Siena
Summerlin South
Siena is the guard-gated 55+ active-adult community in Summerlin South: more than 1,200 single-story homes and villas wrapped around the Siena Clubhouse and an 18-hole golf course, in ZIP 89135.
Representative imagery: the home styles and setting typical of Siena; this is stock imagery, not a specific listing
Siena Overview
Siena is an age-qualified 55+ community on the southwestern edge of Summerlin South, in ZIP 89135, with the 215 Beltway bordering the village and Downtown Summerlin minutes north. It is the only staffed, guard-gated 55+ community in Summerlin, and it is built around a village-sized amenity campus: the Siena Clubhouse, a separate fitness center and a public 18-hole golf course.
Development began around 2000 and the village built out over the following years into more than 1,200 single-story homes and villas across roughly 667 acres. The architecture is Mediterranean and Tuscan-inspired, with tile roofs, courtyards and desert landscaping, and the golf course, lake and mountain views are the big price drivers.
For the deeper lifestyle tour, my full Siena 55+ guide covers getting around, dining, healthcare, shopping and what daily life behind the gates actually feels like. This page is the community snapshot: who built it, what the homes are, what it costs, and who it fits.
- Age-qualified 55+ active-adult community
- The only staffed, guard-gated 55+ community in Summerlin
- More than 1,200 single-story homes and villas
- Siena Clubhouse, fitness center and 18-hole golf on site
- Summerlin South, ZIP 89135
- First homes around 2000, built out through the mid-2000s
Where Is Siena?
Siena sits in the southwest corner of Summerlin South, between Flamingo Road on the south and Tropicana Avenue on the north, with the I-215 Beltway running along its edge. South Town Center Drive and Hualapai Way frame the community, Downtown Summerlin is roughly five to seven minutes north, and Red Rock Canyon is about fifteen minutes west.
- Summerlin South, ZIP 89135
- Bordered by the 215 Beltway
- Downtown Summerlin about 5 to 7 minutes north
- Red Rock Canyon about 15 minutes west
- The Las Vegas Strip about 20 minutes away
Builders & Development
One honest correction that comes up constantly: Siena was not built by Shea Homes. That attribution gets repeated online, but Shea's 55+ product in Summerlin is a different community, Trilogy at Summerlin. Siena was developed by Sunrise Colony Company, with most homes built by Richmond American and the Sun Colony section by Toll Brothers. If an online source tells you otherwise, it is repeating an error.
Sunrise Colony Company
The master developer of Siena, which it planned and developed from around 1999 through 2006.
Richmond American Homes
The primary homebuilder in Siena, responsible for the majority of the village's single-story homes.
Toll Brothers (Sun Colony at Siena)
The builder of the newer Sun Colony at Siena enclave, a separate luxury section within the Siena footprint.
Homes & Characteristics
Siena is single-story throughout, and the floor plans range from compact attached villas to larger single-family homes, roughly 1,250 to 3,200 square feet. Courtyards, patios, three-car garages and golf, lake or mountain views show up across the village, so value is driven by phase, lot position and update level rather than a single price per square foot.
What It Sells For Now
Siena pricing varies a lot by phase, size, condition and view, and the village has been a resale market for years, so the evidence is in the closed sales, not builder price sheets. A compact villa and a golf-front single-family home are two different markets entirely. That is exactly why I price Siena homes from recent comparable sales rather than a flat village number: I will run the current closed and pending sales for the exact home style you are looking at, including the HOA and Summerlin master fees that come with it.
Latest Las Vegas Market ReportSchools & Education
Siena is a 55+ community, so school zoning is not the point of the decision, but it is useful context for visiting grandchildren, family and community staff. CCSD assigns by exact address and boundaries change, so verify any specific address with the CCSD zone lookup if a school matters to you.
- Palo Verde High School · the commonly cited high school for the area, useful context for visitors and staff
- Sig Rogich Middle School · often cited for this part of Summerlin
- Faith Lutheran School · private K-12 option in Summerlin
Parks & Outdoor Living
Summerlin's trail system threads through the area, and the community parks below anchor daily outdoor life.
- Summerlin trail system · connects the South villages to parks, schools and Downtown Summerlin
Golf Nearby
Golf is part of daily life across Summerlin. Public courses are open to anyone; private clubs are members-only and usually require a resident or member introduction.
- Siena Golf Club · the public 18-hole Schmidt-Curley designed course at the village's heart, with its own clubhouse
Dining Nearby
A short drive puts you at Downtown Summerlin's open-air restaurant row, Rampart Boulevard, and Red Rock Resort. These are neighborhood favorites within a few minutes of most Siena homes.
- Siena Golf Clubhouse Grille · in-community dining on the patio overlooking the course and lake
- Downtown Summerlin · open-air restaurant row five to seven minutes north
- Honey Salt · Rampart Boulevard neighborhood favorite
Shopping & Everyday Living
- Downtown Summerlin · 125+ stores and restaurants
- Whole Foods Market · grocery anchor at Downtown Summerlin
- Tivoli Village · boutique shopping on Rampart Boulevard
Recreation & Entertainment
- Siena Community Center · the roughly 39,000-square-foot clubhouse with ballroom, arts and crafts rooms, library, billiards and game rooms
- Siena Health & Fitness Center · 16,000 square feet with cardio and weights, an indoor lap pool, resort pool, spa and salon
- The best 55+ communities in Las Vegas · how Siena compares with the other valley active-adult options
Healthcare Nearby
- Summerlin Hospital Medical Center · full-service hospital on Town Center Drive, about five miles from Siena
- UMC Quick Care Summerlin · urgent care on N Buffalo Drive
The Siena Lifestyle
Daily life in Siena is shaped by the mix below. No two Summerlin villages feel the same, and Siena's personality comes from its homes, its people and its location.
Golf at home
An 18-hole public course with its own clubhouse, grille and patio over the lake.
Clubhouse culture
A 39,000-square-foot community center plus a separate fitness center with indoor and resort pools.
Guard-gated privacy
24/7 staffed gates, the only active-adult gates like them in Summerlin.
Village calendar
Clubs, classes and events that make new neighbors friends faster than they expect.
Who Siena Is For
Downsizers
Active adults and retirees
55+ buyers relocating to Las Vegas
Golf and clubhouse-lifestyle buyers
Siena FAQ
Is Siena a 55+ community?
Yes. Siena is an age-qualified, HOPA-style active-adult community in Summerlin South. At least one resident in each household must meet the age requirement, and as in any age-restricted community the exact occupancy rules, including rules about younger household members, are set out in the governing documents and should be verified with the association before you commit.
Is Siena gated?
Yes, and it is the only staffed, guard-gated 55+ community in Summerlin. The 24/7 guard gates are a big part of why residents describe it as private and secure, and they are also part of what the HOA covers.
Who built Siena?
Siena was developed by Sunrise Colony Company, with the first homes going up around 2000 and build-out through the mid-2000s. Richmond American Homes built the majority of the village's homes, and Toll Brothers built the newer Sun Colony at Siena enclave.
What kinds of homes are in Siena?
Siena is single-story throughout, with more than 1,200 single-story homes and villas. They range from compact villas to larger single-family homes with golf course, lake and mountain views, and many have courtyards, patios and three-car garages.
What amenities does Siena have?
The Siena Clubhouse complex anchors village life: a roughly 39,000-square-foot community center with ballroom, arts and crafts rooms, library, billiards and game rooms; a 16,000-square-foot fitness center with an indoor lap pool and an outdoor resort pool; plus lighted tennis, pickleball and bocce courts and the public 18-hole Siena Golf Club with its own clubhouse.
Where is Siena located?
Siena sits in Summerlin South, ZIP 89135, between Flamingo Road and Tropicana Avenue with the 215 Beltway along its edge. Downtown Summerlin is about five to seven minutes north, and Red Rock Canyon is a short drive west.
Siena questions, answered with the evidence
Sandy Margolin, REALTOR and Certified AI Agent, with 36+ years in real estate and more than 15 years of prior experience as a licensed residential real estate appraiser. Nevada real estate license S.0072707.
I live in a 55+ community myself, and I have shown and sold in Siena for years. I know which phases hold value, what the golf and view positions are worth, and how the HOA and lifestyle compare with Sun City Summerlin, Heritage and the newer Toll Brothers communities. The honest comparison is the point, and I will give it to you straight.
- 702-683-3362
- Real Broker LLC · 9580 W Sahara Ave #200, Las Vegas NV 89117
Nevada Sales Person License S.0072707 · Equal Housing Opportunity
Next Steps
Whether you are buying, selling, downsizing or just figuring out what comes next, the first step is a conversation with someone who reads the evidence.