Where It Is and What’s Nearby
The community sits on the western edge of the Las Vegas Valley, bordering Red Rock Canyon, inside ZIP code 89134. Downtown Summerlin’s retail core and Summerlin Hospital Medical Center sit just outside the gates. No public source publishes drive-time data specific to this neighborhood, so treat commute estimates as a question for a local agent rather than a fixed number.
What Homes Cost
Every owner pays a master association fee. Property Search LV puts it at $2,761.92 a year ($230.16 a month) as of 2025; Nevada Real Estate Group’s 2026 estimate lands at $208 to $230 a month. Older figures circulating below $200 reflect prior years or anecdotal resident reports, not current dues.
| Fee | Amount | As of | Source |
|---|---|---|---|
| Master HOA (single-family) | $208–$230/month | 2025–2026 | Property Search LV; Nevada Real Estate Group |
| NORA (New Owner Reserve Assessment) | $5,000, one-time, negotiated | 2025 | Property Search LV |
| Demand statement fee | $165 | 2025 | Property Search LV |
| Resale buyer package fee | $185 | 2025 | Property Search LV |
| Sub-association (patio/townhome) | $80–$250/month | 2026 | The Colonia Team |
The line that most changes a monthly budget is the sub-association row: it only applies to patio homes and townhomes, and it stacks on top of the master fee instead of replacing it.
The Real Monthly Cost of Ownership
A single-family owner pays $208 to $230 a month. A patio-home or townhome owner pays that same master fee plus $80 to $250 a month to their sub-association, roughly $290 to $480 combined before utilities. Summer electric bills commonly run $200 to $350 a month, per The Colonia Team, since air conditioning runs continuously from roughly mid-June through mid-September.
In May 2026, Redfin recorded 131 closed sales in the neighborhood, down from 149 in May 2025.
Do townhome buyers pay two HOA fees?Yes. Patio-home and townhome owners pay the master association fee plus a separate sub-association fee, typically $80 to $250 a month, on top of the shared $208 to $230 master dues.
Amenities and Golf
Four recreation centers anchor the community: Mountain Shadows, Desert Vista, Sun Shadows, and Pinnacle, per Brownell Team Realtors. Three golf courses, designed by Billy Casper and Greg Nash, round out the package.
| Recreation center | Standout amenity |
|---|---|
| Mountain Shadows | Fitness center, indoor track |
| Desert Vista | Outdoor pool, tennis courts |
| Sun Shadows | Racquetball, bocce courts |
| Pinnacle | Show room, dance hall |
| Golf course | Designer | Type |
|---|---|---|
| The Highlands | Billy Casper / Greg Nash | 18-hole |
| Palm Valley | Billy Casper / Greg Nash | 18-hole |
| Eagle Crest | Billy Casper / Greg Nash | Executive |
No public source publishes current per-round or membership pricing for these courses. Call the pro shop directly for green fees before budgeting golf costs into a purchase decision.
Who Can Live There
At least one resident must be 55 or older; the minimum age for a permanent resident is 20, per Brownell Team Realtors. Guests 18 and under may visit but must be accompanied by a resident while using the recreation centers, per Sun City Vegas’s FAQ.
How does age verification work when buying here?No public source documents the exact verification timeline or paperwork. Ask the HOA’s management company for the current procedure before writing an offer.
Buying and Selling Here
Every buyer gets five calendar days to review the HOA documents for each association tied to the property and can cancel if the terms are unfavorable, per Property Search LV. Sellers pay the $165 demand-statement fee; buyers pay the $185 resale-package fee.
No public source reports the association’s current reserve-fund percentage or special-assessment history. Request the reserve study during escrow.
Renting and Investing in Sun City Summerlin
Long-term leasing is allowed, though inventory is limited, per Sun City Vegas’s FAQ. Short-term rentals are a separate matter: the City of Las Vegas names Summerlin and Sun City Summerlin specifically among the master-planned communities where rentals under 31 days are prohibited by ordinance, per the city’s own application guidance. That prohibition holds regardless of what any HOA rule says.
Can I rent out a home in Sun City Summerlin?Long-term leases, yes. Short-term rentals under 31 days are prohibited by City of Las Vegas ordinance for this community.
How It Compares to Other Las Vegas 55+ Communities
| Community | HOA fee | Golf | Notes |
|---|---|---|---|
| Sun City Summerlin | $208–$230/mo | 3 courses | Largest, oldest Del Webb community in the valley |
| Sun City Anthem | $330–$380/mo | Yes | Henderson |
| Siena | $240–$300/mo | No | Summerlin |
| Regency at Summerlin | $350+/mo | Yes | Newer construction |
| Heritage at Stonebridge | $280–$320/mo | No | Summerlin |
Sun City Summerlin’s dues sit at the low end of this set while still funding three courses and four recreation centers.
How is Sun City Summerlin different from Sun City Anthem?Lower monthly dues, $208 to $230 versus $330 to $380, and an older, more established resale stock, against Anthem’s newer construction in Henderson.
What to Budget for After Purchase
Homes here date to 1989–2002 construction. No public source publishes typical grab-bar, walk-in-shower, or HVAC-replacement costs specific to this community; a contractor’s estimate on the specific house is the only reliable number here.
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