Summerlin Village 19 · Origins late 1990s
Siena
A separately governed, age-qualified community wrapped around a public eighteen-hole golf course in southern Summerlin — with its own association, its own recreation program, and a governance structure that sits outside the Summerlin Council.
Origins
Late 1990s
Southern Summerlin
Occupancy
Age-qualified
Association describes it as 55-plus
Golf
18 holes, public
Not included in association dues
Governance
Separate
Outside the four master associations
Historical builder
Sunrise Colony
Siena and Sun Colony naming
Overview
Setting
A community within Summerlin, governed on its own terms
Siena occupies southern Summerlin with origins in the late 1990s, built as an age-qualified community around a public eighteen-hole golf course. Its own association currently describes it as a premier 55-plus community.
Two things set Siena apart from most Summerlin villages, and both matter before you make an offer. It is age-qualified, which is a legal occupancy condition rather than a marketing description. And it is separately governed, which means the Summerlin Council amenities most villages share are not part of what a Siena home includes.
The association currently describes Siena as a premier 55-plus community. Secondary sources sometimes quote a different age shorthand.
The current declaration and the written occupancy policy are what control a purchase, so obtain both and read the household composition rules in full before committing. We request these for clients as part of due diligence.
Three separate subjects
What dues cover, what golf costs, what the Council runs
These are three different things in Siena, and buyers routinely assume they are one. Separating them is the single most useful piece of preparation you can do.
Association
Siena recreation
The association operates a substantial resident recreation and social program. This is the part your dues fund.
Separate
The golf course
Public, eighteen holes. Greens fees or membership terms are their own arrangement — not an inclusion in dues.
Not included
Summerlin Council
Siena sits outside the four master associations and the Council structure, so Council pools, centres and programs work differently here.
Summerlin market snapshot
Master-plan wide · Q1 2026
$825,000
Median sale price
$343.94
Per square foot
33
Median days on market
782
Homes listed
361
Homes sold
Summerlin-wide resale figures across all thirty villages. Age-qualified communities trade on their own dynamics, and a Siena home is competing with other age-qualified product rather than with the master plan as a whole. Ask us for the Siena-specific numbers.
Governance
Structure
Outside the four master associations
Most Summerlin villages belong to one of four master associations and participate in the Summerlin Council, which runs community centers, pools and resident programs. Siena, Sun City Summerlin and Red Rock Country Club are identified as private village developments outside that structure.
This is a genuinely consequential distinction, and it is one of the few things about Summerlin that changes what a home actually comes with. Siena residents have Siena's own association, with its own dues, its own facilities and its own recreation program — a complete offering, but a different one.
| Structure | Villages | What it provides |
|---|---|---|
| Summerlin Council | Most of the thirty villages | Four community centers, pools at three, classes, camps and resident programs |
| Separate private associations | Siena, Sun City Summerlin, Red Rock Country Club | Each runs its own facilities and programs independently |
If you are comparing a Siena home against a home in a Council village, you are comparing two different amenity packages. Confirm what each association provides rather than assuming Summerlin amenities apply uniformly across the master plan.
Where a Siena resident stands in relation to Summerlin Council pools, centers and programs is a question for the Siena association and the Council, and the answer should come from them in writing rather than from an assumption either way.
We make that call for clients before an offer so the amenity picture is settled, not estimated.
Occupancy
Age-qualified housing, in plain terms
An age-qualified community restricts who may occupy a home, under federal housing law that permits it for qualifying senior housing. It is a legal condition attached to the property, enforceable by the association.
What to obtain before you offer
- The current declaration — the recorded document that establishes the restriction.
- The written occupancy policy — how the association administers it, including household composition rules.
- Guest limits — how long visitors may stay, and under what conditions.
- Rental provisions — whether leasing is permitted, for how long, and whether the age policy applies to tenants.
School assignments remain address-specific and we can confirm them. But in an age-qualified community the first question is whether the intended household can legally reside there at all.
Read the occupancy policy before the school zone. If the household includes anyone whose residence the policy affects, that is the conversation to have first.
Housing
How the community is organised
Plans and phases, not a subdivision list
Siena's housing is organised through home plans and recorded phases rather than through a long list of separately marketed subdivision brands. Searching by plan and residence is more productive than searching for a subdivision name.
Siena and Sun Colony are the principal community and recorded naming terms, and the historical builder association is Sunrise Colony. A search that returns nothing under an invented subdivision name has not told you the home does not exist — it has told you the name was wrong.
| Term | What it refers to |
|---|---|
| Siena | The community name in common use |
| Sun Colony | A principal recorded naming term for the community |
| Sunrise Colony | The historical builder association |
Search the specific residence and plan. We run these searches by plan and recorded phase, which is how the inventory is actually organised.
Comparing floorplans
In an age-qualified community, the practical differences between plans tend to matter more than square footage. Worth comparing directly:
- Accessible entries — step-free approach from driveway and garage.
- Door widths — through the main circulation path, not just the front door.
- Shower thresholds — curb height in the primary bath.
- Garage access — the route from car to kitchen, and whether it involves steps.
- Storage — often the first thing people wish they had compared.
Golf & recreation
Two separate subjects
The course is public; the recreation program is the association's
Siena surrounds a public eighteen-hole golf course, and the association separately operates a substantial resident recreation and social program. These are distinct arrangements with distinct costs.
| Facility | Access | Cost |
|---|---|---|
| Eighteen-hole golf course | Public play | Greens fees or membership terms, confirmed with the operator |
| Resident recreation and social program | Siena residents | Funded through association dues |
Living on the course does not include playing it. Confirm current greens fees or membership terms with the operator rather than assuming golf comes with the house.
If you are considering a golf-course lot
Fairway frontage carries a premium, and it carries conditions worth experiencing before you commit. Visit the specific lot at the hours that will affect you:
- Early maintenance noise — mowing and blowers start before most people are up.
- Golfer proximity — how close play comes to the patio, and sightlines into the yard.
- Lighting — course and path lighting after dark.
- Ball exposure — the shot shape that brings balls onto the lot, which varies enormously hole to hole.
- Cart path position — traffic and conversation routed past the property.
For an interior lot, the relevant questions are rear neighbors, privacy, and what the outlook actually is — not whether it carries the same premium as fairway frontage.
Some buyers prefer the interior streets for exactly the reasons listed above. We will show you both and let the lot decide it.
Buying here
Documents
What to obtain before an offer
Siena's separate governance means its document package carries more weight than in a standard Summerlin village. These are the items we request.
- The age policy — current declaration plus the written occupancy policy.
- Guest limits — duration and conditions for visitors.
- Rental provisions — whether leasing is permitted and on what terms.
- Pet rules — number, size and breed provisions.
- Architectural standards — what you may change, and the approval process.
- The resale package — the official disclosure set, which everything else should reconcile against.
What the dues cover, and what they do not
Ask which recurring costs cover security, recreation, landscaping or attached-home exterior maintenance — and which do not. In a community that runs its own facilities, this breakdown varies more than buyers expect, and two homes at similar prices can carry quite different monthly obligations.
Also check whether any community project or reserve contribution is scheduled. A planned capital project is a known future cost, and it is far better to find it in the documents than in a notice after closing.
Ownership costs
What you will pay beyond the mortgage
A useful Siena budget separates mortgage principal and interest, property tax, insurance, association dues, any golf fees or membership, special-assessment installments, utilities, landscaping and maintenance reserves.
Clark County applies a partial abatement that caps annual growth of a qualifying owner-occupied tax bill at 3 percent. That is a cap on increases, not a 3 percent tax rate.
Recorded ownership documents can reset owner-occupied status pending requalification, so a seller's current bill is not automatically the buyer's future bill. We confirm the status on the specific parcel.
Balances vary lot to lot and sit outside the normal property-tax bill. Obtain the parcel balance, installment schedule, interest terms and payoff quote from the responsible authority or the closing records, and ask whether the seller has paid theirs off.
Schools, if relevant
School assignments remain address-specific and CCSD assigns by street address, so we can confirm the zone for any Siena property at ccsd.net/zoning. In an age-qualified community the occupancy policy is usually the more immediate question.
Where we come in
Age-qualified purchases turn on the documents
Siena's occupancy policy, its separate governance and its golf arrangements are all written down somewhere — and all three decide whether a particular home works for a particular household. Reading them before an offer is the whole job.
We request the declaration, the occupancy policy and the full resale package as standard, and we confirm the amenity position with the association rather than estimating it.
Questions
Siena, answered
Where is Siena in Summerlin?
Is Siena a 55-plus community?
Is Siena part of the Summerlin Council?
Do Siena residents have access to Summerlin Council pools and centers?
Is golf included in Siena's HOA dues?
What subdivisions are in Siena?
Who built Siena?
What documents should I request before buying in Siena?
Can I rent out a home in Siena?
What should I check on a Siena golf-course lot?
Is a non-golf lot in Siena worth less?
What schools serve Siena?
Sources and currency
Community description, age qualification, recreation program and golf arrangement: the Siena association's own published materials. Naming terms, recorded phases and historical builder association: Summerlin developer history and recorded community records. Governance position outside the four master associations and the Council structure: Summerlink village classification. School assignment process: Clark County School District. Property-tax abatement: Clark County Assessor. Market figures: Q1 2026 Summerlin-wide MLS data.
Occupancy policies, association obligations and golf terms are property-specific and change over time. Confirm them against the current records for the home you are considering.