In 2026, the Las Vegas luxury tier runs from country-club communities with medians near $1,000,000 to a single Summerlin enclave where the median recorded sale was $21,000,000. Communities like The Summit Club, Ascaya, and MacDonald Highlands sit at the top, and established country clubs like Red Rock Country Club and Anthem Country Club hold the accessible end, all driven by gated security, panoramic views, and the architecture that today's high-end buyers demand.
This edition ranks every community with at least five recorded closings by average sold price, using Las Vegas MLS data pulled through Repliers on September 19, 2026 (closings September 19, 2025 through September 18, 2026; actives as of September 18, 2026), and answers the question first-time luxury buyers actually ask: not "which neighborhood is best" but "where do I start."
The Summit Club, Ascaya, and MacDonald Highlands lead the 2026 Las Vegas luxury rankings. According to Las Vegas MLS data pulled through Repliers on September 19, 2026, The Summit Club averaged $16,358,750 across 8 closings in the 12 months ending September 18, 2026, Ascaya $8,549,583 across 12, and MacDonald Highlands $5,410,344 across 64. Start with your budget band and lifestyle, then use days-on-market leverage to negotiate.
- The Summit Club ranks #1 with a $16,358,750 average sold price across 8 MLS closings and a $25,000,000 top sale.
- Ascaya ($8,549,583 average) and MacDonald Highlands ($5,410,344) hold #2 and #3 in the 12 months ending September 18, 2026.
- Homes closing above $5,000,000 took a median 64 days and sold at 91.9% of original list price.
- Red Rock Country Club and Anthem Country Club deliver country-club living with medians of $2,050,000 and $1,625,000.
- Pick a budget band first: under $2,000,000 buys country clubs, $4,000,000-plus buys foothill and Summerlin estates.
What Changed in the Las Vegas Luxury Market Since Spring 2026?
When I published the first version of this ranking in May, the valley had just set its all-time median price record. According to Las Vegas REALTORS, the median existing single-family home price in Southern Nevada hit $490,000 in May and June 2026, then eased to $480,000 in July 2026, while 2,508 existing homes sold in July 2026 versus 2,251 in July 2025 with roughly four months of supply.
The luxury tier has behaved differently from the median. Across the 12 months ending September 18, 2026, Las Vegas MLS data pulled through Repliers on September 19, 2026 shows 839 closings between $1,200,000 and $2,000,000 at a 37-day median days on market, 286 between $2,000,000 and $3,000,000 (also 37 days), 146 between $3,000,000 and $5,000,000 (44 days), and 97 at $5,000,000 and above (64 days). The $1,200,000-plus market is genuinely liquid: 45% of the $1,200,000 to $3,000,000 closings went under contract within 30 days. Above $5,000,000 only 29% did, and 38% took 90 days or more.
Seasonality matters more at this tier than buyers expect. Closings at $1,200,000 and above peaked at 213 in January 2026, held between 133 and 142 a month from February through May, and fell to 62 in August 2026, so sellers who list in September and October meet the buyers who close in December and January. Rates moved against buyers over the summer: according to the Freddie Mac Primary Mortgage Market Survey, the 30-year fixed averaged 6.71% for the week ending September 3, 2026, up from 6.50% a year earlier, which has pushed even more closed volume toward cash.
What Counts as a Luxury Neighborhood in Las Vegas, and Why Does the Tier Hold Value?
When my team and I rank a neighborhood as true luxury, it has to check most of these boxes: gated access with 24-hour guard staffing or advanced keycard and camera systems; a median sold price consistently above $1,000,000 for single-family detached homes; architectural standards enforced by an HOA; amenity infrastructure, meaning private golf, a clubhouse, resort-style pools, or flagship outdoor recreation; view corridors toward the Strip, Red Rock Canyon, Lake Las Vegas, or a mountain backdrop; and low density relative to the surrounding area. Every community in the ranking table clears the bar on at least four of the six. Browse the full set of qualifying enclaves on our luxury communities and guard-gated communities hubs. The quarterly numbers are in our guard-gated market report for Q3 2026.
A lot of people outside Nevada assume the Las Vegas market is volatile. That narrative misses what is happening at the upper end. Nevada has no state income tax, and Clark County property taxes remain comparatively low relative to coastal markets, which attracts high-net-worth relocators from California, New York, and Illinois who can pay cash or carry a luxury mortgage without flinching. When demand is sustained and supply in gated hillside communities is inherently constrained (you cannot build more lots in MacDonald Highlands because the mountain will not cooperate), prices trend in one direction.
Across the 9,600+ closings we have represented, the luxury tier has consistently been the segment where inventory scarcity, not buyer demand, sets the price. Custom lot supply in Ascaya and MacDonald Highlands is not expanding, and new construction keeps resetting the comparables: when a new build in The Ridges closes at $16,000,000 (the community's top recorded sale in the 12 months ending September 18, 2026), it lifts the appraisal floor for the surrounding resale inventory. Our new construction hub tracks the active custom and semi-custom programs in each corridor.
How Did We Rank These Neighborhoods, and What Does the Full Table Show?
Our ranking uses one rule: every community with at least five recorded single-family closings in the 12 months ending September 18, 2026 is ranked by its average sold price, with the median, top sale, price per square foot, and active inventory shown alongside so you can see the shape of each market rather than one number. Communities are identified by their MLS plat and subdivision names, cross-referenced against Clark County Assessor parcel records, and the figures are our analysis of Las Vegas MLS data pulled through Repliers on September 19, 2026, not official Las Vegas REALTORS statistics. Average is the sort key because at this tier the trophy sales are the story; the median column tells you what a typical home actually cost.
| Rank | Community | Closings | Average sold | Median sold | Top sale | Sold $/sq ft | Active | Median ask |
|---|---|---|---|---|---|---|---|---|
| 1 | The Summit Club | 8 | $16,358,750 | $21,000,000 | $25,000,000 | $3,078 | 1 | $13,500,000 |
| 2 | Ascaya | 12 | $8,549,583 | $8,500,000 | $17,250,000 | $1,206 | 16 | $9,995,000 |
| 3 | MacDonald Highlands | 64 | $5,410,344 | $4,300,000 | $17,000,000 | $835 | 68 | $5,499,000 |
| 4 | Tournament Hills | 5 | $4,685,000 | $5,030,000 | $6,000,000 | $686 | 6 | $4,298,000 |
| 5 | Southern Highlands Estates | 28 | $3,433,571 | $2,950,000 | $12,000,000 | $619 | 19 | $6,350,000 |
| 6 | The Ridges | 55 | $3,354,769 | $2,799,000 | $16,000,000 | $650 | 42 | $3,999,000 |
| 7 | Foothills at MacDonald Ranch | 14 | $3,207,500 | $2,840,000 | $7,250,000 | $501 | 4 | $5,199,999 |
| 8 | Canyon Fairways | 6 | $3,142,500 | $3,060,000 | $4,550,000 | $666 | 11 | $3,000,000 |
| 9 | Seven Hills estate parcels | 14 | $3,117,778 | $2,975,000 | $6,500,000 | $568 | 16 | $3,990,000 |
| 10 | The Palisades (Summerlin) | 7 | $2,765,393 | $2,735,000 | $3,900,000 | $681 | 5 | $3,250,000 |
| 11 | Mountain Trails | 8 | $2,656,562 | $2,540,000 | $4,247,500 | $436 | 4 | $2,100,000 |
| 12 | Mesa Ridge | 21 | $2,596,190 | $2,600,000 | $3,500,000 | $655 | 12 | $2,999,950 |
| 13 | Willow Creek | 9 | $2,576,106 | $2,400,000 | $3,450,000 | $583 | 2 | $3,500,000 |
| 14 | Lake Las Vegas SouthShore | 29 | $2,434,277 | $1,950,000 | $6,400,000 | $527 | 39 | $2,145,144 |
| 15 | The Peaks / Ascension | 41 | $2,411,157 | $2,351,052 | $4,375,000 | $581 | 21 | $2,599,000 |
| 16 | Red Rock Country Club | 73 | $2,403,181 | $2,050,000 | $6,300,000 | $553 | 30 | $2,399,000 |
| 17 | Spanish Hills | 7 | $2,206,429 | $1,560,000 | $5,450,000 | $319 | 9 | $2,995,000 |
| 18 | The Fountains | 7 | $2,139,286 | $2,000,000 | $2,800,000 | $373 | 6 | $2,400,000 |
| 19 | Canyons at MacDonald Ranch | 31 | $2,074,144 | $1,400,000 | $16,133,950 | $484 | 20 | $1,299,900 |
| 20 | Country Club Hills | 16 | $1,990,312 | $2,150,000 | $3,400,000 | $450 | 2 | $2,650,000 |
Two reading notes. First, sample size: Tournament Hills (5 closings), Canyon Fairways (6), and The Palisades (7) can move several places on one sale, while MacDonald Highlands (64) and Red Rock Country Club (73) are stable. Second, the gap between average and median is a tell: Canyons at MacDonald Ranch averages $2,074,144 on a $1,400,000 median because one $16,133,950 sale sits inside a community of mostly $1,000,000 to $2,000,000 homes. Where the two numbers sit close together, comps are easy; where they diverge, you are pricing the specific house, not the neighborhood. Ten more communities with five-plus closings sit below the table (Anthem Country Club at #21, Reverence at #24, Queensridge at #26, Spanish Trail at #29), and the established clubs get their own section below.
Where Should a Luxury Buyer Start?
The most useful way to read the table is by budget band, because the bands map onto genuinely different communities and lifestyles. Here is the starting point we give clients, built from the 12-month medians above.
| Budget band | Communities whose median sits in the band | What you are buying | Leverage on September 18, 2026 |
|---|---|---|---|
| $1,000,000 to $1,700,000 | Spanish Trail, Canyon Gate, Provence, Queensridge, Canyons at MacDonald Ranch, Reverence, Anthem Country Club | Established country clubs and newer Summerlin villages; renovation upside on 1980s and 1990s product | Anthem CC 3.6 months of supply; Spanish Trail 62 active listings |
| $1,700,000 to $2,600,000 | Red Rock Country Club, Lake Las Vegas SouthShore, The Peaks / Ascension, Country Club Hills, Willow Creek, Mountain Trails, Mesa Ridge | Two-course country club living, waterfront, or newer Summerlin semi-custom | Red Rock CC 4.9 months; Lake Las Vegas 16.1 months |
| $2,600,000 to $3,500,000 | The Ridges, Southern Highlands Estates, Foothills at MacDonald Ranch, Seven Hills estates, Canyon Fairways, The Palisades | Custom and semi-custom estates with Red Rock, Strip, or golf frontage | The Ridges 9.2 months; Southern Highlands Estates 8.1 months |
| $4,000,000 to $6,000,000 | MacDonald Highlands, Tournament Hills | Hillside customs and TPC-adjacent estates on half-acre-plus lots | MacDonald Highlands 68 active, 12.8 months; Tournament Hills 6 active, 14.4 months |
| $8,000,000 and above | Ascaya, The Summit Club | Trophy contemporary architecture, private-club living | Ascaya 16 active, 16.0 months; The Summit Club 1 active, 1.5 months |
Who is actually buying in each band? The largest single group is the California equity-transfer buyer: a family selling in Orange County, the Bay Area, or Los Angeles for $3,000,000 to $5,000,000 can often purchase an equivalent or superior property in MacDonald Highlands or The Ridges for the same money and bank the difference between California's income tax rate (up to 13.3%) and Nevada's zero. According to the Nevada Governor's Office of Economic Development, California remains the top state of origin for Nevada in-migrants, and our moving to Las Vegas guide covers the relocation logistics. The retiree wealth-transfer buyer from Illinois, Michigan, or New York increasingly chooses Las Vegas over Florida for lower humidity, no hurricane risk, and the fact that, according to the Nevada Department of Taxation, Nevada has no estate or inheritance tax. The domestic investor in the $1,500,000 to $2,500,000 band buys because established gated communities have historically held value better than the broader market during downturns.
The practical sequence is the same for all of them: fix the band, choose between Henderson foothills and Summerlin (covered below), then shortlist two or three communities and tour them on the same day.
Why Does The Summit Club Rank #1 in 2026?
The Summit Club is Discovery Land Company's guard-gated enclave on 555 acres in far-west Summerlin, built around a fully private Tom Fazio course and capped at just over 260 residences. According to Top 100 Golf Courses, the 18-hole layout sits less than ten miles from the Strip and anchors the private residential resort community against the Red Rock Canyon boundary. It is the most exclusive residential address in Nevada, and the MLS data confirms it in every column.
According to Las Vegas MLS data pulled through Repliers on September 19, 2026, eight Summit Club homes closed in the 12 months ending September 18, 2026 at a $21,000,000 median, a $16,358,750 average, and a $3,078 average sold price per square foot. The top recorded sale was $25,000,000 for a 9,857-square-foot estate on Canyon Pass in July 2026, and the smallest sales were two Clubhouse residences at $6,000,000 and $7,000,000. That per-square-foot figure is more than four times The Ridges ($650) and two and a half times Ascaya ($1,206), which tells you the premium is the club and the scarcity, not the house size. Only one listing was active on September 18, 2026, asking $13,500,000, which works out to 1.5 months of supply.
The caveat that matters: the Summit Club has two markets, and only one shows up on the MLS. The developer sells custom homesites, Clubhouse Suites, Golf Cottages, Bungalows, and Villas directly through its own sales office, and many of those transfers never appear as listings; the club's own inventory is visible only through the Clark County Recorder, the club's sales team, and broker relationships. Membership is invitation-based and not automatically transferable, and we run the application in parallel with the purchase on every Summit Club engagement. For golf-first ultra-luxury buyers who want a fully private course and Discovery Land service, there is no substitute in the valley.
What Sets Ascaya Apart From Every Other Hillside Community?
Ascaya is a newer entrant, developed over the past decade on the McCullough Range ridgeline in Henderson, and it has moved to #2 because its recorded sales now sit in a band no other Henderson community matches. It was purpose-built for buyers who want modern architecture and a private hillside setting without a traditional country club: custom lots run from roughly half an acre to over two acres, there is no golf course, and the homes are designed to maximize the view plane over the Strip.
According to Las Vegas MLS data pulled through Repliers on September 19, 2026, twelve Ascaya homes closed in the 12 months ending September 18, 2026 at an $8,500,000 median and an $8,549,583 average; the two figures are almost identical, the sign of a community trading in a consistent band. The top sale was $17,250,000 for a 9,588-square-foot estate on Heavens Edge in July 2026, followed by $12,950,000 on Sanctuary Peak in January and $10,500,000 on Boulderback in June. At the entry end, a 3,472-square-foot home on Harlow View Court closed at $2,950,000 in April 2026, so the community's floor overlaps the top of The Ridges. Sold price per square foot averaged $1,206, the second highest in the valley, and the median days on market was 59.
Ascaya is also where buyers hold the most leverage at the top of the market: sixteen listings were active on September 18, 2026 at a $9,995,000 median ask, sitting a median 103 days, which is 16.0 months of supply against twelve annual sales. What distinguishes Ascaya from MacDonald Highlands is the architectural vocabulary. DragonRidge tends toward Mediterranean and Tuscan influences; Ascaya skews heavily contemporary, with clean lines, floor-to-ceiling glass, and infinity pools that appear to hang over the valley. If your aesthetic runs modern and you do not need a club, Ascaya may rank higher on your personal list than it does on ours.
Why Does MacDonald Highlands Rank #3 and Lead Henderson on Volume?
MacDonald Highlands sits in the McCullough Range foothills above Henderson, wrapped around the DragonRidge Country Club, which features an award-winning golf course designed for elevation changes that produce genuinely dramatic holes. It held the top spot in our spring ranking; on a consistent 12-month dataset it lands at #3 by average, but it is the deepest market in the valley's top tier by a wide margin, and for most buyers above $3,000,000 it remains the benchmark everything else is compared against.
According to Las Vegas MLS data pulled through Repliers on September 19, 2026, 64 MacDonald Highlands homes closed in the 12 months ending September 18, 2026 at a $4,300,000 median and a $5,410,344 average, with a $17,000,000 top sale, an $835 average sold price per square foot, and a 70-day median days on market. Sixty-eight listings were active on September 18, 2026 at a $5,499,000 median ask, which is 12.8 months of supply. That inventory is the reason MacDonald Highlands is the best place in the valley to negotiate a hillside custom right now: a seller competing with 67 other listings behaves differently from a seller in Ascaya competing with 15 or a seller at The Summit Club competing with none.
What drives the numbers is unchanged: panoramic views from the Strip to Red Rock Canyon to the Spring Mountains; strict architectural controls that prevent anything resembling a tract home; an active golf and social membership that creates strong neighbor tenure; and Henderson's reputation as one of the safest large cities in the United States, which the FBI's Crime Data Explorer has consistently supported. The surrounding 89012 ZIP, which also includes Green Valley, posted a $566,000 median in our September 4, 2026 pull, which tells you how far MacDonald Highlands sits above its own neighborhood.
What Is Tournament Hills, and Why Does It Rank #4?
Tournament Hills deserves more attention than it gets, because most write-ups fold it into the Summerlin umbrella and never rank it separately. On our dataset it lands at #4, above The Ridges, and the reason is that it is a small custom-estate enclave rather than a village. Tournament Hills is a guard-gated community in The Hills South village of Summerlin, immediately adjacent to TPC Summerlin, which hosted the PGA Tour's Las Vegas stop for 41 years; according to the Las Vegas Review-Journal, the October 2024 Shriners Children's Open was the final edition. The tournament pedigree is history now, but the course and the estates beside it are not.
According to Las Vegas MLS data pulled through Repliers on September 19, 2026, five Tournament Hills homes closed in the 12 months ending September 18, 2026, ranging from $2,920,000 for an 8,054-square-foot home on Iron Hills in January 2026 to $6,000,000 for a 6,143-square-foot estate on Iron Hills on the last day of 2025. The median was $5,030,000, the average $4,685,000, sold price per square foot averaged $686, and the median days on market was 118, the longest of any community in the top ten. Six listings were active on September 18, 2026 at a $4,298,000 median ask, which is 14.4 months of supply on a five-sale year.
Read that carefully, because it describes a very particular kind of market. Five closings a year means months go by with nothing under contract, and a single listing can represent 20% of a year's supply. Buyers who want Tournament Hills should expect to wait for the right house, be proof-of-funds ready the day it appears, and work through an agent who hears about pocket listings first. The neighboring enclave, Eagle Hills, behaves the same way: four closings from $1,700,000 to $3,225,000 in the same window at a $3,050,000 median. See our Eagle Hills buyer's guide.
How Do Southern Highlands and The Ridges Compare at #5 and #6?
These two are the heart of the $2,600,000 to $3,500,000 band, and they are the communities most buyers in that band end up choosing between. Southern Highlands is a guard-gated country-club community on the south end of Las Vegas, roughly 20 minutes from the Strip, anchored by a private course designed by Robert Trent Jones Jr., a name that carries real weight among golf-focused buyers. The Ridges is the crown jewel of Summerlin: Howard Hughes's ultra-luxury guard-gated village along the western edge beside the Red Rock Canyon National Conservation Area.
According to Las Vegas MLS data pulled through Repliers on September 19, 2026, the estate sections of Southern Highlands recorded 28 closings in the 12 months ending September 18, 2026 at a $2,950,000 median and a $3,433,571 average, with a $12,000,000 top sale and $619 per square foot; 19 listings were active on September 18, 2026 at a $6,350,000 median ask (8.1 months of supply). The Ridges recorded 55 closings at a $2,799,000 median and a $3,354,769 average, with a $16,000,000 top sale and $650 per square foot; 42 listings were active at a $3,999,000 median ask (9.2 months). The medians are within $151,000 of each other, so the decision is lifestyle. Southern Highlands is self-contained, with parks, trails, a village center, and strong HOA enforcement, and the City of Las Vegas has expanded infrastructure around it. The Ridges gives you the Bureau of Land Management's Red Rock Canyon outside your window and the deepest luxury comp history in Summerlin.
In my 16 years covering this market, The Ridges has held value through every cycle, and its 55 sales a year make it the easiest top-tier community to enter and exit. Southern Highlands rewards the golf-first buyer with a private Jones course at a price MacDonald Highlands and Ascaya cannot touch. Ridges pricing is being pulled upward by new custom deliveries, so a 2005-era production home there trades at a discount to the $2,799,000 median.
Which Smaller Enclaves Round Out the 2026 Top Ten?
Four communities between #7 and #10 will be unfamiliar to most out-of-state buyers, and each is worth a look because they trade in the same band as The Ridges with far less competition for the address. According to Las Vegas MLS data pulled through Repliers on September 19, 2026, all four cleared the five-closing threshold in the 12 months ending September 18, 2026.
Foothills at MacDonald Ranch (#7) is the older, established neighbor of MacDonald Highlands on the same Henderson foothills: 14 closings at a $2,840,000 median and a $3,207,500 average, a $7,250,000 top sale, $501 per square foot, and a 26-day median days on market, the fastest in the top ten. Only four listings were active on September 18, 2026 (3.4 months of supply), so buyers rarely get to choose between two houses at once. Canyon Fairways (#8) is a small guard-gated Summerlin enclave beside TPC Las Vegas: six closings at a $3,060,000 median and a $4,550,000 top sale, with 11 actives at a $3,000,000 median ask, which is 22.0 months of supply and the most negotiable inventory in the top ten. Seven Hills estate parcels (#9), the custom sections of Seven Hills in Henderson, recorded 14 closings at a $2,975,000 median and a $6,500,000 top sale, with 16 actives at a $3,990,000 median ask; the City of Henderson consistently ranks among the best-managed municipalities in Nevada, and Coronado High School is a draw for families. The Palisades (#10) is a Summerlin guard-gated enclave with seven closings at a $2,735,000 median, $681 per square foot, and a 38-day median days on market.
Just below the top ten, three more communities matter in this band. Mountain Trails (#11) recorded eight closings at a $2,540,000 median with an 18-day median days on market and $436 per square foot, the value play among the Summerlin estate enclaves. Mesa Ridge (#12), one of the newest guard-gated villages in Summerlin West, recorded 21 closings at a $2,600,000 median and $655 per square foot. Willow Creek (#13) recorded nine closings at a $2,400,000 median with only two listings active.
What Does Lake Las Vegas Offer That No Other Luxury Community Can?
Lake Las Vegas is its own world, built around a 320-acre private lake in Henderson, the largest private lake in Nevada, which creates a microenvironment that feels nothing like the surrounding desert. Every other community on this list sells primarily on views and golf. Lake Las Vegas sells on water, and in the Mojave Desert, water is as rare and valuable as mountain views anywhere else. The community includes private marinas, water-sports access, two championship golf courses, and resort amenities through the Westin Lake Las Vegas.
The premium waterfront enclave is SouthShore, which lands at #14. According to Las Vegas MLS data pulled through Repliers on September 19, 2026, Lake Las Vegas SouthShore recorded 29 closings in the 12 months ending September 18, 2026 at a $1,950,000 median and a $2,434,277 average, with a $6,400,000 top sale and $527 per square foot; the gap between average and median tells you the waterfront and golf-frontage homes trade far above the interior product. Two numbers should shape your negotiating posture: the median days on market was 91, the longest of any community in the top 20, and 39 listings were active on September 18, 2026 at a $2,145,144 median ask, which is 16.1 months of supply. Lake Las Vegas sellers compete with far more product than a MacDonald Highlands seller does, and patient buyers are rewarded.
The wider 89011 ZIP is Henderson's most active by volume, with 688 active listings and 203 closings in the 90 days ending September 4, 2026 at a $464,990 median; the waterfront enclaves trade at four to fourteen times that. According to U.S. Census Bureau American Community Survey data, Henderson has grown by tens of thousands of residents over the past decade, and Lake Las Vegas has benefited from higher-income households who prioritize a unique amenity environment. For buyers who want a boat dock, a resort, and two courses without the hillside price band, it has no substitute in Nevada.
Where Do Red Rock Country Club, Anthem Country Club, Queensridge, and Spanish Trail Land?
These four are the established country-club and guard-gated communities that most relocating buyers have heard of, and on our dataset they occupy the accessible tier: #16, #21, #26, and #29 respectively. That is not a knock. They are the deepest, most liquid luxury markets in the valley, and for a first luxury purchase they are usually the right place to start.
| Metric | Red Rock Country Club | Anthem Country Club | Queensridge (estates) | Spanish Trail |
|---|---|---|---|---|
| Rank | 16 | 21 | 26 | 29 |
| Closings | 73 | 98 | 39 | 64 |
| Median sold | $2,050,000 | $1,625,000 | $1,150,000 | $670,000 |
| Average sold | $2,403,181 | $1,848,083 | $1,324,976 | $1,045,738 |
| Top sale | $6,300,000 | $8,259,780 | $6,550,000 | $5,500,000 |
| Sold $/sq ft | $553 | $444 | $329 | $316 |
| Median days on market | 38 | 33 | 39 | Not tracked |
| Active / median ask | 30 / $2,399,000 | 29 / $2,850,000 | 16 / $1,695,000 | 62 / $749,000 |
| Months of supply | 4.9 | 3.6 | 4.9 | Not tracked |
Red Rock Country Club is the two-course guard-gated club in Summerlin at the foot of Red Rock Canyon, and with 73 closings at a $2,050,000 median and a 38-day median days on market it is the most liquid luxury community in Summerlin; 4.9 months of supply means a well-priced home sells in a month. Anthem Country Club was one of the first guard-gated luxury communities in Henderson, and it is now the tightest market in the tier: 98 closings at a $1,625,000 median, a 33-day median days on market, and only 3.6 months of supply, with an $8,259,780 top sale that shows its summit lots compete with the foothill communities. You get mature landscaping, a private Hale Irwin course, and proximity to top-rated schools in the Clark County School District.
Queensridge is the guard-gated community in the central-western valley that flies under the radar in national rankings, which is exactly why local buyers target it: Mediterranean estates and newer contemporary builds at a $1,150,000 median, close to Summerlin Hospital and some of the city's best private schools. I have personally worked with several physician relocation clients who chose Queensridge after ruling out the more remote hillside communities. Spanish Trail is one of the oldest private country-club communities in Las Vegas, established in the mid-1980s, and its $670,000 median on 64 closings with 62 active listings makes it the market's best renovation play in the luxury tier; the $5,500,000 top sale shows what a finished estate there can command.
Which Side of the Valley Wins for Luxury Buyers, Henderson or Summerlin?
This is the comparison I get asked about constantly, and it is genuinely not a simple answer. Henderson wins for buyers who want maximum elevation and panoramic valley views (MacDonald Highlands, Ascaya), a water-based lifestyle (Lake Las Vegas), a self-contained city with its own downtown, more contemporary architecture in the newer communities, and the second and third most expensive residential addresses in Nevada. Summerlin wins for buyers who want walking and biking access to Red Rock Canyon, a master plan with 30-plus years of infrastructure maturity, the single most expensive address in the state, a greater variety of price points within the luxury tier, proximity to Allegiant Stadium and T-Mobile Arena, and a community identity built around outdoor recreation.
On the 12-month data, Henderson holds #2, #3, #7, and #9 in the ranking (Ascaya, MacDonald Highlands, Foothills at MacDonald Ranch, Seven Hills), while Summerlin holds #1, #4, #6, #8, and #10 (The Summit Club, Tournament Hills, The Ridges, Canyon Fairways, The Palisades). Summerlin has more communities in the table and more transaction depth; Henderson has the two hillside communities with the most negotiable inventory (Ascaya at 16.0 and MacDonald Highlands at 12.8 months of supply as of September 18, 2026).
ZIP-level medians tell you how deep the market is underneath the trophy product, and that depth matters when you eventually sell. In the 90 days ending September 4, 2026, Summerlin South 89135 (home to The Ridges and The Summit Club) carried the highest ZIP-level median in the valley at $832,500 on 112 closings, with Summerlin West 89138 at $750,000; the Summerlin ZIPs also carry the highest per-square-foot pricing in the valley at $332 to $365 sold. Henderson's hillside ZIPs showed wider list-to-sold gaps, with 89052 (Anthem, Seven Hills, MacDonald Ranch) at a $640,000 median on 135 closings and 89012 (Green Valley, MacDonald Highlands) at $566,000, because $500,000 resales and $5,000,000 ridge estates share a ZIP code. Per LVR data, both corridors have appreciated at the luxury tier in 2025 and into 2026, so the decision comes down to lifestyle.
How Long Do Luxury Homes Take to Sell, and What Discount Should You Expect?
Days on market is the single most useful negotiating number in this tier, and the 12-month data gives a clean read by price band. According to Las Vegas MLS data pulled through Repliers on September 19, 2026, covering Las Vegas, Henderson, North Las Vegas, and Boulder City closings between September 19, 2025 and September 18, 2026, the picture looks like this.
| Price band | Closings | Median DOM | Closed within 30 days | Took 90-plus days | Sale to original list | Active listings | Actives sitting 90-plus days |
|---|---|---|---|---|---|---|---|
| $1,200,000 to $2,000,000 | 839 | 37 | 45% | 24% | 94.4% | 593 | 21% |
| $2,000,000 to $3,000,000 | 286 | 37 | 45% | 23% | 93.8% | 271 | 27% |
| $3,000,000 to $5,000,000 | 146 | 44 | 38% | 28% | 95.5% | 188 | 30% |
| $5,000,000 and above | 97 | 64 | 29% | 38% | 91.9% | 133 | 36% |
The second half of the story is what time on market does to price. Among $1,200,000-plus closings in the same window, homes that sold within 14 days closed at a median 97.8% of original list (a $44,990 median discount); 15 to 30 days, 96.0% ($75,000); 31 to 60 days, 93.4% ($134,900); 61 to 90 days, 91.7% ($185,000); 91 to 180 days, 89.7% ($210,000); and 180-plus days, 87.5% ($299,000). Every month a luxury listing sits costs the seller roughly two points. For buyers, a listing past 90 days in MacDonald Highlands, Ascaya, or Lake Las Vegas is one whose seller has already absorbed a 10% haircut in expectation. For sellers, it is the case for pricing to the comps on day one; the first two weeks are worth more than any later cut can recover.
One refinement: the $5,000,000-plus band's 133 active listings against 97 annual closings (about 16 months of supply as of September 18, 2026) is the softest inventory position in the market, which is exactly why the top-end sellers who do close are the ones who priced to the tier's 91.9% reality rather than the last trophy print.
How Do Property Taxes and Jumbo Mortgages Work at This Tier?
Out-of-state buyers ask about property tax constantly. Nevada's system is based on assessed value, set at 35% of taxable value, and Clark County's rate generally runs $3.00 to $3.50 per $100 of assessed value, per the Clark County Treasurer's Office. For a $3,000,000 taxable value: assessed value at 35% equals $1,050,000, and annual tax at $3.20 per $100 equals approximately $33,600, against $35,000 to $40,000 plus state income tax for a comparable California home. Nevada also caps annual increases at 3% for owner-occupied homes under Nevada Revised Statutes Chapter 361; our Las Vegas property tax guide walks through the abatement math.
Cash is common at this tier, but a meaningful share of the luxury closings we have represented this year involved financing, so rates still matter. According to the Freddie Mac Primary Mortgage Market Survey, the benchmark 30-year fixed averaged 6.71% for the week ending September 3, 2026. The table applies that benchmark to an 80% loan on the 12-month median of four communities from the ranking; jumbo loans price above it, so treat these as a floor.
| Community | Median sold price | 80% loan amount | Monthly principal and interest at 6.71% |
|---|---|---|---|
| Anthem Country Club | $1,625,000 | $1,300,000 | $8,397 |
| Red Rock Country Club | $2,050,000 | $1,640,000 | $10,593 |
| The Ridges | $2,799,000 | $2,239,200 | $14,464 |
| MacDonald Highlands | $4,300,000 | $3,440,000 | $22,220 |
A year ago the benchmark sat at 6.50%, so the payment on a $1,300,000 loan has risen by roughly $180 per month. That is not a demand killer at this income level, but cash buyers and buyers putting 40% or more down are winning multiple-offer situations in The Ridges and MacDonald Highlands this fall. Above the $4,000,000 band, most closings are cash or securities-backed credit lines, because conforming-jumbo programs thin out and lenders want a deeper comp set than a five-sale community can provide.
What Should Sellers and Buyers Know Before Listing or Offering in 2026?
If you own a home in one of these communities and are considering selling in 2026, here is my honest assessment. The luxury market is healthy but not frenzied; buyers are deliberate and well informed. An overpriced listing in MacDonald Highlands does not generate frustrated offers below asking; it generates no offers and accumulates the days-on-market discount described above. With 593 active listings between $1,200,000 and $2,000,000 and 133 above $5,000,000 on September 18, 2026, buyers have choices. Presentation is non-negotiable: professional photography, drone footage, twilight shots, and 3D tours are baseline for buyers who decide remotely before flying in. Our Sellers resource page covers the listing process, including the 7-day listing agreement we offer luxury sellers who want flexibility.
Buyers should prepare on three fronts. First, get proof of funds or a lender letter in place before you tour. Second, understand the HOA structure: guard-gated communities with full amenities carry dues from $400 per month to $1,500 or more, and mandatory club membership at Anthem Country Club and The Summit Club is a separate line on top. HOA enforcement quality is also one of the strongest predictors of luxury value retention, and the Nevada Real Estate Division publishes guidance on disclosure requirements; our Nevada HOA fines guide explains the NRS 116 rules that apply in every one of these communities. Third, engage a buyer's agent with closed transactions in the specific community, because CC&Rs, architectural approvals, and construction-window norms vary by gate. Our Buyers resource page is the starting point.
Beyond this post, the Clark County Assessor lets you pull parcel history and prior sale prices, and it is the only place to see the off-market transfers that never hit the MLS in communities like The Summit Club. For live inventory, search current listings by community and price, and relocating buyers should read our Summerlin relocation guide.
Are There Emerging Luxury Communities Worth Watching Before They Peak?
Absolutely, and the 12-month data points to four. The first two are newer Summerlin villages that have crossed into the luxury band without most buyers noticing. The Peaks and Ascension in Summerlin West recorded 41 closings in the 12 months ending September 18, 2026 at a $2,351,052 median, $581 per square foot, and a 35-day median days on market, with 21 actives at a $2,599,000 median ask (6.1 months of supply). That is Ridges-adjacent pricing on new construction, and it lands at #15 in our ranking. The Cliffs recorded 53 closings at a $1,240,000 median with only 2.7 months of supply, and Redpoint and Kestrel recorded 69 closings at a $1,199,000 median, both according to Las Vegas MLS data pulled through Repliers on September 19, 2026. Reverence, the guard-gated village north of the 215, recorded 36 closings at a $1,610,000 median with 4.7 months of supply, which makes it the most affordable guard-gated entry in Summerlin with new-build architecture.
Two non-Summerlin watch-list entries carry over from the spring edition. Inspirada in southwest Henderson does not yet qualify as luxury by our criteria, but upper-tier homes in its guard-gated sections are approaching $1,500,000, and the 89044 ZIP posted a $522,500 median on 164 closings in the 90 days ending September 4, 2026; Inspirada is the foothold below MacDonald Highlands pricing. In North Las Vegas, master-planned sections adjacent to the Tule Springs Fossil Beds National Monument are attracting higher-income buyers who want newer construction and larger lots; our September 4, 2026 data put the North Las Vegas new-build median at $482,905 with a 12-day median time to contract, the fastest segment we track. Neither is luxury today. Both are where the next tier of the ranking will come from.
How Can Nevada Real Estate Group Help You Buy or Sell in These Communities?
Whether you are buying or selling in the luxury tier, my agents bring real transactional experience, not just market knowledge, to every conversation. Nevada Real Estate Group is the #1 real estate team in Nevada, with 9,600+ closings, $4.85 billion+ in total sales volume, 150+ agents, and 9,061+ verified five-star reviews across 16+ years. In 2025 alone the team closed 789 transactions and $440 million+ in volume, and a meaningful share of that came from the communities ranked above.
For buyers, we start with the budget band and the Henderson-versus-Summerlin decision, build a shortlist of two or three communities, and tour them on the same day. Before you offer, we pull the community's 12-month closings, the current actives and their days on market, and the Clark County Assessor deed history for the parcel, so you know whether you are negotiating against a 30-day market or a 16-month one. For sellers, we price to the tier's actual sale-to-list ratios rather than the last trophy print, and we market to our luxury buyer list and broker network before the listing goes live, because in communities like The Summit Club and Tournament Hills the best buyers are found by relationship, not by portal.
Call us at (702) 637-1759 (Northern Nevada: (775) 277-2120), contact the team online, browse current listings at our live MLS search, or visit our community pages for Henderson, Summerlin, Las Vegas, and North Las Vegas. We are here to help you make the most informed luxury real estate decision you can make in 2026.
Frequently Asked Questions
What is the most expensive neighborhood in Las Vegas for 2026?
The Summit Club in far-west Summerlin. According to Las Vegas MLS data pulled through Repliers on September 19, 2026, its eight recorded closings in the 12 months ending September 18, 2026 averaged $16,358,750 at a $21,000,000 median, with a $25,000,000 top sale and $3,078 average sold price per square foot. Ascaya in Henderson is second at an $8,549,583 average and a $17,250,000 top sale, and MacDonald Highlands is third at $5,410,344 on 64 closings. Note that the Summit Club sells much of its inventory directly, so its MLS record understates its actual transaction count.
Are luxury homes in Las Vegas a good investment in 2026?
Historically, the guard-gated luxury tier in Las Vegas has shown stronger price retention than the broader market during downturns and has participated fully in appreciation cycles, and Nevada's zero state income tax keeps attracting high-net-worth buyers from higher-tax states. No investment is without risk: homes above $5,000,000 took a median 64 days to sell in the 12 months ending September 18, 2026, 38% took 90 days or more, and they closed at a median 91.9% of original list price. Plan for that timeline on both sides of the deal.
Where should a first-time luxury buyer in Las Vegas start?
Start with your budget band, not a neighborhood name. Under $2,000,000, the established country clubs (Anthem Country Club at a $1,625,000 median, Red Rock Country Club at $2,050,000) and the newer Summerlin villages (Reverence, The Cliffs, Redpoint and Kestrel) are the right first tour. Between $2,600,000 and $3,500,000, compare The Ridges and Southern Highlands. Above $4,000,000, MacDonald Highlands offers the deepest inventory to negotiate against. Then decide between Henderson foothills and Summerlin on lifestyle, and tour your two or three finalists on the same day.
What is the difference between MacDonald Highlands and Ascaya?
Both are hillside guard-gated communities in Henderson along the McCullough Range, but they differ in age, architectural style, amenity focus, and price. MacDonald Highlands is older and centers on the DragonRidge Country Club golf experience, with a mix of Mediterranean and contemporary styles, and it recorded 64 closings at a $4,300,000 median in the 12 months ending September 18, 2026. Ascaya is newer, purpose-built for modern architecture, has no golf course, and recorded 12 closings at an $8,500,000 median. Ascaya had 16.0 months of supply on September 18, 2026 versus 12.8 at MacDonald Highlands, so both offer buyers leverage.
Is Summerlin or Henderson better for luxury real estate?
Neither is objectively better; the right answer depends on your lifestyle priorities. Henderson leads on elevation, panoramic views, and water-based living, and it holds #2, #3, #7, and #9 in our 12-month ranking. Summerlin leads on proximity to Red Rock Canyon, community recreational infrastructure, and variety of luxury price points, and it holds #1, #4, #6, #8, and #10. In the 90 days ending September 4, 2026, Summerlin South 89135 carried the highest ZIP-level median in the valley at $832,500, while Henderson's hillside ZIPs showed wider list-to-sold gaps because entry-level and estate product share a ZIP.
How long does it take to sell a luxury home in Las Vegas?
It depends on the band. According to Las Vegas MLS data pulled through Repliers on September 19, 2026, closings between $1,200,000 and $3,000,000 in the 12 months ending September 18, 2026 took a median 37 days, and 45% went under contract within 30 days; $3,000,000 to $5,000,000 took 44 days; and $5,000,000 and above took 64 days. Time costs money: homes that sold within 14 days closed at 97.8% of original list, while homes that took more than 180 days closed at 87.5%. Pricing to the comps in the first two weeks matters more than any later reduction.
Which Sources Inform This Las Vegas Luxury Neighborhoods Guide?
Community rankings, days-on-market bands, and sale-to-list ratios come from our analysis of Las Vegas MLS data pulled through Repliers on September 19, 2026 (closings September 19, 2025 through September 18, 2026; actives as of September 18, 2026); ZIP-level figures come from the earlier pull for the 90 days ending September 4, 2026. These are not official Las Vegas REALTORS statistics; valley-wide median price and sales counts reference the Las Vegas REALTORS July 2026 monthly housing report. Parcel history and assessed values reference the Clark County Assessor; license verification the Nevada Real Estate Division; Summit Club course design Top 100 Golf Courses.
Macro context references the U.S. Census Bureau American Community Survey, the Bureau of Labor Statistics Las Vegas-Henderson-Paradise MSA employment data, and the Federal Housing Finance Agency House Price Index. Rates use the Freddie Mac Primary Mortgage Market Survey. Property tax math references Nevada Revised Statutes Chapter 361, the Clark County Treasurer, and the Nevada Department of Taxation. School context references the Clark County School District; public safety the City of Henderson Police Department and the FBI Crime Data Explorer; migration the Nevada Governor's Office of Economic Development.
This article is for informational purposes only and is not legal, financial, or tax advice. Chris Nevada is a licensed Nevada Realtor (S.181401) with Nevada Real Estate Group, brokered by LPT Realty; consult a licensed Realtor and your CPA before making real estate decisions.
