What The Median Price Actually Buys In Siena At Summerlin
August 6, 2026
August 6, 2026
Sun City Summerlin's entry homes start near $380,000. Siena's median list price in July 2026 sat at roughly $676,000. The two communities share a zip code region, an age qualification, and the same master plan. The $296,000 gap is not really about the houses.
It is about a gate.
Siena is the only guard-gated 55-plus community inside Summerlin. Regency has newer construction. Sun City has scale, three golf courses, and a lower entry point. Trilogy and Heritage at Stonebridge each carve out their own niche. None of them has a 24-hour manned entry inside the age-qualified cohort. That is the scarcity the median is measuring.
Once you see it that way, the rest of the pricing story falls into place. Redfin's May 2026 read on Siena showed a median sale price of $715,759, down 0.59% year over year. Movoto's July 2026 snapshot put median list at $676,000 with 35 days on market. Local brokerage feeds through the same window showed 36 to 47 active listings and average days on market between 48 and 59. Softening at the margins, yes. The premium over Sun City has not moved.
If a buyer is comparing the two on square footage or amenity square footage or golf-course count, Sun City wins on paper. Siena wins on the one variable that does not appear on a listing sheet.
At $676,000, the inventory in Siena skews toward mid-plan single-family homes in the 1,600 to 2,200 square foot range on interior lots, or larger villa configurations with a golf-adjacent orientation. The extremes are wider than the median suggests.
| Configuration | Typical size | Where it sits vs. median |
|---|---|---|
| Attached villa | 1,040 to 1,378 sf, 1 to 2 bed | Below median, entry point |
| Mid-plan single-family | ~1,600 to 2,200 sf | Around median |
| "8120" plan, 4-bed with casita | 3,217 sf | Well above median; recent listings in the $1.7M to $1.9M range |
| Golf-frontage single-family | Varies | Consistent premium over interior lots |
A recent listing at 4198 Melodia Songo Court asked $1,895,000 for a 3,217 square foot "8120" plan. Another at 4574 Fiore Bella Boulevard, similar size, sat at $1,748,000. These are the ceiling. The floor is a villa in the low $500,000s. The median tells you almost nothing about which of those two markets a specific buyer is actually shopping.
Here is the friction that surprises buyers who assume "golf community" means "member-owned course."
Siena Golf Club is a public course. It has always been a public course. It sits on 176 acres inside the community footprint, and in October 2024 the Las Vegas Review-Journal reported that Los Angeles-based Siena Golf Course LLC sold the eight-parcel property to Las Vegas-based Siena Golf Holdings LLC for $17 million. Three bidders. Colliers brokered the deal. The prior sale, in 2006, was $7.6 million.
Why this matters to a buyer at the median:
The Schmidt-Curley design (Lee Schmidt and Brian Curley), the Bistro overlooking Lake Siena, the Nicklaus-favored holes referenced in past coverage: all of these are inside a business that changed hands 18 months before this post was written. A buyer paying a golf-frontage premium in 2026 is pricing in continuity from an owner they have not met.
That is worth a direct question at showing time. It is the kind of question a seller's agent will not raise first.
The two products inside Siena look like variations on a theme. They behave like different asset classes.
Villas, 1,040 to 1,378 square feet, 1 to 2 bedrooms, attached, two-car garage:
Single-family, up to 3,217 square feet, 18 distinct floor plans total across the community:
The buyer who says "I want Siena at the median" is really choosing between staying below it in a villa or reaching above it into single-family. There is almost no middle. That is a function of what got built between 2000 and 2006 and the fact that nothing new is coming.
Construction wrapped in 2006. Every home you can buy in Siena is a resale. Every kitchen, every primary bath, every HVAC system started life in the George W. Bush administration.
The listings tell that story clearly. The ones commanding the top of the market lead with phrases like "completely reimagined," "brand-new engineered hardwood floors," "Taj Mahal quartzite countertops," "reimagined backyard oasis with a brand-new pool and spa." The ones sitting closer to the median usually have granite counters, cherry cabinetry, and travertine floors installed by the original owner and preserved with care. Both are valid. They price 15% to 25% apart for the same floor plan.
For a buyer at the median, the useful frame is this: you are almost never buying a finished home. You are buying a floor plan, a lot orientation, a view, a distance-to-clubhouse, and a decision about how much of the interior to redo in year one. A local inspector who has walked hundreds of Siena homes can tell you within an hour which of the original systems are due. That is the friction that costs money if you skip it.
The 39,000 square foot Community Center, the Sunrise Ballroom, the six lighted pickleball courts, the indoor 25-foot lap pool, the resort-style outdoor pool, the Bistro at Lake Siena: none of that is negotiable per unit. It comes with every address behind the gate. What varies is the house.
Set aside the national portals for a moment. Here is the on-the-ground framework a mid-2026 buyer should be running:
The choice among these is a preference question, not a value question. The Siena premium is real, it is measurable, and it buys a specific thing. Whether that thing is worth $296,000 to a given household is the actual conversation.
Nevada's tax structure quietly widens the gap for buyers relocating from higher-tax states. No state income tax, no tax on Social Security or pension income, and property tax roughly 0.5% to 0.7% of market value. On a $676,000 home, that annual property tax figure changes the mortgage-plus-tax math in a way that softens the sticker.
Is the Siena Golf Club open to the public or private? Public. Residents receive homeowner discounts and the course has a reciprocal relationship with the Arroyo at Red Rock Country Club, but the course itself operates as a public facility under a third-party owner as of the October 2024 sale.
How many floor plans exist and can anything new be built? There are 18 distinct floor plans across 2,001 homes. Construction finished around 2006. Every transaction is a resale.
What is included in the HOA fee? Community Center access, the 39,000 square foot amenity building, the fitness center, pools, courts, gated entry with on-site security, and mobile patrol. Villas carry additional exterior maintenance coverage through a sub-association structure. Golf is a separate paid activity through Siena Golf Club.
How does Siena compare to age-qualified options outside Summerlin? Sun City Anthem in Henderson and Sun City MacDonald Ranch are frequent cross-shops. Neither is guard-gated with a manned entry. Buyers who prioritize the gate more than the scale usually end up back at Siena.
If you are weighing Siena against another 55-plus community in the Valley, or trying to decide whether the guard-gate premium is worth what your household actually uses, that is a conversation worth having with someone who has closed inside these gates. Gene Northup at Las Vegas Sotheby's International Realty works these communities every week. Request a free home valuation or a private consultation to see where your target price actually lands in today's inventory.
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