Siena
Smaller curated 55+ inside Summerlin. Recreation-center-led, golf-adjacent.
Siena is one of the smaller, more intimate 55+ adult communities inside Summerlin. The character is recreation-center-led rather than golf-course-led — a focus on swimming, fitness, social programming, and active-lifestyle amenities rather than the Del Webb mass-amenity model. The community sits inside the broader Summerlin master-plan, which means Siena residents have access to Summerlin’s trail network, shopping, and downtown amenities in addition to Siena’s in-community offerings.
The community totals approximately 2,300 homes across attached and detached single-family product. Builder profile and home plans trend more curated and contemporary than the older Sun City model.
Home sizes typically run 1,200 to 2,400 square feet. HOA fees vary by sub-community but typically run $200-$300/month at the master level. Resale prices typically range $450K to $750K.
Lifestyle. Recreation center with pools, fitness, social spaces, and amenity programming. Adjacent to golf without being golf-dominant. Summerlin retail and trail network access. Red Rock Canyon 10-15 minutes. Strip 20-25.
Market dynamics
Siena’s smaller community size (approximately 2,300 homes vs. Sun City Summerlin’s 7,700+) means tighter inventory and slower turnover. Days on market in normal cycles runs 30-90, with longer cycles in select premium plans. Buyer demand is predominantly downsizers from inside the valley itself plus relocation buyers from California and the Pacific Northwest who specifically want a curated, smaller-scale 55+ community rather than the maximum-amenity Del Webb Sun City model. The recreation-center-led amenity package (vs. Sun City’s golf-and-rec model) appeals to buyers who don’t golf and prefer fitness, social programming, and pool access as the primary lifestyle anchors. Resale homes in updated condition trade briskly; homes needing renovation tend to sit unless priced for the updates. Pre-purchase HOA review should include the sub-community HOA structure, which varies across Siena sub-villages and adds to the master HOA base fee.