AGE-QUALIFIED ACTIVE ADULT LIVING · HOPA 55+ GUIDE

Las Vegas & Henderson 55+ Active Adult Communities Guide

Compare Southern Nevada’s premier age-qualified 55+ neighborhoods—including Sun City Summerlin, Siena, Regency at Summerlin, Sun City Anthem, and Heritage at Cadence—with full clarity on HOA dues, capital contribution fees, golf & pickleball amenities, and federal HOPA occupancy rules.

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NV Tax on Pensions, 401(k) & Social Security

80%+

Federal HOPA 55+ Occupancy Threshold

1-Story

Single-Story Floor Plans

Verify entry steps, doorway widths, bathrooms and other access features for each property.

2026 Side-by-Side Comparison of Top Las Vegas & Henderson 55+ Communities

Community	Location	Homes & Era	Typical Price Band	HOA & Fee Structure	Signature Amenities
Sun City Summerlin	Summerlin North (West)	7,779 Homes (1989–1999)	$360K – $950K+	Low monthly HOA + one-time NORA capital fee	3 Golf courses, 4 clubhouses, pickleball, 80+ clubs
Siena	Summerlin South (West)	2,001 Homes (2000–2006)	$475K – $1.35M+	Guard-gated HOA; optional golf & bistro	24/7 guard gate, 18-hole golf, spa, lakefront walking
Regency at Summerlin	The Cliffs (Summerlin South)	425+ Homes (2016–2023)	$750K – $1.8M+	Guard-gated + Summerlin Master HOA + SID	Modern luxury single-story, indoor lap pool, Red Rock views
Sun City Anthem	Henderson Foothills (SE)	7,144 Homes (1998–2008)	$420K – $1.4M+	Single HOA covers 3 massive recreation centers	Panoramic Strip views, Revere Golf (36 holes), indoor pool
Solera at Anthem	Henderson Foothills (SE)	1,822 Homes (2003–2008)	$360K – $575K	Budget-friendly HOA; no golf course overhead	Clubhouse, fitness, pool, bocce, pickleball, low dues
Heritage at Cadence	Henderson (East / Lake Mead)	980 Homes (2015–2023)	$440K – $780K	Guard-gated sub-HOA + Cadence Master HOA	Modern Lennar floor plans, RV parking options, café

Understanding Federal HOPA 55+ Occupancy Rules Before You Buy

For the federal 55+ housing exemption, at least 80% of occupied units must have at least one resident aged 55 or older. The community must also publish and follow qualifying policies and verify ages. The exemption does not automatically allow younger residents in the remaining units. Confirm the association’s current written rules for ownership, occupants and visitors; other fair housing protections still apply.

Hidden Costs We Audit: NORA / Capital Contribution & Transfer Fees

Many Las Vegas 55+ associations charge a one-time New Owner Reserve Assessment (NORA) or Capital Contribution Fee at closing (ranging from $1,500 to over $3,500 depending on the community) to fund long-term clubhouse, pool, and roof reserves. We calculate these exact closing line items up front so there are zero surprises on your Closing Disclosure.

Key Questions Answered

Are Social Security, pensions, and 401(k) withdrawals taxed in Nevada?

No. Nevada has 0% state personal income tax under Article 10, Section 1 of the Nevada Constitution. Social Security benefits, military or public pensions, 401(k) withdrawals, and IRA distributions are 100% exempt from state income tax in Nevada.

Can my adult children or grandchildren visit or live in a Las Vegas 55+ community?

Whether younger household members may live in the home or visit, and for how long, depends on the association’s current written rules and applicable law. Obtain written confirmation for the specific property; do not assume a general minimum age or visitor limit.

Which Las Vegas 55+ community has the lowest HOA fees?

Solera at Anthem in Henderson and Sun City Summerlin in West Las Vegas generally offer the lowest monthly HOA dues among major 55+ communities while still providing full clubhouse, pool, fitness, and pickleball access.

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