nevada's zero income tax and 3% property-tax cap protecting returns, and 366 ZIP-area closings in the past 100 days proving resale liquidity. Short-term rental is prohibited by CC&Rs, so investment math requires long-term, age-qualifying tenancy.
WHY NEVADA REAL ESTATE GROUP
Direct builder relationships, the largest agent team in the Valley, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented buyers and sellers across Henderson's master plans — including Sun City Anthem's village neighborhoods, floor-plan tier negotiations, and golf-view premium transactions. That depth ranks the team #1 in Nevada.
WORK WITH THE BEST
Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
Compare Sun City Anthem with neighboring Henderson master plans and 55-plus alternatives. Each card pairs the commute time with price positioning, so you can judge whether trading Sun City Anthem's resort amenities and age-restriction for all-age living or a different 55-plus plan actually buys you more value for the money.
More Henderson communities
Shopping the whole city? Browse all Henderson homes for sale — live MLS listings updated daily.
A–Z INDEX
Sun City Anthem's 7,219 homes are organized into multiple Del Webb village neighborhoods built in stages from 1998 through the mid-2000s. Dedicated village pages are rolling out — the entries below are indexed alphabetically for orientation, and our team can pull current listings, dues, and floor-plan data for any village on request.
KEEP LEARNING
These guides extend the research most Sun City Anthem buyers do next — understanding the broader Henderson market, comparing master plans, and tracking valley-wide pricing — each written by our team from the same MLS data and primary sources used throughout this page.
GUIDE
The parent-city playbook — neighborhoods, schools, taxes, and the offer-to-close process across Henderson.
Read →MARKET UPDATE
Valley-wide pricing, inventory, and rate context — the macro backdrop behind Sun City Anthem ZIP-area numbers.
Read →MARKET HUB
Citywide market data, every Henderson master plan, and side-by-side comparisons in one place.
Read →MARKET REPORT
Median prices, inventory, days on market, and sale-to-list trends for Henderson.
Read →Sources & Methodology
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. One honesty note: the MLS reports at ZIP level, and ZIPs 89052/89044 are broader than the Sun City Anthem plan — so area statistics are labeled as such, and per-village figures are modeled estimates. Follow any link to verify a figure.
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