Sun City Summerlin

Sun City Summerlin is a 55+ community in Summerlin that Del Webb started building in 1989 and finished by about 1999. It has 7,779 homes, four recreation centers and three golf courses, and at least one resident of each home must be 55 or older. The median sale was about $424,956 in 2026 through mid-July, the lowest of any Summerlin village, and monthly HOA dues run roughly $116 to $295.

About Sun City Summerlin

Del Webb built Sun City Summerlin across roughly 2,000 acres inside the Summerlin master plan, with the association’s offices at 9107 Del Webb Boulevard, ZIP code 89134. Construction started in 1989. The first homes and the Mountain Shadows rec center opened in the early 1990s, and the last rec center, Desert Vista, opened in 1999.

That makes the whole community 27 to 37 years old. The good news: mature trees, settled streets, and a lot of homes that have already had their big systems replaced once. The thing to watch: some haven’t.

What’s here:

• Single-family homes: 24 floor plans, about 1,086 to 2,895 square feet, mostly one to three bedrooms. Most are single-story.
• Attached homes: 18 models, about 1,003 to 1,757 square feet, one or two bedrooms.
• Golf-course lots, which price higher.

Single-story living is the big draw. If you’re coming from a two-story house in California, you’ll notice the missing stairs within a week.

The 55+ rule

Sun City Summerlin is age-qualified under the federal Housing for Older Persons Act. The core rule: at least one resident of each home must be 55 or older.

The CC&Rs have more detail on who else can live in the home and how long guests can stay. If you’re planning to have family stay with you for part of the year, read those rules before you write an offer. We’ll get you the documents.

What homes cost in Sun City Summerlin

Sources: Nevada Real Estate Group (GLVAR data as of July 14, 2026, and its 2026 Sun City guide); 55places.

Two medians, two date ranges. They land in the same place: most homes here sell somewhere in the $400,000s. Entry-level attached homes start in the low $300,000s, and golf-course frontage climbs past $1 million.

For comparison, the Summerlin single-family median was about $758,610 in 2026 through mid-July. If you’re 55 or older and you want Summerlin, this is where the money goes furthest.

HOA fees and the new-owner fee

Every published number for Sun City dues is a little different, so here’s the range and what we’ll do about it.

• Monthly dues: about $116 to $295 a month (55places). Another source puts the base at about $130 with section assessments bringing some homes to about $215. A 2026 review of Summerlin fees put the all-in median here at about $230.
• What they cover: the four rec centers, the pools, fitness centers, the theater, courts and the common areas. Golf is separate.
• One-time new-owner fee: about $5,000 at closing, according to Nevada Real Estate Group.
• Section assessments: some neighborhoods inside Sun City, especially attached homes and gated sections, add a fee on top.

We’ll put every line from the resale package on one page for you before you’re committed. For the valley-wide picture, our Las Vegas HOA fees guide compares it all.

Rec centers

Four of them, each a little different, according to the association:

1. Mountain Shadows (opened 1991): card rooms, meeting rooms, craft rooms and a fitness center.
2. Pinnacle (1994): the theater, plus a fitness center and meeting rooms. 55places counts 312 seats in the theater, which hosts performances and movies.
3. Sun Shadows (1996): a fitness center, the indoor pool and meeting rooms.
4. Desert Vista (1999): centrally located, with a large ballroom, meeting rooms, craft rooms and a fitness center.

Beyond the buildings: outdoor pools and spas, tennis, pickleball, bocce, shuffleboard and racquetball, and more than 80 clubs and interest groups.

Golf in Sun City Summerlin

Three 18-hole courses, operated as Golf Summerlin, designed by Billy Casper and Greg Nash:

• Highland Falls
• Palm Valley
• Eagle Crest

Golf isn’t included in the HOA. Nevada Real Estate Group lists resident daily fees around $45 to $75 and annual unlimited plans around $3,200 to $4,800. You don’t have to golf to live here.

If you’re buying on a fairway, ask about the golf ball situation. Politely.

Why California buyers look at Sun City

The taxes, mostly. Nevada has no state income tax, which covers pensions, IRA withdrawals and Social Security. A primary residence’s property tax bill can’t rise more than 3% a year. For a retired couple moving from California, those two things together can be real money every year. California can still tax some income after you move, including the gain on your California home. Our Nevada vs California taxes guide walks through it, and a CPA should run your numbers.

Then there’s the price. Put a single-story home in the $400,000s with a rec center down the street next to what the same money buys in a California 55+ community, and the math gets simple.

Getting around

From Sun City Summerlin, Downtown Summerlin, Red Rock Canyon and the 215 are all a short drive, and 55places puts the Strip at about 20 minutes.

Before you buy in Sun City Summerlin

1. The age of the AC, water heater and roof underlayment. These homes are 27 to 37 years old. Some have been updated. Some are original. The price should reflect which.
2. Plumbing. Ask the inspector to look closely at the supply lines on a home this age.
3. Section fees. If the home is in a section with its own assessment, get the number in writing.
4. The new-owner fee. Put it in your closing budget from day one.
5. Occupancy rules. Read them if anyone under 55 will live with you or visit for long stretches.
6. The street at 10 o’clock at night. Matt says this to everyone. It works here too.

Nearby villages to compare

• The Paseos: a newer village on Summerlin’s western edge, with townhomes from the mid-$400,000s.
• The Vistas: the first village west of the 215, built from 2000, with townhomes around $400,000.
• Summerlin under $600K: the whole master plan, with fees, prices and when Henderson fits better.

Frequently asked questions about Sun City Summerlin

Looking at Sun City Summerlin?

Christina can walk homes with you in person or on video. Tell us your budget, whether you want golf, and how many bedrooms. We’ll send you what’s for sale, what just sold, and every fee on each home.

Christina: 702-827-6146 · Matt: 702-324-8685 · Send us a note

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