Nevada's #1 team for Sun Colony at Siena real estate. Search guard-gated 55+ luxury single-story homes with golf-course views in Summerlin South ZIP 89135.
SUN COLONY PRICE RANGE
$700K–$1.3M+
NREG community analysis, September 2026
SIENA COMMUNITY HOMES
1,200+
Siena community plan record
AGE QUALIFICATION (HOPA)
55+
Siena CC&Rs / federal HOPA
DAYS ON MARKET (ZIP 89135)
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
Sun Colony at Siena is the most upscale section of Siena in Summerlin South (ZIP 89135) — a HOPA 55+ enclave with a secondary guard gate, single-story luxury homes from 2,200 to 3,200+ SF, golf frontage, and prices from $700,000 to $1.3 million-plus, per Las Vegas REALTORS MLS data and U.S. Census demographics. Five things to know before you tour.
Last updated September 2026 · Sources: LVR, U.S. Census, City of Las Vegas
ZIP code 89135 — the Summerlin South corridor that includes Sun Colony at Siena — is actively tracked by Las Vegas REALTORS MLS data. Sun Colony homes range from $700,000 to $1.3 million-plus, with golf-frontage positions commanding the top of that band. The newest area listings appear below, refreshed daily from the live Las Vegas MLS.
PRICE DISTRIBUTION
Across ZIP code 89135 (Summerlin South), the luxury tier dominates — the median list price is near $898,550 per Las Vegas REALTORS MLS data, with a meaningful concentration above $700,000 where Sun Colony at Siena competes. The bands below map where competition concentrates inside this ZIP.
Sun Colony at Siena is part of the broader Siena master plan in ZIP 89135. Every active listing in the area is searchable in our live Las Vegas MLS portal, refreshed daily from Las Vegas REALTORS MLS data. Use the filters below to narrow by price, floor plan size, or lifestyle need.
Siena is divided into four sub-sections, with Sun Colony at Siena commanding the highest prices and largest floor plans. Each card below pairs the section character with current price positioning — counts reflect ZIP-area actives, not section-only inventory.
Updated daily · 314 active listings · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by price, floor plan size, golf frontage, and view orientation — no spam, unsubscribe anytime. With a small number of Sun Colony homes trading each year, the right golf-frontage home may appear once or twice a season; alert subscribers see it within hours of MLS entry.
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 Sun Colony at Siena means dual staffed guard gates, single-story luxury homes on Siena Golf Club fairways, and a 30,000 SF clubhouse five minutes from Downtown Summerlin. City services are provided by the City of Las Vegas, with Red Rock Canyon twelve minutes west and Summerlin Hospital ten minutes away.
Sun Colony is known for being the most upscale sub-section of the Siena master plan: the largest single-story floor plans in Siena (2,200–3,200+ SF), its own secondary guard gate, golf-course frontage on the Siena Golf Club, and full access to the 30,000 SF Siena Clubhouse — all in a HOPA-qualified 55+ community.
Retirees and active adults aged 55+ who want guard-gated luxury living, single-story floor plans, golf-course views, a vibrant social clubhouse, and Nevada's zero state income tax. California relocators trading coastal taxes for Summerlin South access are the most consistent buyer profile.
Morning walks through tree-lined Sun Colony streets or a tee time on the Siena Golf Club, afternoons at the Siena Clubhouse — pickleball, fitness, or an art class — and evenings five minutes away at Downtown Summerlin shopping and dining.
Sun Colony at Siena sits within the Siena master plan in Summerlin South (ZIP 89135), in the southwest Las Vegas Valley near the intersection of West Charleston Boulevard and Town Center Drive. Roughly 15 miles from the Strip and 12 miles from Red Rock Canyon.
Quick Answer
Yes — if guard-gated luxury, golf access, and Nevada's zero state income tax top your retirement checklist. Sun Colony pairs the most upscale floor plans in Siena (2,200–3,200+ SF, single-story) behind two staffed guard gates with a 30,000 SF clubhouse five minutes from Downtown Summerlin and Red Rock Canyon twelve minutes west. The trade-offs are real — $700K+ entry, $200–$450+/mo HOA dues, and HOPA age compliance — but for retirees who want the Summerlin address with maximum privacy and lifestyle amenities, few 55+ communities in Nevada compete.
Source: City of Las Vegas
According to the U.S. Census Bureau QuickFacts, Las Vegas holds 656,274 residents, median age 37, median household income $66,820. Inside Siena's gates the profile inverts sharply: community records show a median age near 68, average household income above $125,000, and a 95% homeownership rate among roughly 2,000 residents.
The Census does not break the Sun Colony enclave out separately, so citywide figures serve as the statistical backdrop — presented honestly as exactly that. Within the gates, our transaction data shows a mix of California relocators trading coastal taxes for Nevada's zero, downsizing professionals from Summerlin's all-ages communities, and longtime Las Vegas residents choosing the active-adult lifestyle for the first time.
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (Sun Colony is not separately tabulated) · Updated
POPULATION & GROWTH
Sun Colony itself is finished — a permanent number of homes within Siena's 270 acres, with no land left to add supply. Its parent metro keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and ZIP 89135 remains one of the most in-demand luxury ZIP codes in the valley, supporting consistent resale demand for Sun Colony's limited inventory.
Inside the gates, supply is permanently capped — Siena's 270-acre footprint and HOPA designation mean resale is the only path to ownership, which is the scarcity argument for Sun Colony. Turnover is thin by design: a 95% owner-occupancy rate and a retired buyer profile mean most residents stay for a decade or longer before selling.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate Sun Colony separately; projection reflects recent Las Vegas growth rates. 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 Sun Colony trades against. ZIP 89135 (Summerlin South) carries some of the valley's strongest luxury demand, with median list prices near $900,000 at the Sun Colony tier and roughly 40 median days on market.
Median List Price
~$900,000 at the Sun Colony tier in ZIP 89135, June 2026
Source: Las Vegas REALTORS
Days on Market
~40 median days across ZIP 89135; golf-frontage positions move faster
vs September 2025
Source: Las Vegas REALTORS
Closed Sales
Limited monthly volume — 55+ guard-gated resale market, not a high-turnover ZIP
vs September 2025
Source: Las Vegas REALTORS
The long view: Sun Colony at Siena'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.
LUXURY 55+ INVENTORY
Market Competitiveness
Sun Colony is a patient-seller, selective-buyer market. HOPA qualification narrows the buyer pool to 55+ households, dual gates mean every showing requires coordination, and the luxury price tier ($700K–$1.3M+) further limits the active buyer pool. Well-priced golf-frontage homes sell in 30–45 days; interior lots or overpriced positions can sit 60–90 days before price discovery.
Sun Colony at Siena is purpose-built for one buyer profile: active adults aged 55+ who want the largest single-story luxury floor plans in Siena, golf-course views, dual guard gates, and Nevada's best-in-class retiree tax environment. Six buyer types below, with honest pros and trade-offs.
Ready to explore homes in Sun Colony at Siena? Our team knows every Sun Colony floor plan, golf-frontage lot, and HOPA compliance requirement.
Start Your Home SearchSiena Sub-Section Comparison
A side-by-side of the four Siena sub-sections — entry pricing, floor plan size, and who each suits — drawn from the Siena community plan record and active-listing data via Las Vegas REALTORS. Sun Colony is consistently the most upscale address within the Siena gates.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Sun Colony at Siena | From $700K–$1.3M+ | n/a* | n/a* | n/a* | Premium 55+ · Dual gates · Golf views |
| Siena Grand | From $550K | n/a* | n/a* | n/a* | 55+ · Spacious · Value vs. Sun Colony |
| Siena Classic | From $400K | n/a* | n/a* | n/a* | 55+ · Established · Entry price |
| Siena Patio Homes | From $400K | n/a* | n/a* | n/a* | 55+ · Lock & Leave · Minimal maintenance |
| Regency at Summerlin (nearby) | From $500K | n/a* | n/a* | n/a* | 55+ · New Construction · Toll Brothers |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-section $/SF and DOM are intentionally omitted — sub-section samples are too small to be statistically meaningful. ZIP 89135 benchmark used for area context.
Sub-Section Deep Dive
Submarket 1
The most upscale Siena sub-section: 2,200–3,200+ SF single-story homes, secondary guard gate, Siena Golf Club frontage, and the highest prices in the community. Built as the final Shea Homes phase.
Browse Sun Colony at Siena homes →Submarket 2
Larger floor plans (2,000–2,800 SF) at a lower price than Sun Colony — popular with buyers who want space without the golf-frontage premium and the secondary gate.
Browse Siena Grand homes →Submarket 3
The original Siena neighborhoods with the most mature landscaping and established community character. Floor plans from 1,500–2,500 SF — the entry point to the Siena lifestyle.
Browse Siena Classic homes →Submarket 4
Smaller patio homes ideal for snowbirds and lock-and-leave buyers who want Siena amenity access with minimal square footage and the lowest HOA-maintenance footprint.
Browse Siena Patio Homes homes →Submarket 5
The closest alternative to Sun Colony: a Toll Brothers guard-gated 55+ community in Summerlin South with newer architecture, a dedicated club facility, and new-construction options.
Browse Regency at Summerlin (nearby) homes →Submarket 6
The pinnacle of 55+ guard-gated living in Summerlin South: dual staffed gates, Siena Golf Club fairway-frontage lots, 2,200–3,200+ SF single-story luxury homes, and full access to the 30,000 SF Siena Clubhouse — all in Nevada's zero-income-tax retirement environment.
Browse Sun Colony at Siena — Golf & Gate Lifestyle homes →STILL DECIDING?
BY ZIP CODE
ZIP 89135 is Summerlin South — a premium corridor that includes Sun Colony at Siena, the broader Siena community, Regency at Summerlin, The Ridges, and all-ages Summerlin South villages. The table below maps the sub-markets within the ZIP, from entry-level all-ages homes to guard-gated 55+ golf estates.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | Sun Colony at Siena — premium 55+ guard-gated golf homes | $700K–$1.3M+ | n/a* | varies by position | limited resale | n/a* |
| 89135 | Siena (all sections — 55+ guard-gated) | $400K–$900K | n/a* | ~40 (ZIP-area) | ~80 | n/a* |
| 89135 | Regency at Summerlin (55+ Toll Brothers new construction) | From $500K | n/a* | ~35 (ZIP-area) | ~18 | n/a* |
| 89135 | The Ridges (all-ages ultra-luxury guard-gated) | From $2M | n/a* | varies | limited | n/a* |
| 89135 | Summerlin South — all-ages villages (non-gated) | $450K–$900K | n/a* | ~35 | majority of ZIP | n/a* |
| 89135 | Full ZIP 89135 benchmark — Summerlin South combined | ~$900K list | — | ~40 | 130+ | n/a* |
Source: Las Vegas REALTORS MLS plus NREG corridor analysis. *Sub-section $/SF and year-over-year change are intentionally omitted: enclave-scale samples are too small to be meaningful. Boundaries per Clark County GIS.
New Construction
No production builder operates inside Sun Colony at Siena — Shea Homes built out the community and today's only path is resale. Buyers wanting new 55+ construction compare Regency at Summerlin by Toll Brothers (10 min west) or Trilogy at Summerlin by Shea Homes. Builder incentives change monthly — verify before you write.
55+ Active Adult · Luxury
Closest new-construction 55+ alternative to Sun Colony; dedicated club, newer finishes
55+ Active Adult
Same builder as Siena; Trilogy is the newer Shea 55+ community in Summerlin
55+ Active Adult · Value
Del Webb Sun City Summerlin is the largest 55+ option in the area; not guard-gated
Move-Up · Family
All-ages new construction for buyers cross-shopping Siena vs. non-age-restricted options
Family & Active Adult
Broadest new-build selection for buyers comparing age-restricted vs. all-ages communities
Outdoor Recreation
The Siena Golf Club on your doorstep, Red Rock Canyon twelve minutes west, and Downtown Summerlin five minutes east — Sun Colony's outdoor radius is exceptional for an active adult community. The City of Las Vegas maintains the surrounding trail and park network, all usable through 300 days of Las Vegas sunshine annually.
ADJACENT
The course immediately adjacent to Sun Colony — a semi-private 18-hole layout where Sun Colony residents have priority access and golf-frontage lots command a significant premium.
IN-COMMUNITY
The community's resort-caliber hub: indoor lap pool, outdoor resort pool, fitness center, tennis courts, pickleball courts, card rooms, art studios, and a packed organized social calendar.
IN-COMMUNITY
Serene desert-garden walking paths and open space inside the Siena gates — the daily morning walk destination for most Sun Colony residents.
12 MIN
The Bureau of Land Management's signature Mojave conservation area — the 13-mile scenic loop, world-class hiking, and rock climbing, twelve minutes from the Siena gates.
5 MIN
The west valley's premier shopping, dining, and entertainment hub — farmers markets, seasonal festivals, Las Vegas Ballpark, and medical offices five minutes east of the community.
15 MIN
Host of the Shriners Children's Open PGA Tour event — Sun Colony residents can access TPC Summerlin for daily-fee rounds and have the Strip's top golf course fifteen minutes away.
20 MIN
Two public courses plus a lighted short course — daily-fee golf without a club commitment, complementing the Siena Golf Club for residents who want additional course variety.
20 MIN
Desert trails, botanical gardens, and the Nevada State Museum at Las Vegas's historic water springs — a rewarding half-day excursion for active adults.
The Sun Colony at Siena Lifestyle
A morning tee time on the Siena Golf Club fairways, an afternoon pickleball match at the 30,000 SF Siena Clubhouse, and dinner five minutes away at Downtown Summerlin — Red Rock Canyon's 195,819 conservation acres per the Bureau of Land Management sit twelve minutes west when you want bigger adventure.
THIS WEEKEND'S OPEN HOUSES
Open houses in Sun Colony require advance coordination — dual guard gates verify every visitor before entry, so sellers show by private appointment rather than public open house. Set up instant alerts for the moment a Sun Colony home schedules a showing, or browse every active Siena-area listing now and let us arrange gate-cleared tours.
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 Colony runs on retirement and investment income, not commuter wages. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro maintains a historically strong labor market — but most Sun Colony residents are retired, with average household income above $125,000 per community records, drawn from pensions, IRA distributions, Social Security, and investment portfolios.
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
If you're weighing Sun Colony against the valley's other 55+ guard-gated addresses, this side-by-side covers the metrics buyers ask about most — entry price, gate type, clubhouse, and HOA — updated June 2026. Sources: Las Vegas REALTORS, the U.S. Census, and the Howard Hughes Corporation.
| Metric | Sun Colony at Siena | Regency at Summerlin | Sun City Summerlin | Las Vegas (all-ages) |
|---|---|---|---|---|
| Age Qualification | HOPA 55+ | HOPA 55+ | HOPA 55+ | None |
| Entry Price | ~$700K (Sun Colony) | ~$500K (Regency) | ~$300K (Sun City) | $350K+ (all-ages LV) |
| Guard-Gated | Dual gates (main + secondary) | Yes (1 gate) | No (access code only) | Select enclaves only |
| Golf Frontage | Siena Golf Club (adjacent) | Community course access | 2 on-site golf courses | Multiple area courses |
| Clubhouse (SF) | 30,000 SF Siena Clubhouse | Club Regency (dedicated) | 3 recreation centers | N/A |
| HOA (mo) | $200–$450+ (incl. clubhouse) | ~$250–$400+ | ~$175–$275 | Varies |
| New Construction | No — resale only | Yes — active Toll Brothers | No — built out | Moderate (all-ages) |
| Best For | Golf · Dual gates · Max floor plans | New construction · Modern design | Golf · Value · Scale | All ages · Price variety |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts, Howard Hughes Corporation. Community income and population figures are plan-record values; city demographics are Las Vegas citywide — the Census does not tabulate the enclave 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
Sun Colony sits at the heart of Summerlin South — West Charleston Boulevard, Town Center Drive, and the 215 Beltway are all minutes from the Siena gates. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Sun Colony destinations beat that handily.
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
Most Sun Colony purchases close in 30–45 days through Nevada escrow. Cash offers — common at the golf-frontage tier — close in 7–14 days. Jumbo buyers sometimes need extra appraisal time because Sun Colony comps are limited; order immediately after acceptance. HOA resale-package turnaround adds 5–7 days — factor this into your contingency timeline.
Quick Answer
Most Sun Colony buyers put down 20–25%. Homes at the entry tier (near $700K) may qualify for conventional financing with 10% down, but the majority of Sun Colony's price range falls into jumbo territory, where lenders typically require 20–25% down plus 6–12 months of liquid reserves. VA loans allow 0% for eligible veterans — HOPA communities have no special restriction on VA use beyond the age qualification. Have your lender fully approve the Sun Colony price tier, including a Siena HOA warrantability check, before you start touring.
Sun Colony at Siena FAQ — 18 Answers
Sun Colony at 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 qualification is recorded in the Siena CC&Rs and enforced by the HOA. Buyers purchasing for family members should confirm compliance before writing — violations can cloud title and trigger HOA enforcement.
The surrounding ZIP code 89135 carries a median list price near $898,550 across all Summerlin South listings per Las Vegas REALTORS MLS data. Inside Sun Colony at Siena specifically, single-story luxury homes range from roughly $700,000 to $1.3 million-plus depending on floor plan, golf-course frontage, mountain views, and recent renovation quality — commanding a meaningful premium over the broader Siena community.
Yes — doubly so. Residents pass through the main Siena guard gate (24-hour staffed entry with perimeter walls and roving patrols) and then a second interior gate exclusive to Sun Colony. This layered access makes Sun Colony the most private address within Siena and sets it apart from the broader 55+ Summerlin market, including the much larger Sun City Summerlin, which uses access-code entry only.
Siena HOA dues run approximately $200–$450 per month depending on section and floor plan; Sun Colony homes trend toward the upper end of the range, reflecting the secondary gate and premium common areas. Dues cover 24-hour guard-gate staffing, security patrols, front-yard landscaping maintenance, exterior painting on a scheduled rotation, and full Siena Clubhouse access. Request the full resale disclosure — dues, reserve study, assessment history — early in escrow.
Every Sun Colony home is single-story — the defining design principle of the entire Siena community. Floor plans in Sun Colony range from approximately 2,200 to 3,200+ square feet, the largest available in Siena. Typical features include open great-room layouts, 2–4 bedrooms, 2–3 bathrooms, gourmet kitchens, covered patios, 2–3-car garages, and desert-contemporary or Mediterranean architecture built by Shea Homes.
The 30,000-square-foot Siena Clubhouse at 10575 Siena Monte Ave is included in all Sun Colony HOA dues. Amenities include an indoor lap pool, outdoor resort pool, 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 — no separate membership fee required.
Yes — several Sun Colony lots front the Siena Golf Club, the semi-private 18-hole course immediately adjacent to the community. Golf-frontage positions command a premium of roughly $50,000–$150,000 above comparable non-view lots per NREG transaction data, with the best fairway and water-feature lots at the top of that range. Residents also have short drives to TPC Summerlin and Angel Park Golf Club inside the broader Summerlin corridor.
Property taxes are low by national standards. The Clark County effective rate runs roughly 0.5–0.7% of assessed value per the Clark County Assessor, and Nevada Revised Statutes 361.471 caps annual increases on a primary residence at 3%. On a $898,550 Sun Colony home, that translates to approximately $4,500–$6,300 per year — a fraction of what retirees pay on comparable gated homes in coastal California or the Pacific Northwest.
Nevada levies no personal state income tax — retirees pay zero on Social Security income, pension distributions, IRA withdrawals, capital gains, and investment income at the state level. California's top marginal rate is 13.3% per the California Franchise Tax Board; a Sun Colony retiree drawing $150,000 per year saves roughly $19,950 annually versus California. Combined with the 3% property-tax cap under NRS 361.471, Sun Colony's carrying costs are among the most retiree-favorable in the Southwest.
Both are guard-gated 55+ luxury communities in Summerlin ZIP 89135, but differ in vintage and character. Sun Colony at Siena offers mature landscaping, larger single-story floor plans, Siena Golf Club frontage, and the established Siena Clubhouse. Regency at Summerlin by Toll Brothers is newer construction (2015–present) with a dedicated club and more contemporary architecture starting in the $500Ks. Sun Colony buyers prioritize golf views and mature character; Regency buyers want new-build finish quality.
Sun Colony is well-suited for extended-absence ownership: the HOA covers front-yard landscaping and exterior painting on a scheduled rotation, so homes maintain their condition while owners are away. Sun Colony'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 Siena HOA — never underwrite vacation-rental income without reviewing the current city rules and the resale package first.
Sun Colony combines two staffed guard gates, roving interior security patrols, perimeter walls, and the broader Siena 1,200-home community where neighbors know each other. The surrounding Summerlin South corridor in ZIP 89135 consistently ranks among the lowest-crime ZIP codes in the Las Vegas Valley per FBI Uniform Crime Reporting data — buyers can benchmark the area themselves through publicly available UCR tools before writing an offer.
Downtown Summerlin shopping and dining is roughly 5 minutes; Red Rock Canyon's 13-mile scenic loop is about 12 minutes; the Las Vegas Strip runs 20 minutes via Summerlin Parkway and I-15; Harry Reid International Airport is approximately 30 minutes south via I-215. Medical access is strong — Summerlin Hospital Medical Center sits about 10 minutes from the community gates.
Four things move real money here. First, HOPA compliance: confirm the 55+ qualification before you write. Second, HOA tiers: Sun Colony dues trend toward $450/mo — price total monthly carrying cost, not just the list price. Third, golf-lot premiums: fairway and water-feature positions carry a real premium; verify the specific lot orientation before you offer. Fourth, comparable valuation: with a modest number of homes, good comps require judgment — call (702) 637-1759 and we will pull the right sales before you write.
Yes — Nevada Real Estate Group is Nevada's #1 real estate team, with 9,600+ closed transactions and $4.85 billion in total volume. Our agents know Sun Colony's secondary gate, golf-frontage premiums, HOPA compliance requirements, and the Siena HOA resale process inside out. Call (702) 637-1759 or fill out the form below and a Sun Colony specialist will respond within the hour.
Most Sun Colony buyers put down 10–25%. Conventional financing works for homes under the conforming loan limit; larger floor plans and golf-frontage positions priced above ~$766,550 require jumbo financing, where lenders typically want 20–25% down plus liquid reserves. VA loans allow 0% for eligible veterans. Have your lender qualify you at the Sun Colony price tier before touring — HOPA communities have no special financing restriction beyond the age qualification.
Most Sun Colony purchases close in 30–45 days through a Nevada escrow company. Cash offers, common at the golf-frontage tier, can close in 7–14 days. Financed buyers at the jumbo level sometimes need extra appraisal time because true Sun Colony comparables are limited — your lender should order the appraisal immediately after acceptance. HOA resale-package turnaround adds 5–7 days; factor this into your contingency timeline.
Sun Colony HOA dues (trending toward $450/mo) cover 24-hour staffed gate access at both the main Siena gate and the secondary Sun Colony gate, roving security patrols, front-yard landscaping maintenance, exterior painting on a scheduled rotation, common-area upkeep, and full Siena Clubhouse access — pools, fitness, tennis, pickleball, card rooms, and the full social calendar. Always pull the full resale package — current dues, reserve study, assessment history — early in escrow.
Updated September 2026
STILL HAVE QUESTIONS?
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PEOPLE ALSO ASK
These are the eight queries Sun Colony buyers actually type into Google and AI assistants — answered with specifics you can verify: market figures from Las Vegas REALTORS, tax law from the Nevada Revised Statutes, and community facts from the Siena plan record.
Yes — Sun Colony at Siena is consistently the highest-priced sub-section within the Siena master plan, with homes ranging from roughly $700,000 to $1.3 million-plus. The secondary guard gate, larger floor plans (2,200–3,200+ SF), and golf-course frontage on the Siena Golf Club all command premiums over the standard Siena Classic or Siena Grand sections.
Yes — HOPA communities allow guests of any age to visit and stay temporarily. The standard interpretation is that guests can stay for up to 60 consecutive days or 120 days per year without triggering age-qualification requirements. All guests must register with the Siena guard gate per community visitor policy; review the CC&Rs for the current guest-stay limits before closing.
No separate facility — Sun Colony residents access the 30,000 SF Siena Clubhouse, which serves the entire Siena community. The clubhouse includes an indoor lap pool, outdoor resort pool, fitness center, tennis courts, pickleball courts, card rooms, art studios, a demonstration kitchen, and a full social-event calendar. No separate membership fee; access is included in all Siena HOA dues.
The Siena Golf Club is a semi-private 18-hole course immediately adjacent to the Siena community — not inside the gates but directly accessible. Siena residents can access it for member-rate or daily-fee rounds; Sun Colony homes with golf-course frontage overlook the fairways. The club also hosts social events popular with Siena's active-adult community.
Sun Colony at Siena offers mature landscaping, the largest single-story floor plans in Siena, dual guard gates, and golf-course frontage — at prices from $700K. Regency at Summerlin by Toll Brothers offers new construction, a dedicated Club Regency facility, and contemporary architecture starting in the $500Ks. Sun Colony buyers prioritize golf views and established character; Regency buyers want new-build finish quality.
No waitlist — Sun Colony is a resale market, and homes come to market periodically throughout the year. With a limited number of homes and a buyer pool restricted to 55+ households, individual homes can sit 30–90 days depending on pricing and lot position. The right strategy is listing alerts and a pre-approved offer ready when your floor plan and lot type appear.
Siena is the broader 55+ master plan with 1,200+ homes across four sub-sections. Sun Colony at Siena is the most upscale of those four sections — featuring the largest floor plans (2,200–3,200+ SF), its own secondary guard gate inside the main Siena gate, golf-course frontage on the Siena Golf Club, and the highest prices in the community. All Sun Colony residents are also full Siena community members.
Long-term rentals (30 days or longer) are generally permitted by the Siena HOA, subject to the HOPA age qualification applying to tenants — the renting occupant must also meet the 55+ requirement. Short-term rentals under 30 days are regulated by the City of Las Vegas and further restricted by the Siena CC&Rs — never underwrite short-term rental income without reading both the city rules and the governing documents first.
WHY NEVADA REAL ESTATE GROUP
Direct community relationships, the largest agent team in the Valley, and 9,061+ verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents have represented Siena buyers and sellers — including Sun Colony golf-frontage homes, HOPA compliance, and dual-gate access coordination. That depth is behind Nevada's #1 ranking.
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 Colony with neighboring Summerlin communities, other 55+ options, and nearby cities across the Las Vegas Valley. Each card pairs the commute time with entry price and lifestyle positioning — so you can judge whether a different community offers more home or a better fit for your retirement goals.
More Summerlin communities
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
Sun Colony at Siena is one of four sub-sections within the Siena master plan in Summerlin South. The entries below are indexed for orientation — our team can pull current listings, dues, and HOA documents for any section on request.
KEEP LEARNING
These three guides cover what most Sun Colony buyers research next — the full Siena community across all four sub-sections, the broader Summerlin master plan developed by Howard Hughes Corporation, and the 2026 Las Vegas housing market data that frames every Sun Colony pricing and timing decision.
PARENT COMMUNITY
The complete Siena community guide covering all four sub-sections, the Siena Clubhouse, HOA details, market data, and buyer resources.
Read →MARKET HUB
The Summerlin master plan overview — 20+ villages, all price tiers, market data, and the Howard Hughes Corporation development timeline.
Read →MARKET GUIDE
The citywide playbook — pricing, inventory, rates, and where the Las Vegas Valley's momentum actually is this year.
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, refreshed monthly. Because Sun Colony at Siena is a small sub-section of the broader Siena community, we use ZIP 89135 (Summerlin South) as the liquid market benchmark and note where figures are community-plan estimates rather than MLS-derived statistics. 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