Siena Community Guide and Homes for Sale
Key Takeaways
- Siena is a guard-gated 55+ community in Summerlin South spanning about 667 acres with 2,001 single-family homes and villas (Source: Siena Community Association, accessed July 2026).
- Siena Golf Club is a public 18-hole championship course designed by Brian Curley and Lee Schmidt. It's operated separately from the HOA, and golf membership isn't required to live in Siena (Source: Siena Golf Club, accessed July 2026).
- Over the trailing 12 months ending July 2026, Scott Rotheiser's own Las Vegas Realtors MLS analysis found 96 closed detached-home sales in Siena with median prices from $552,500 to $1,103,750 depending on size, and 15 closed attached-villa sales with medians from $380,000 to $425,000 (Source: Scott Rotheiser, Las Vegas Realtors MLS, trailing 12 months ending July 2026).
- Siena has two staffed, guard-gated entrances with 24/7 on-site security personnel, a 16,000-square-foot Fitness Center, and both an indoor lap pool and an outdoor pool (Source: Siena Community Association, accessed July 2026).
- Siena's detailed HOA dues, age-qualification, and rental rules sit behind a password-protected resident portal. Buyers should verify the current figures in the seller-provided HOA resale package before purchasing (Source: NRS 116.4109, accessed July 2026).
Table of Contents
- What Is Siena
- Quick Facts
- Homes and Floor Plans
- Home Prices
- HOA Fees
- Age Requirements
- Rental Rules
- Siena Golf Club
- Community Center and Amenities
- Fitness Center, Pools, and Sports Courts
- Clubs, Events, and Social Life
- Restaurants and Nearby Conveniences
- Pets and Nearby Dog Parks
- Special Improvement Districts (SID/LID)
- Frequently Asked Questions
- Sources and Methodology
What Is Siena?
Siena is a guard-gated 55+ community in Summerlin South, on the western side of the Las Vegas Valley. The 667-acre community contains 2,001 single-family homes and villas arranged around the public Siena Golf Club. Siena extends from Flamingo Road to south of Tropicana Avenue, between Town Center Drive and Hualapai Way.[1]
Siena is substantially smaller than Sun City Summerlin but still offers a deep collection of resident amenities. The community has a central activity center, a separate 16,000-square-foot fitness facility, indoor and outdoor pools, resident clubs and events, an on-site salon and spa, and a public 18-hole championship golf course. Its location beside the 215 Beltway also places it near Downtown Summerlin, neighborhood shopping, medical services, and other western Las Vegas destinations.
If you're comparing Siena with other Las Vegas 55+ communities, this guide covers the information that matters most: housing choices, original MLS pricing, HOA costs, age and rental rules, golf, recreation, security, and everyday conveniences.
Siena Quick Facts
| Topic | Information |
|---|---|
| Community type | Guard-gated 55+ active-adult community |
| Location | Summerlin South, Las Vegas, Nevada |
| Community size | Approximately 667 acres[1] |
| Homes | 2,001 single-family homes and villas[1] |
| Housing types | Detached single-family homes and attached villas |
| Golf | Public 18-hole championship Siena Golf Club |
| Community facilities | Community Center and 16,000-square-foot Fitness Center |
| Pools | Heated 25-yard indoor lap pool and spa; outdoor pool and spa[3] |
| Gated | Yes, two staffed entrances and 24/7 on-site security personnel[2] |
| HOA dues | Varies by property and association structure, verify in the HOA resale package |
| Pets | Subject to Siena's governing documents, review the HOA resale package |
| Rental rules | Subject to Siena's governing documents, see Rental Rules section |
| Age requirements | 55+ community, see Age Requirements section |
| ZIP code | 89135 |
| Property taxes | Verify the individual parcel through the Clark County Assessor |
| SID/LID | Verify the individual parcel, see Special Improvement Districts section |
Siena Homes and Floor Plans
Siena contains a combination of detached single-family homes and attached villas. The public community site identifies 2,001 residences in total, with the golf course weaving through the neighborhood and creating golf-course views for some properties.[1]
The housing stock is primarily single-story and was designed for active-adult living. Available homes range from more compact villas to larger detached residences, with meaningful differences in lot size, garage configuration, golf-course frontage, updates, and outdoor living space.
The most important distinction isn't simply attached versus detached. Buyers should also evaluate whether the home is in an additional sub-association, whether exterior or landscape maintenance is included, golf-course frontage versus an interior lot, original condition versus a remodeled interior, garage size and storage, a private pool, spa, courtyard, or covered patio, mountain, golf-course, or city views, and proximity to the gates, Community Center, Fitness Center, and major roads.
Siena homes were built over multiple years and offered in numerous floor plans. Listing databases don't always label models or attached products consistently, so I group homes by their actual physical characteristics and verified association obligations rather than relying solely on an MLS dropdown.
Siena 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 Siena over the trailing 12 months ending July 2026.[12]
Attached villas
Figures below reflect closed attached villa (townhouse) sales in Siena over the trailing 12 months (15 closed sales in this window).
| Villa size | Sale range | Median price | Typical configuration | Sales |
|---|---|---|---|---|
| Under 1,200 sq. ft. | $370,000-$389,000 | $380,000 | 2 bed / 2 bath | 4 |
| 1,200-1,320 sq. ft. | $379,900-$435,000 | $420,000 | Mostly 2 bed / 2 bath | 5 |
| 1,320+ sq. ft. | $415,000-$494,500 | $425,000 | 2 bed / 2 bath | 6 |
None of the 15 attached villa sales in this window had a private pool, which fits the smaller, lower-maintenance lot sizes that come with this product type.
Detached homes
Figures below reflect closed detached SFR sales in Siena over the trailing 12 months (96 closed sales in this window).
| Detached-home size | Sale range | Median price | Typical configuration | Sales |
|---|---|---|---|---|
| Under 1,700 sq. ft. | $411,450-$770,000 | $552,500 | Mostly 2 bed / 2 bath | 30 |
| 1,700-2,100 sq. ft. | $550,000-$880,000 | $680,000 | Mix of 2 bed / 2 bath and 2 bed / 3 bath | 29 |
| 2,100-2,700 sq. ft. | $640,000-$1,750,000 | $925,000 | Mix of 2- and 3-bedroom configurations | 21 |
| 2,700+ sq. ft. | $860,000-$2,550,000 | $1,103,750 | Mostly 3 to 4 bedroom | 16 |
Across all 96 detached sales in this window, 14 (about 15%) had a private pool, and pools show up more often in the larger size bands, roughly 1 in 30 in the smallest group versus about 1 in 3 in the 2,700+ group.
What standard MLS figures can't fully explain is condition. A remodeled kitchen, updated bathrooms, flooring, windows, landscaping, pool condition, and the quality of the view can materially affect value. Those differences need to be evaluated property by property. Golf-course frontage pricing analysis for Siena is in progress and will be added to this page once available, I won't publish a number I haven't verified myself.
Contact me for current Siena listings and comps in this range.
Siena HOA Fees
Siena is governed by the Siena Community Association. Some properties may also carry obligations to an additional neighborhood or product-specific association. Buyers should confirm the complete association structure for the individual address rather than assuming every Siena home has identical monthly costs or maintenance responsibilities.
| HOA item | Current information |
|---|---|
| Siena master assessment | Verify the current amount and billing frequency for the specific property |
| Sub-association assessment | Varies by property, verify individually |
| Transfer, resale, or capital fees | Verify through the seller-provided HOA resale package |
| What the master assessment covers | Verify through the current budget and HOA resale package |
| Individual yard maintenance | May vary by property or association, verify before purchasing |
| Exterior building maintenance | May vary between detached homes and villas, verify before purchasing |
| Architectural review | Required for regulated exterior changes, verify current standards |
| Golf | Operated separately from the community association |
Siena's public website places its detailed association documents behind a resident login. In a Nevada resale transaction, the seller generally must provide the HOA resale package to the buyer at the seller's expense. The package includes the association's governing documents, current assessments, financial information, and other required disclosures. The buyer then generally has five calendar days after receiving the package to cancel the purchase without penalty.[14]
Do not rely on an online HOA estimate when preparing an offer. The accurate total depends on the specific property and any additional association attached to it.
Siena Age Requirements: Who Can Live There?
Siena describes itself as a 55+ community. Its detailed age policy isn't publicly available, so buyers shouldn't assume that another active-adult community's rules apply. The qualifying-resident requirement, minimum age for other permanent occupants, guest limits, surviving-spouse provisions, and age-verification process 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.
Siena Rental Rules: Can You Rent Out a Home Here?
Siena's detailed leasing rules aren't publicly accessible. Rather than repeat potentially outdated restrictions, buyers should review the HOA resale package provided by the seller during the transaction.
Anyone considering rental use should confirm the minimum lease term, whether the entire home must be leased, tenant age requirements, lease-registration procedures, fees, amenity-access rules, and any rental cap or waiting period before the statutory review period expires. Prospective landlords should also obtain legal or property-management advice where appropriate. This page is an educational starting point, not a substitute for the governing documents.
Siena Golf Club
Siena Golf Club is an 18-hole championship golf course designed by Brian Curley and Lee Schmidt. The course is public and features rolling fairways, strategic bunkering, water features, views of the Spring Mountains, and Las Vegas skyline views.[5]
The course is open to the public and is operated separately from the Siena Community Association. Living in Siena does not require a golf membership, and association dues should not be represented as including golf. The Siena Men's Golf Club likewise states that neither it nor the community association owns or controls the golf course.[6]
Residents who play frequently can review current memberships, player programs, and Clark County resident offers directly with the golf club. Rates, programs, and course-maintenance schedules can change.
Explore Siena Golf Club, memberships, and tee times.
Siena Community Center and Amenities
The Siena Community Center is the social and administrative heart of the neighborhood. It includes a library, ceramics room, arts and crafts room, sewing room, music room, billiards room, three game rooms, and a computer room.[4]
Residents use the Community Center for hobbies, meetings, event registration, new-homeowner orientation, and assistance from association staff. The Rotunda provides an informal gathering place with complimentary coffee and tea, while the Resident Services Desk handles community information and event tickets.
The range of dedicated rooms is particularly useful for someone who wants an active social life but doesn't play golf. Creative work, cards and games, music, technology, and association events all have designated spaces.
View the official Siena Community Center page.
Siena Fitness Center, Pools, and Sports Courts
Siena's separate Fitness Center contains approximately 16,000 square feet of recreation and wellness space. It offers cardio and strength-training machines, free weights, a stretch room, locker rooms, saunas, steam rooms, and fitness classes taught by certified instructors.[3]
Aquatic amenities include a heated 25-yard indoor lap pool and spa, plus an outdoor pool and spa with lounge areas. The association states that lifeguards are not provided, and use of the pools and spas is at the user's own risk.
The Fitness Center also coordinates access to Siena's tennis, pickleball, and bocce facilities. Court reservations, guest use, and children's access are governed by current facility rules. Tennis and pickleball ball machines may be available for resident use.
Siena also has an on-site Salon and Spa inside the Fitness Center. It offers hair services, massage, and skin-care treatments exclusively for residents, services and prices are separate from HOA assessments.[7]
View Siena Fitness Center details and current rules.
Siena Clubs, Events, and Social Life
Siena's resident-run clubs and groups cover active, card and game, creative, discussion, informational, and social interests. The full directory is available only through the resident section of the association website, so this page doesn't publish a club count unless it's verified directly with Siena.
The association's Lifestyle Department coordinates monthly happy hours, trips to the Smith Center, barbecues, trivia nights, and other activities. Siena's Social Committee organizes signature events including Sienafest and the annual New Year's Eve Gala.[2]
That organized programming is an important part of Siena's appeal. It gives residents options beyond self-directed use of the pool, gym, and golf course and provides built-in opportunities to meet neighbors.
Siena Restaurants and Nearby Conveniences
The Siena Bistro is located at Siena Golf Club and offers golf-course and mountain views. Current public listings describe it as serving American fare, including breakfast, lunch, and dinner. Restaurant hours and menus change, so visitors should confirm directly before going.[8]
View Siena Golf Club and Bistro.
Beyond the Bistro, Siena doesn't have privately owned restaurants of its own, but several everyday conveniences sit close by along Flamingo Road. An Albertsons grocery store is located at Flamingo Road and Hualapai Way, right along Siena's own eastern boundary street.[15] A few minutes further west on Flamingo Road, near Grand Canyon Drive, residents also have access to Target at the Grand Canyon Parkway shopping center, along with Las Vegas Athletic Club, Nevada Foot & Ankle, Rise & Shine, Chick-fil-A, The Bar @ Flamingo & Grand Canyon, and Handel's Homemade Ice Cream.[16][17][18][19][20][21][22]
Siena is adjacent to the 215 Beltway and close to shopping, dining, medical offices, grocery stores, and everyday services throughout Summerlin South. The official association describes Downtown Summerlin as one freeway exit away and identifies Red Rock Resort as another nearby dining and entertainment destination.[1]
Summerlin Hospital Medical Center and numerous specialty practices serve the broader Summerlin area. Because Siena covers 667 acres and has two gated entrances, travel times should be checked from the individual property rather than generalized for the entire community.
Pets and Nearby Dog Parks
Pets
Siena's detailed pet rules are contained in association documents that aren't publicly accessible. Buyers should review the seller-provided HOA resale package for the current limits on the number and types of household pets, leash and nuisance requirements, waste-removal rules, and access to community facilities.
The public Siena Fitness Center rules do not allow pets in indoor or outdoor fitness facilities except service animals.[3]
Dog parks
Siena doesn't advertise a dedicated off-leash dog park among its public amenities. One public option in the western valley is Desert Breeze Park at 8275 Spring Mountain Road. Clark County states that the park has three dog runs with benches, trees, waste receptacles, and water taps.[9] Travel time varies by the location of the home and traffic.
View official Desert Breeze Park information.
Special Improvement Districts (SID/LID): Does This Home Have One?
SID/LID obligations should be checked for the individual Siena parcel. Don't assume that 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.
For a fuller explanation: Does Your Las Vegas Home Have a SID or LID?
Frequently Asked Questions
The 18 questions below are the ones that come up most often about this community. For a deeper dive, I've also put together a full Siena Buyer FAQ and Siena Seller FAQ, each covering more real questions organized by topic.
Is Siena a gated community?
Yes. Siena is guard-gated and has staffed entrances for homes north and south of Tropicana Avenue. The association states that on-site security personnel operate 24 hours a day, with mobile patrol officers monitoring access points and conducting community patrols.[2]
How many homes are in Siena?
Siena contains 2,001 single-family homes and villas across approximately 667 acres in Summerlin South.[1]
Is Siena a 55+ community?
Yes. Siena identifies itself as a 55+ active-adult community. Buyers should consult the current age-restriction policy for qualifying-resident, younger-occupant, guest, and age-verification rules.
Is Siena Golf Club private?
No. Siena Golf Club is a public 18-hole championship golf course. It is operated separately from the Siena Community Association, and golf membership is not required to live in Siena.[5][6]
Is golf included in the Siena HOA fee?
No. Siena Golf Club is operated separately from the community association. Golf fees, memberships, and player programs are separate from homeowner assessments.
Does Siena have indoor and outdoor pools?
Yes. Siena's Fitness Center has a heated 25-yard indoor lap pool and spa, as well as an outdoor pool and spa.[3]
Does Siena have pickleball and tennis courts?
Yes. Siena provides resident access to pickleball and tennis facilities. Reservations, guest access, and operating rules are managed through the Fitness Center.[3]
Does Siena have a gym?
Yes. The 16,000-square-foot Fitness Center includes cardio equipment, strength-training machines, free weights, a stretch room, locker rooms, saunas, steam rooms, pools, and instructor-led classes.[3]
Does Siena have a restaurant?
Yes. The Siena Bistro is located at Siena Golf Club and serves the public. Menus and hours should be confirmed directly with the restaurant.[2][8] Siena does not have privately owned restaurants of its own beyond the Bistro, but grocery, dining, and fitness options are close by along Flamingo Road, including an Albertsons at Flamingo Road and Hualapai Way and a cluster of businesses near Grand Canyon Drive.[15][16][17][18][19][20][21][22]
Does Siena have clubs and organized activities?
Yes. Siena has resident-run clubs and groups, along with Lifestyle Department programming such as happy hours, Smith Center trips, barbecues, trivia nights, Sienafest, and a New Year's Eve Gala.[2]
Are there attached homes in Siena?
Yes. Siena includes attached villas as well as detached single-family homes. Buyers should confirm whether an attached property carries additional association dues or maintenance provisions.
Are rentals allowed in Siena?
Rental use is subject to Siena's current governing documents. Buyers should review the seller-provided HOA resale package for minimum lease terms, tenant age requirements, registration procedures, fees, amenity-access provisions, and any rental limits before the statutory review period expires.
What are Siena's HOA fees?
The total varies by property and association structure. Buyers should verify the current master assessment, any additional association assessment, and all transfer or capital fees in the seller-provided HOA resale package.
Does Siena maintain individual yards or home exteriors?
Maintenance obligations may differ between detached homes, villas, and properties with an additional association. Buyers should verify the exact yard, exterior, roof, and insurance responsibilities for the individual property in the HOA resale package.
Are pets allowed in Siena?
Household pets are subject to Siena's current governing documents. Buyers should review the seller-provided HOA resale package for limits on number and type, leash and nuisance requirements, and access to community facilities. Published Fitness Center rules prohibit pets in indoor and outdoor fitness facilities except service animals.[3]
Does Siena have a dog park?
Siena does not advertise a dedicated off-leash dog park among its public amenities. Desert Breeze Park is one public option in the western valley and has three dog runs. Travel time depends on the home's location and traffic.[9]
How close is Siena to Downtown Summerlin?
The Siena Community Association describes Downtown Summerlin as one freeway exit away. Actual drive time varies by the home's location, gate used, traffic, and destination.[1]
Are there homes on the golf course?
Yes. Siena Golf Club weaves through the community, and some homes have golf-course frontage or views. Lot orientation, view quality, and potential golf-ball exposure should be evaluated at the individual property.[1]
Sources and Methodology
Community and amenity information on this page comes primarily from Siena Community Association and Siena Golf Club. Any published housing-price analysis comes from Scott Rotheiser's original Las Vegas Realtors MLS research. Siena's detailed governing documents are accessible through a password-protected resident portal, so HOA, age, rental, pet, and maintenance provisions are identified for property-specific review in the seller-provided resale package rather than presented as unverified rules.
- Siena Community Association, Community, accessed July 2026.
- Siena Community Association, Home (security, activities, and amenities), accessed July 2026.
- Siena Community Association, Fitness Center, accessed July 2026.
- Siena Community Association, Community Center, accessed July 2026.
- Siena Golf Club, accessed July 2026.
- Siena Men's Golf Club, ownership and operational disclaimer, accessed July 2026.
- Siena Community Association, Salon and Spa, accessed July 2026.
- Siena Bistro public restaurant listing, accessed July 2026, hours and menu subject to change.
- Clark County, Desert Breeze Park, accessed July 2026.
- Clark County Assessor.
- Assessment Management Group SID/LID search.
- Scott Rotheiser, analysis of Las Vegas Realtors MLS closed-sale records for Siena, trailing 12 months ending July 2026: 96 detached single-family home sales and 15 attached villa (townhouse) sales reviewed.
- Siena 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.
- Albertsons, 10140 W Flamingo Rd, Las Vegas, NV 89147, accessed July 2026.
- Target, Grand Canyon Parkway, 4155 S Grand Canyon Dr, Las Vegas, NV 89147, accessed July 2026.
- Las Vegas Athletic Club (LVAC) Southwest, 9615 W Flamingo Rd, Las Vegas, NV 89147, accessed July 2026.
- Nevada Foot & Ankle, 9940 W Flamingo Rd, Ste 101, Las Vegas, NV 89147, accessed July 2026.
- Rise & Shine, 9827 W Flamingo Rd, Las Vegas, NV 89147, accessed July 2026.
- Chick-fil-A, 9830 W Flamingo Rd, Las Vegas, NV 89147, accessed July 2026.
- The Bar @ Flamingo & Grand Canyon, 4340 S Grand Canyon Dr, Las Vegas, NV 89147, accessed July 2026.
- Handel's Homemade Ice Cream, 10170 W Tropicana Ave, Ste 150, Las Vegas, NV 89147, 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 Siena Specialist
Want to know which Siena homes fit your budget, preferred floor plan, view, and maintenance preferences? Contact me for a property-specific search.
Other 55+ communities in Summerlin: Sun City Summerlin Community Guide | Trilogy in Summerlin Community Guide | Regency at Summerlin (LINK NEEDED) | What's My Home Worth?
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