Simplify. Downsize. Enjoy.
Extract your equity. Embrace low-maintenance living. Start your next chapter.
9406 W Lake Mead Blvd, Suite 100, Las Vegas, NV 89134 · Call (702) 222-1964
List the larger home or tour 55+ the same day from Lake Mead Blvd
Sun City Summerlin is 10–15 minutes from Suite 100. We can list the larger home and preview 55+ campuses the same afternoon so you are not guessing at square footage you have not walked.
- HOA-maintained 55+ vs a smaller resale with a yard
- Age-restriction rules reviewed before you tour
- Call (702) 222-1964
Square footage you will actually use
Measure furniture against plan widths at the office or the model. Call (702) 222-1964.
9406 W Lake Mead Blvd, Suite 100, Las Vegas, NV 89134 · Call or text (702) 222-1964.
9406 W Lake Mead Blvd, Suite 100, Las Vegas, NV 89134 · Call (702) 222-1964
Office listings
Homes for sale in the Las Vegas Valley. Call or text (702) 222-1964.
Listing information is provided by Greater Las Vegas Association of REALTORS® MLS and is deemed reliable but not guaranteed. IDX information is provided exclusively for consumers' personal, non-commercial use. Property information is copyrighted by the listing broker and may not be reproduced without written permission. Equal Housing Opportunity.
List the larger house, then one 55+ rec campus — same afternoon from Suite 100
Sun City Summerlin is 10–15 minutes from 9406 W Lake Mead Blvd. Occupancy rules are reviewed before the clubhouse. Call (702) 222-1964. Do not guess at square footage you have not walked.
Sun City Summerlin
Four rec campuses. Published January 2026 band often $375K–$650K. Confirm the week you tour.
Sun City Anthem
30–35 minutes. Anthem Center about 64,000 sq ft. Separate Henderson clock.
Heritage at Stonebridge
Staffed gate. Packet lists HOA-maintained exteriors. Open /55-plus-communities/heritage-stonebridge.
Del Webb Lake Las Vegas
35–45 minutes. 320-acre lake. Do not stack with a Summerlin 55+ morning.
9406 W Lake Mead Blvd, Suite 100, Las Vegas, NV 89134 · Call or text (702) 222-1964.
9406 W Lake Mead Blvd, Suite 100, Las Vegas, NV 89134 · Call (702) 222-1964
55+ rec campus, single-story, or condo sq ft — next file at Suite 100
Sun City Summerlin is 10–15 minutes from 9406 W Lake Mead Blvd. Occupancy rules before the clubhouse. Call (702) 222-1964. Published 55+ band on this page: $375K–$650K.
55+ rec
Named rec square footage in the packet. Open /55-plus-communities.
Single-story resale
No stairs. Yard size measured from the listing, not a caption.
Condo
HOA dues and rental rules in writing. Confirm the week you tour.
Same afternoon
List the larger house, then one campus. Office/GBP (702) 500-1942.
9406 W Lake Mead Blvd, Suite 100, Las Vegas, NV 89134 · Call or text (702) 222-1964.
9406 W Lake Mead Blvd, Suite 100, Las Vegas, NV 89134 · Call (702) 222-1964
55+ Communities
Sun City Summerlin, Del Webb, Heritage at Stonebridge. HOA-maintained exteriors, rec square footage listed in the occupancy packet.
Single-Story Homes
Right-sized single-story in neighborhoods with HOA landscaping. No stairs, smaller yard, lower utility costs. Age-in-place features available.
Lock-and-Leave Condos
Secure, zero-maintenance living. Travel for months without worry. Guard-gated options available in Summerlin and Henderson.
Sale file and next-home file share one Suite 100 clock
Selling Your Large Home
- Strategic pricing to attract qualified buyers quickly
- Professional staging that showcases everyday living features
- Negotiate closing timeline that works with your purchase
- Coordinate with estate/trust attorneys if needed
Finding Your Right-Sized Home
- Tour 55+ communities with expert guidance on amenities and fees
- Identify single-story homes with accessibility features
- Compare HOA fees, reserves, and community stability
- Coordinate timing so you're never without a home
We Understand This Is Emotional
Your home holds decades of memories—first steps, holiday dinners, backyard barbecues. Downsizing isn't just a real estate transaction; it's a life transition.
Dr. Jan approaches downsizing with empathy and patience. She'll never rush you, and she'll help you find a new home that feels right—not just financially, but emotionally. Many of her downsizing clients have become friends because she genuinely cares about their happiness, not just the sale.
Sun City, Heritage, Del Webb, Solera — HOA dues and rec campuses, January 2026 bands
Occupancy packets are reviewed at Suite 100. Compare HOA-maintained exteriors and rec square footage, then drive one campus. Call (702) 222-1964.
| Community | Price Range | HOA/Mo | Top Amenity |
|---|---|---|---|
| Sun City Summerlin | $375K-$650K | $165-$220 | 4 golf courses |
| Sun City Anthem | $400K-$700K | $150-$200 | Mountain views |
| Heritage at Stonebridge | $450K-$600K | $175-$225 | Resort pool |
| Del Webb Lake Las Vegas | $400K-$650K | $180-$250 | Lake access |
| Solera at Anthem | $375K-$550K | $140-$180 | Smaller, intimate |
HOA $140–$250, $500K exclusion, guest-room counts — sheet at Suite 100
Numbers on this page are examples, not your tax file. Call (702) 222-1964. CPA for gains above the exclusion. We will not invent your net.
HOA dues
55+ cited here $140–$250/month. Packet lists what is painted.
Capital gains
$500,000 married exclusion if you qualify. Confirm with a CPA.
Guest room
Count bedrooms on the next plan. Measure furniture at the model.
Rec vs open streets
Club lists vs a smaller resale yard. Pick one clock.
9406 W Lake Mead Blvd, Suite 100, Las Vegas, NV 89134 · Call or text (702) 222-1964.
9406 W Lake Mead Blvd, Suite 100, Las Vegas, NV 89134 · Call (702) 222-1964
Financial Factors
- HOA Fees: 55+ communities range from $140-$250/month. Ensure you understand what's included (landscaping, exterior maintenance, amenities).
- Capital Gains: If you've lived in your home 2+ years, up to $500,000 (married) in gains are tax-free. Consult a CPA for larger gains.
- Insurance Costs: Smaller homes and condos often have lower insurance. Some 55+ communities include exterior coverage in HOA.
Square footage, HOA, and guest-room counts
- Guest Space: Overnight guests still visit. Consider a home with a guest room or nearby vacation rentals for overflow.
- Healthcare Access: Proximity to hospitals matters. Summerlin Hospital, Henderson Hospital, and Centennial Hills Hospital serve different areas.
- Rec square footage: Walk one clubhouse before you pick a street. Green Valley and Summerlin are separate clocks from 55+ occupancy packets.
CMA, occupancy packet, then one rec walk — four steps from W Lake Mead Blvd
The sequence is dated at Suite 100. We do not skip the walkthrough. Call (702) 222-1964.
CMA
APN at 9406 W Lake Mead Blvd. January 2026 valley median $450K is not your number.
Occupancy packet
HOPA and guest ages in writing before any clubhouse.
One rec building
Sun City Summerlin 10–15 minutes. Anthem is a separate east clock.
List or wait
Written at the desk. Office/GBP (702) 500-1942.
9406 W Lake Mead Blvd, Suite 100, Las Vegas, NV 89134 · Call or text (702) 222-1964.
9406 W Lake Mead Blvd, Suite 100, Las Vegas, NV 89134 · Call (702) 222-1964
Discovery Conversation
We start with a no-pressure conversation about your goals. What's driving your decision? Which rec campus and HOA dollar band? Single-story vs condo square footage? This helps Dr. Jan date the next file before any clubhouse walk.
Equity Analysis & Options Review
Dr. Jan provides a comprehensive market analysis of your current home, showing exactly how much equity you have. Then she presents downsizing options that fit your budget, comparing 55+ rec campuses, single-story homes, and condos by square footage.
Tour & Compare
Visit potential new homes and communities at your pace. Dr. Jan provides insight into HOA financial health, community culture, and resale trends. No pressure—this is about finding what feels right.
Coordinated Transaction
When you're ready, Dr. Jan coordinates both the sale of your current home and purchase of your new one. Timing is synchronized so you're never homeless or carrying two mortgages. She handles all the details while you focus on your next chapter.
HOA packet and rec-campus walk — downsizing questions at Suite 100
Can we list the larger home and preview 55+ the same afternoon?
Yes. Sun City Summerlin is 10–15 minutes from Suite 100. We can list the larger home and walk a rec campus the same day so you are not guessing at square footage you have not measured. Call (702) 222-1964.
What net-equity range did this page last publish for a 4–5 bedroom to 55+ move?
This page last published a planning range of about $150,000–$350,000+ after costs when moving from a $650,000–$900,000 4–5 bedroom to a $400,000–$550,000 55+ or condo. Confirm with a CMA on your APN — not this range.
How do we choose between Sun City Summerlin and a smaller resale with a yard?
HOA packet, rec-campus use, yard maintenance, and drive time from 9406 W Lake Mead Blvd. Age-restriction rules are reviewed at the desk before the tour. Call (702) 222-1964.
What occupancy rule do we review before a 55+ downsizing tour?
HOPA 80/20 vs all-residents-55+ (Solera). Guest-stay limits are in the HOA packet — we do not publish a one-size guest slogan. Call (702) 222-1964.
9406 W Lake Mead Blvd, Suite 100, Las Vegas, NV 89134 · Call or text (702) 222-1964.
9406 W Lake Mead Blvd, Suite 100, Las Vegas, NV 89134 · Call (702) 222-1964
List the larger home or tour 55+ the same day
“Sun City Summerlin is 10–15 minutes from Suite 100. We can list photos in the morning and walk a rec campus after. Occupancy rules are reviewed at the desk first. Call (702) 222-1964.”
— Dr. Jan Duffy, REALTOR®
9406 W Lake Mead Blvd, Suite 100, Las Vegas, NV 89134 · Call or text (702) 222-1964.
9406 W Lake Mead Blvd, Suite 100, Las Vegas, NV 89134 · Call (702) 222-1964
Bring the APN to Suite 100 — then one 55+ rec campus
Get a free home valuation and explore your downsizing options. Dr. Jan will show you what's possible without any pressure.
9406 W Lake Mead Blvd, Suite 100, Las Vegas, NV 89134 · Call (702) 222-1964