Regency at Summerlin Community Guide and Homes for Sale
Key Takeaways
- Regency at Summerlin is a guard-gated 55+ community of approximately 457 single-story homes built by Toll Brothers beginning in 2016 in the Cliffs village of Summerlin (Source: Summerlin and Toll Brothers, accessed July 2026).
- Over the trailing 12 months ending July 2026, Scott Rotheiser's own Las Vegas Realtors MLS analysis found 20 closed sales in Regency, ranging from $720,000 to $1,930,000 with an overall median of $912,450 (Source: Scott Rotheiser, Las Vegas Realtors MLS, trailing 12 months ending July 2026).
- Three of the 20 sales in that window, 15 percent, had a private pool, concentrated in the two largest home-size bands (Source: Scott Rotheiser, Las Vegas Realtors MLS, trailing 12 months ending July 2026).
- Regency's clubhouse is approximately 22,000 square feet and includes both an indoor lap pool and an outdoor resort-style pool and spa, plus tennis, pickleball, and bocce courts. Regency does not have an on-site golf course (Source: Toll Brothers and KTGY, accessed July 2026).
- Regency's detailed HOA dues, age-qualification, and rental rules are not publicly published. Buyers should verify current figures in the seller-provided HOA resale package before purchasing (Source: NRS 116.4109, accessed July 2026).
Table of Contents
What Is Regency at Summerlin?
Regency at Summerlin is a guard-gated 55+ neighborhood of approximately 457 detached single-story homes in the Cliffs village of Summerlin, developed by Toll Brothers beginning in 2016. Its strongest distinction among Summerlin's active-adult communities is modernity: newer single-story homes, contemporary floor plans, and an approximately 22,000-square-foot clubhouse with both indoor and outdoor pools.[1][2][3]
The community feels more intimate than Sun City Summerlin and more residential than a large resort development. Residents have fitness rooms, tennis, pickleball, and bocce courts, social spaces, and programmed activities close to home, while Downtown Summerlin, Red Rock Canyon, healthcare, shopping, and dining remain within the broader Summerlin master plan.[1]
Buyers who want current design, a gated setting, and a lower-maintenance lifestyle often put Regency near the top of their list. Buyers who want on-site golf or the widest possible range of clubs may prefer a larger, more established community such as Sun City Summerlin or Siena.
Regency Quick Facts
| Topic | Information |
|---|---|
| Community type | Age-qualified 55+, guard-gated |
| Location | The Cliffs village, Summerlin, Las Vegas, Nevada |
| Homes | Approximately 457 single-family homes |
| Developer | Toll Brothers |
| Established | Opened in 2016 |
| Home style | Detached, single-story, modern floor plans |
| Clubhouse | Approximately 22,000 sq. ft. |
| Golf | No on-site golf course |
| HOA dues | Varies by property, verify current master and community assessments in the HOA resale package |
| Age requirements | 55+ community, see Age Requirements section |
| Property taxes | Verify the individual parcel through the Clark County Assessor |
| SID/LID | Verify the individual parcel, see Special Improvement Districts section |
Community rules, fees, and services can change. Verify all property-specific details and current association documents before purchasing.
Regency Homes and Floor Plans
Regency's homes are entirely detached, single-story, and were offered across several Toll Brothers collections. The neighborhood's appeal is less about historic model names than the shared design language: open kitchens, connected gathering spaces, generous primary suites, and outdoor rooms suited to Southern Nevada.
What changes from home to home: lot position, mountain or city outlook, interior upgrades, pool, courtyard or casita-style space, garage configuration, and the quality of the original buyer's design selections can create a meaningful price spread.
Inventory is limited in a 457-home community. I can provide current active listings, recent comparable sales, and property-specific context before you rely on any price range. Call me at 702-582-7733.
Regency Home Prices: What Do Homes Actually Sell For?
The figures in this section are based on Scott Rotheiser's own Las Vegas Realtors MLS analysis, not a third-party estimate or an automated portal, covering closed sales in Regency at Summerlin over the trailing 12 months, August 2025 through July 2026.[7]
| Home size | Sale range | Median price | Typical configuration | Sales |
|---|---|---|---|---|
| Under 1,700 sq. ft. | $720,000-$849,900 | $760,000 | 2 bed / 2 bath | 7 |
| 1,700-2,100 sq. ft. | $725,000-$1,125,000 | $872,500 | Mix of 2 bed (2-3 bath) and 3 bed | 6 |
| 2,100-2,400 sq. ft. | $1,020,000-$1,345,000 | $1,200,000 | Mix of 2 bed / 3 bath and 3 bed / 4 bath | 5 |
| 2,400+ sq. ft. | $1,000,000-$1,930,000 | $1,465,000 | 3 bed / 3 bath | 2 |
Across the full 20-sale window, prices ranged $720,000-$1,930,000 with a median of $912,450. Three of the 20 sales, 15 percent, had a private pool, concentrated in the two largest size bands, none of the homes under 2,100 square feet in this window had one.
What standard MLS figures can't fully explain is condition and view. Mountain or city outlook, interior upgrades, casita-style space, and original design selections can materially affect value. Those differences need to be evaluated property by property.
Contact me for current Regency listings and comps in this range.
Regency HOA Considerations
Regency homes may be subject to both the applicable Summerlin master assessment and Regency community charges. Published materials have described simplified landscape maintenance as a community benefit, but current front-yard, common-area, and homeowner responsibilities should be verified rather than assumed.
| HOA item | Current information |
|---|---|
| Regency community assessment | Verify the current amount and billing frequency |
| Summerlin master association assessment | Verify the current amount |
| What the association covers | Verify through the current budget and HOA resale package |
| Transfer and capital-contribution fees | Verify through the seller-provided HOA resale package |
| Reserve study and recent financials | Verify through the HOA resale package |
| Special-assessment history | Verify through the HOA resale package |
In a Nevada resale transaction, the seller generally must provide the HOA resale package to the buyer at the seller's expense, and the buyer generally has five calendar days after receiving the package to cancel the purchase without penalty.[8][9]
Regency Age Requirements: Who Can Live There?
Regency is an age-qualified active-adult community. At least one resident must meet the applicable age requirement, and the complete occupancy policy, including younger-occupant, guest, and age-verification rules, should be confirmed in the seller-provided HOA resale package.
Anyone whose purchase depends on a child, grandchild, caregiver, younger spouse, or other household member living in the home should complete that review before the statutory cancellation period expires.[8][9]
Regency Rental Rules: Can You Rent Out a Home Here?
Rental and occupancy rules are governed by the current association documents. Review those documents directly during due diligence before purchasing a home for rental use.
Anyone considering rental use should confirm the minimum lease term, tenant age requirements, lease-registration procedures, fees, and any rental cap or waiting period before the statutory review period expires.[8][9]
Amenities and the Clubhouse
Regency's approximately 22,000-square-foot clubhouse is the heart of the community's resort-style positioning. It includes an outdoor resort-style pool and spa with shaded seating and an outdoor kitchen, a full-size indoor lap pool and spa, dedicated fitness rooms, a demonstration kitchen, wine storage, an event hall, lounge and game spaces, a library, and tennis, pickleball, and bocce courts.[3][4]
Regency does not have an on-site golf course. Buyers who want golf as part of their daily community life should look at Siena or Sun City Summerlin instead, Regency's positioning is modern-design-and-amenity-driven rather than golf-driven.
Pools, Courts, and Grounds
Clubhouse and Social Spaces
Aerial Views and Grounds
Nearby in Summerlin
Regency sits within the Cliffs village of the Summerlin master plan. Downtown Summerlin offers shopping, dining, entertainment, the Las Vegas Ballpark, and City National Arena. Red Rock Canyon offers scenic drives, hiking, and cycling nearby. Summerlin Hospital Medical Center and a broad network of medical offices and specialty care serve the area, along with groceries, restaurants, services, parks, and trails throughout the Summerlin master plan.[1] Actual drive time varies by the home's location, traffic, and destination.
Pets
Regency's detailed pet rules are contained in association documents. Buyers should review the seller-provided HOA resale package for the current limits on number and type of household pets, leash and nuisance requirements, waste-removal rules, and access to community facilities.[8]
Special Improvement Districts (SID/LID): Does This Home Have One?
SID/LID obligations should be checked for the individual Regency parcel. Don't assume the presence or absence of an assessment applies uniformly across the community, and don't rely solely on an MLS field.
Buyers can search the parcel through Assessment Management Group: Check for a SID/LID balance.[6]
For a fuller explanation: Does Your Las Vegas Home Have a SID or LID?
Community Comparisons
| Community | Best known for | Home style | Golf | Access |
|---|---|---|---|---|
| Regency | Modern boutique luxury | Newer detached homes | No | Guard-gated |
| Sun City Summerlin | Amenity depth and greenery | Established attached and detached homes | Three courses | Open |
| Siena | Established gated value | Detached resale homes | Course community | Guard-gated |
| Trilogy in Summerlin | Contemporary condominium living | Attached residences | No | Guard-gated |
This is a positioning overview, not a substitute for current listings, association documents, or property-specific due diligence.
Frequently Asked Questions
The 11 questions below are the ones that come up most often about this community.
Is Regency at Summerlin a 55+ community?
Yes. Regency is an age-qualified active-adult community. At least one resident must meet the applicable age requirement. Buyers should review the current community documents for the complete occupancy policy.
Is Regency at Summerlin gated?
Yes. Regency is a guard-gated neighborhood within the Cliffs village of Summerlin.
How many homes are in Regency at Summerlin?
Regency at Summerlin is a boutique community of approximately 457 detached single-family homes.
Are the homes in Regency at Summerlin single-story?
Yes. Regency at Summerlin was designed around detached, single-story active-adult homes with modern floor plans and indoor-outdoor living.
When was Regency at Summerlin built?
The neighborhood opened in 2016. Toll Brothers construction continued into the early 2020s, so the homes are substantially newer than those in many established Las Vegas 55+ communities.
Does Regency at Summerlin have a golf course?
No. No golf course is located inside Regency at Summerlin. Residents who prioritize golf can compare nearby courses and other active-adult communities with on-site golf.
What is included in Regency at Summerlin's clubhouse?
Published amenities include indoor and outdoor pools and spas, fitness rooms, a demonstration kitchen, wine storage, an event hall, lounge and game spaces, an outdoor kitchen, tennis, pickleball, and bocce.
What are Regency at Summerlin's HOA dues?
HOA amounts and included services can change. Confirm the current master and community assessments, transfer charges, and included maintenance for the specific property before making an offer.
Are rentals allowed in Regency at Summerlin?
Rental and occupancy rules are governed by the current association documents. Review those documents directly before purchasing a home for rental use.
How does Regency at Summerlin compare with Sun City Summerlin?
Regency at Summerlin generally appeals to buyers who prioritize newer construction, contemporary floor plans, a gated boutique setting, and upscale finishes. Sun City Summerlin is much larger and offers on-site golf, deeper amenity variety, and a more established landscape.
What did homes in Regency at Summerlin actually sell for recently?
Over the trailing 12 months ending July 2026, 20 homes closed in Regency at Summerlin, ranging from $720,000 to $1,930,000 with an overall median of $912,450, based on Scott Rotheiser's own Las Vegas Realtors MLS analysis.
Sources and Methodology
Community and amenity information on this page comes primarily from Summerlin's own community site, Toll Brothers, and the clubhouse architect, which are primary sources, rather than aggregator or listing-portal sites. Any published housing-price analysis comes from Scott Rotheiser's original Las Vegas Realtors MLS research. Regency's detailed governing documents are not publicly accessible, so HOA, age, rental, and pet provisions are identified for property-specific review in the seller-provided resale package rather than presented as unverified rules.
- Summerlin, Age-Qualified Communities overview, accessed July 2026.
- Summerlin, Community History page, accessed July 2026.
- KTGY, Regency at Summerlin Clubhouse project page, accessed July 2026.
- Toll Brothers, Regency 55+ Communities page, accessed July 2026.
- Clark County Assessor.
- Assessment Management Group, SID/LID Parcel Search.
- Scott Rotheiser, analysis of Las Vegas Realtors MLS closed-sale records for Regency at Summerlin, trailing 12 months ending July 2026: 20 closed sales reviewed.
- Regency governing documents and current resale package, supplied during an applicable resale transaction.
- Nevada Revised Statutes 116.4109 and 116.41095, HOA resale package and purchaser review rights, accessed July 2026.
Written by Scott Rotheiser, Nevada Real Estate Broker, License #B.1003211. Since 2011, Scott has been involved in the sale of more than 1,500 homes across the Las Vegas area. His work today focuses on 55+ housing, active adult communities, and downsizing in Summerlin, Henderson, and the greater Las Vegas area.
Work With a Regency Specialist
Want to know which Regency homes fit your budget, floor plan, and lifestyle preferences? Contact me for a property-specific search.
Other 55+ communities in Summerlin: Sun City Summerlin Community Guide | Siena Community Guide | Trilogy in Summerlin Community Guide | Heritage at Stonebridge Community Guide | What's My Home Worth?
Contact Scott
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