55+ living in Las Vegas and Houston
The clubhouse tour is the easy part. The HOA's finances, the age rules, the true monthly cost and how you would one day sell are what decide whether a community fits. Lisa helps buyers check all of it before they commit.
Best for: Single-story living, planned social events, neighbors at a similar stage of life, resort-style amenities and less yard work.
The hidden risk: Rules and recurring costs. A great clubhouse does not fix a bad HOA fit.
Best for: A bigger pool of future buyers, neighbors of all ages, more freedom to customize, and often lower HOA dues.
The hidden risk: Upkeep. Lower HOA fees just mean the owner pays for and arranges more.
A starting list, not every option. Prices and fees change often, so treat these as a first look and ask Lisa for current numbers on any community.
Summerlin · Del Webb
Established, resale homes
The valley’s original Del Webb 55+ community, with its own golf courses, recreation centers and a long list of resident clubs.
Confirm: Which recreation centers and fees apply to the specific home, and the age of the roof and AC.
Henderson · Del Webb
Established, resale homes
A large Henderson 55+ community in the foothills, with recreation centers, golf and mountain and Strip views.
Confirm: Golf and club costs outside the HOA, and the resale package for the specific home.
North Las Vegas · Del Webb
Established, resale homes
A North Las Vegas 55+ community next to the Aliante golf course, often lower priced than Summerlin and Henderson.
Confirm: Golf access and fees, and any special improvement district on the home.
Henderson · Del Webb
Established, resale homes
A smaller Henderson 55+ community within Anthem, with its own clubhouse, pool and fitness center.
Confirm: Gate access and which Anthem amenities are included in the dues.
Henderson · Del Webb
New construction
New single-story homes near the lake and resort area on Henderson’s east side.
Confirm: The local improvement district (LID) charge on top of the HOA, and lot premiums.
Henderson · Lennar
New construction
Lennar’s 55+ neighborhood inside the Cadence master plan, with its own clubhouse plus Cadence parks and trails.
Confirm: Current prices and incentives, and the split between Heritage and Cadence dues.
Summerlin
Established, resale homes
A gated 55+ golf community in Summerlin with a clubhouse, pools and an active club calendar.
Confirm: Golf membership terms and the HOA reserve study.
Summerlin · Shea Homes
Resale homes
A newer 55+ neighborhood in Summerlin’s west side with modern single-story designs and a private club.
Confirm: Any special improvement district (SID) payment, and club costs outside the HOA.
Summerlin · Toll Brothers
Resale homes
A newer 55+ neighborhood in Summerlin with a large private clubhouse and resort-style amenities.
Confirm: The special improvement district (SID) payment on the home and how many years remain on it.
Sugar Land area · Del Webb
New construction
New single-story homes with indoor and outdoor resort amenities and a full-time Lifestyle Director. The amenity center is still being built.
Confirm: Lot premiums, MUD taxes, move-in-ready incentives, and when the amenity center opens.
Missouri City · Toll Brothers
New construction
One-level designs with a private amenity center (planned) plus access to Sienna’s trails, parks and amenities.
Confirm: Sienna master fees, golf and waterpark access terms, and base price vs. final price.
Manvel area · Perry Homes
New construction
A gated enclave of 114 homes with a private clubhouse and Lifestyle Director, plus access to Meridiana’s amenities.
Confirm: The split between base and section dues, and exactly what lawn care covers.
Richmond · Del Webb
Established, mostly resale
About 1,500 homes around a 27,000 sq ft clubhouse called The Lodge.
Confirm: Section fees vs. the dues shown in the listing.
Fulshear · Taylor Morrison and Darling Homes
Established, mostly resale
A gated 55+ enclave inside the Cross Creek Ranch master plan.
Confirm: Master vs. section dues, and transfer fees.
Richmond
Resale homes
A boutique enclave of 44 patio homes inside Aliana.
Confirm: How quickly homes resell in such a small community, and the rental rules.
Pearland
Established, resale homes
An established Pearland community of about 841 homes around an 18-hole golf course.
Confirm: Golf costs, what the HOA covers on townhomes, and the written age restriction.
Pearland
Established, resale homes
A gated Pearland 55+ community with a lake and walking trails.
Confirm: Exactly what the dues include (exterior paint, internet) on the resale certificate.
Community details are from each builder's or community's own website, checked October 2026. Prices, fees and availability change; confirm everything before you buy. Lisa is not affiliated with these builders. Some are new construction, where your own agent can represent you at no cost to you if they register you on your first visit, so bring Lisa or call her before you tour.
From Lisa's checklist
Nine areas to check before you buy. Here are the first questions in each. The free checklist has all 47, with room for notes, to take on your tours.
The advertised HOA fee is just the headline number. What is underneath it decides whether you face surprise costs later.
Lisa's tip: An underfunded reserve fund is the number one hidden cost in 55+ communities. Ask for the reserve study itself, not just the budget summary.
+ 4 more in the free checklist"55 and up" sounds simple, but the fine print on who can live there, and for how long, varies a lot from one community to the next.
Lisa's tip: Ask specifically what happens to the surviving spouse. It is the situation most buyers never plan for until it happens.
+ 4 more in the free checklistThe community you buy into today is the community you will one day need to sell out of.
Lisa's tip: A smaller buyer pool does not always mean a lower price, but it usually means a longer wait. Ask for real days-on-market numbers, not just list prices.
+ 3 more in the free checklistGlossy photos show a packed pool and a full clubhouse. The real test is who is actually there on an ordinary Tuesday.
Lisa's tip: Visit the amenities on a weekday afternoon, not during an open house. That is when you see the real, everyday community.
+ 3 more in the free checklistBeing close to care matters more every year, even if it does not feel urgent today.
Lisa's tip: Call the nearest ER and ask their average wait time. It tells you more than any map.
+ 3 more in the free checklistThe feel of a community can matter as much as the house itself, and no listing photo can show it to you.
Lisa's tip: Ask the sales office for the last three community newsletters. They show more about daily life than any tour.
+ 3 more in the free checklistThe home that works for you today should still work for you in 10 to 20 years.
Lisa's tip: Ask whether grab-bar blocking is already inside the shower walls. It is about $50 during construction and $1,500 or more to add later.
+ 3 more in the free checklistTwo homes at the same price can cost very different amounts every month.
Lisa's tip: Ask for the full all-in monthly cost in writing. Numbers quoted out loud almost always leave something out.
+ 3 more in the free checklistBuying is easy to picture. The smartest buyers also plan for how they might one day need to leave.
Lisa's tip: Ask the HOA in writing, not out loud, for the exact timeline and paperwork for heirs. Spoken answers here are often wrong.
+ 3 more in the free checklistThe 55+ Buyer Scorecard
After a tour, rate each area from 1 (worried) to 5 (confident). Anything below 3 needs more research before you move forward, and the scorecard shows you which questions to ask next.
Rate at least one area to see where to dig deeper.
A beautiful clubhouse is only worth it if you'll use it. Don't just buy the model home; buy the daily rhythm.
Before you lose the right to walk away (the option period in Texas, or 5 days after you receive the HOA resale package in Nevada), ask for:
The critical question: Are there any pending lawsuits, claims or planned special assessments?
Free download
Every question in all nine areas, Lisa's tips, the scorecard and room for notes, ready to print and take on tours. Choose the Las Vegas or Houston edition (or both): each covers that state's taxes, HOA documents and contract deadlines.
Looking at Missouri City, Sugar Land, Richmond, Fulshear, Pearland or Manvel? Add the Southwest Houston community guide: the 55+ communities side by side, the real monthly cost stack, Texas tax breaks at 65, flood and insurance checks, and a pre-offer dashboard.
If you rated a community above, your scores go to Lisa with your request, so she can help with the areas you're unsure about.
Under the federal Housing for Older Persons Act, at least 80% of the occupied homes must have at least one resident who is 55 or older, and the community must publish and follow policies showing it is meant for that. Each community then sets its own rules on spouses or partners under 55, guests and renting, so read the written age policy before you buy.
An age-restricted community has a legal 55+ rule in its documents. An age-targeted community is designed and marketed with active adults in mind, but anyone can buy there. Builders sometimes use similar names for both, so check the deed restrictions.
Often, because they tend to include more: a clubhouse, fitness center, activities staff and sometimes yard care. The real question is what the fee covers and whether the reserve fund is healthy. Lisa’s checklist walks through it.
Yes. Lisa is licensed in Nevada and Texas, so she can compare 55+ communities in both cities with you and help you sell in one while you buy in the other.
55+ communities are permitted under the federal Fair Housing Act's exemption for housing for older persons. Lisa follows fair housing law and works with every buyer, in any community and any neighborhood. This page is general information, not legal or tax advice.
Not sure which community fits?
Book a 55+ buyer strategy call. Lisa will help you compare the lifestyle, read the HOA documents, project the monthly cost and look at resale before you spend your weekends touring.
