Las Vegas 55 Homes For Sale

How 55+ rules work: HOPA and the 80% rule

The Fair Housing Act bars most sellers from turning away families with children. The U.S. Department of Justice explains that housing for older persons is an exception. It was set out by the Housing for Older Persons Act of 1995 (HOPA). The law passed by Congress (Public Law 104-76) sets three tests for 55+ housing:

1. At least 80% of the occupied homes have at least one person who is 55 or older.
2. The community publishes and follows policies that show it is meant for people 55 and older.
3. The community checks ages with reliable surveys and affidavits, as HUD’s rules require (24 CFR 100.307).

HUD’s rule on the 80% test (24 CFR 100.305) also says each community decides the age rule, if any, for the other homes. A HUD letter on older-persons housing puts it simply: the law lets up to 20% of homes have no one 55 or older, but it does not require a community to allow that. The current federal text is also on the Cornell Legal Information Institute site.

Age-restricted, or just popular with retirees?

Not every community with older residents is 55+. Some mix both. For example, the Los Prados Community Association lists 1,358 homes in 21 villages, and only four villages are age-restricted. Those four are Barrington Bay, Castle Bay Shores, Cedar Point and Colwood Place. Always check the rules for the exact home, not just the community name.

Where 55+ homes come up for sale

These are some of the best-known 55+ communities in the valley. For maps and full profiles, use the community guide. Each fact comes from the community’s association or builder website, checked November 9, 2026. Where a site does not post a home count, we say so.

Home counts marked “planned (2020)” come from Del Webb’s 2020 launch release and preliminary buyer FAQ, so final counts may differ. Facts change, so confirm them with the HOA before you buy.

More choices, including Solera at Stallion Mountain, Regency at Summerlin, Trilogy in Summerlin, Heritage at Cadence, Mesquite and Pahrump, are in the 55+ communities guide. You can also read about Solera at Stallion Mountain, Regency at Summerlin, Trilogy in Summerlin, Heritage at Cadence, Sun City Mesquite and Pahrump 55+ communities.

Resale or new construction?

Many of the valley’s large 55+ communities were built years ago. For example, Sun City Summerlin has been open since 1989. In older, built-out communities like that, the homes for sale are resales. You can tour them, see the yard and read the HOA history before you buy.

New 55+ homes were still being sold on November 9, 2026. Shea Homes was selling at Trilogy Sunstone, and Del Webb showed models open at Del Webb at Lake Las Vegas. With a new home, the builder’s sales agent works for the builder. Ask how the builder handles your own agent before your first visit. See our new 55+ homes page for more.

Costs to check before you buy

HOA dues and the resale package

Most 55+ communities have a master HOA, and some also have a sub-association. Dues pay for things like the clubhouse, gates and common areas. Golf is often a separate fee. In Nevada, the seller must give you a resale package from the HOA. Under NRS 116.4109, you can cancel in writing until midnight of the fifth calendar day after you receive it. Cancellation is without penalty. Read the budget, the reserve study and any planned special assessments during those five days.

Property taxes

The Clark County Assessor explains that NRS 361.4723 puts a 3% cap on yearly increases on the tax bill for an owner’s primary residence. Only one home in Nevada can be your primary residence for this cap. Other homes, such as rentals, can see a cap of up to 8%. New construction does not get a cap in its first fiscal year, but it does starting the next year. After you buy, return the Assessor’s postcard to claim the 3% cap, because a newly recorded deed removes the old one.

55+ buyer checklist

• Confirm the exact home is in an age-restricted area, not just near one.
• Ask what proof of age the HOA needs and how often it surveys residents.
• Read the CC&Rs on younger spouses, adult children, caregivers and guest stays.
• Get the master and any sub-association dues in writing.
• Ask about rental rules if you might rent the home later.
• Check pet rules, including size and number limits.
• Ask whether golf is included in the dues or is a separate membership.
• Use your five days with the resale package to read the budget and reserve study.
• Drive to your doctors, shopping and family at the times you would really go.

Thinking about a smaller home? Read our downsizing for retirement guide. Moving from another state? See the Las Vegas relocation guide.

Ready to look? Call Diana at 702-508-8262 or send a request. Tell her the areas, price range and must-haves. She will set up a custom 55+ home search and send new matches.

Corrections to this page

An earlier version of this page had several errors. We removed or fixed these claims:

• Los Prados is not a 55+ retirement community as a whole. Only four of its 21 villages are age-restricted.
• Siena has 2,001 homes and villas, says its association.
• We removed a count of homes for sale, an average resident age, and bedroom percentages. We found no source for them.
• We removed a 0.87% tax rate, a sample tax bill and advice to call the Las Vegas City Clerk. We found no source for those numbers. For the 3% cap, use the Clark County Assessor.
• We removed claims about a senior property tax exemption and a homestead tax exemption. We could not confirm them for this purpose.

Selling a home to buy a 55+ home

Diana lists homes for a 1% listing-side fee, with a $3,500 minimum for homes that sell for under $350,000. There is no additional brokerage fee, and it is no sale, no listing fee. Buyer-broker compensation is separate and negotiable, and the written listing agreement governs. You do not have to buy your next home with Diana to get the 1%. See the 1% home listing fee page and her marketing plan.

About Diana Valento

Diana Valento is a REALTOR® with RE/MAX Reliance. She has helped people buy and sell homes in the Las Vegas Valley for 16 years and has sold over 500 homes. Learn more about Diana. Nevada license S-0169007.

55+ home buying questions, answered