Buyers who want a guard-gated golf community under the Red Rock escarpment end up comparing a short list of Summerlin villages, and Red Rock Country Club is on almost every version of that list. According to the developer's own project page, Sunrise Company developed it as a 738-acre private country club community between 1998 and 2003, with 1,100 single-family detached homes from 2,300 to more than 8,000 square feet wrapped around two 18-hole courses designed with Arnold Palmer.
This guide covers where it sits, what homes have actually sold for, what the club costs and what it does not include, what moves resale prices inside the gates, and how it compares with The Ridges and Spanish Trail. Sale figures come from a limited MLS pull I ran through Repliers on October 15, 2026, and club fees come from the club's own membership page, read the same day. Where nobody publishes a number, I say so.
Red Rock Country Club is a guard-gated Summerlin community of about 1,100 homes that Sunrise Company developed from 1998 to 2003 around two Arnold Palmer courses: the private Mountain course and the public-access Arroyo. In the 12 months to August 31, 2026, 72 homes closed there at a median $2,075,000, or $548 a square foot. Club membership is separate from the house; the 2026 Full Golf initiation is $65,000 and non-transferable.
- 72 Red Rock Country Club homes closed between September 2025 and August 2026 at a $2,075,000 median.
- Club membership is optional and separate; initiation fees are non-equity, non-refundable and non-transferable, per the club.
- Homes whose listings described a remodel sold for $661 a square foot, versus $527 without one.
- Golf-course lots showed no consistent per-square-foot premium across 116 sales; condition and size mattered more.
- 30 homes were for sale on October 15, 2026, about five months of supply at the past year's pace.
What Makes Red Rock Country Club Different from Other Summerlin Communities?
It was built as a club first, planned around its two golf courses and clubhouse. According to Sunrise Company, the original build included a 44,000-square-foot main clubhouse, a 9,500-square-foot Sports Club with a fitness center, an aquatic center and a tennis facility with nine lighted courts. Sunrise operated the club during development and sold it in 2007 to a private equity firm.
The golf is the second difference, and it is the fact listing copy gets wrong most often. According to Summerlin's own golf guide, published July 27, 2026, the community is "anchored by two Arnold Palmer-designed championship courses": the private Mountain Course and the semi-private Arroyo Course. Neither is a TPC course; TPC Summerlin is a separate private course designed by Bobby Weed, per the same guide. The Arroyo Golf Club says plainly that it "is open to public play," so a Red Rock address does not put all of the golf behind your gate, and outside players do use the Arroyo.
Third, the lots are modest for the price. Across the 116 single-family closings in the 24 months to August 31, 2026, MLS lot sizes ran from 0.15 to 0.72 acre with a median of 0.22 acre. The houses carry the price, not the land. Some enclaves sit behind a second gate, which listing remarks call out by name; one listing that closed in July 2026 described The Vistas enclave as triple-gated.
One correction worth making because the names get mixed up constantly: Tournament Hills is a separate guard-gated community, not part of Red Rock Country Club.
Where Exactly Is Red Rock Country Club Located?
On the western edge of Summerlin, in ZIP 89135. The club lists its address as 2250-A Red Springs Drive, and the Arroyo Golf Club lists 2250-C Red Springs Drive. The Red Rock Canyon National Conservation Area, managed by the Bureau of Land Management, lies to the west, and the escarpment is the backdrop for many of the view lots.
The mailing city says Las Vegas, but the jurisdiction does not. When I ran four Red Rock addresses spread across the community through the U.S. Census Bureau's geocoder, every one fell inside the Summerlin South census-designated place, which is unincorporated Clark County rather than the City of Las Vegas. That matters for permits, zoning and short-term rental rules, all of which follow the county. The Clark County Assessor's parcel record names the legal jurisdiction for any single address, and our guide to county islands and annexation explains how to read it.
Schools follow the Clark County School District's attendance zones, which change from year to year. I checked 37 Red Rock addresses from the MLS pull against the district's published attendance-zone map layers for the 2026 school year (labelled SY2026). All 37 were zoned to Goolsby Elementary School, Victoria Fertitta Middle School and Palo Verde High School. Confirm any single address with the district's own zoning search before you rely on it, because a boundary change or a magnet or choice application can change the answer for a given household.
Commute times depend on the gate you use and the hour, and I have not published a drive-time table here because I could not source one that would hold for every street. Run your own commute at the hour you would drive it before you write an offer.
What Do Homes at Red Rock Country Club Cost in 2026?
Closed sales are the only prices worth quoting, so here they are. In the 12 months from September 1, 2025 to August 31, 2026, 72 single-family homes in Red Rock Country Club subdivisions closed, by MLS closing date. The median sale price was $2,075,000, the median price per square foot was $548, and the median home measured 3,768 square feet. Sales ran from $1,100,000 to $6,300,000; the top sale closed on April 27, 2026. Homes sold at a median 95.1% of their final list price and 93.4% of their original list price, and 27 of the 72 had cut their price at least once before selling.
For context, according to Las Vegas REALTORS, as reported by Fox5, the valley's median existing single-family home sold for $470,000 in September 2026. Red Rock's 12-month median is about 4.4 times that. Over 24 months the community's highest closing was $7,600,000, on August 29, 2025, for a home of 10,780 square feet.
| Price tier | Sales | Median price | Median $ per sq ft | Median size (sq ft) | Median days on market |
|---|---|---|---|---|---|
| Under $1.5M | 17 | $1,340,000 | $529 | 2,508 | 42 |
| $1.5M to $2M | 13 | $1,800,000 | $517 | 3,455 | 39 |
| $2M to $3M | 26 | $2,275,000 | $527 | 4,191 | 23 |
| $3M to $4M | 8 | $3,375,000 | $702 | 4,718 | 41 |
| $4M and up | 8 | $4,800,000 | $859 | 6,541 | 66 |
Two things stand out. Below $3 million, the price per square foot barely moves, at $517 to $529, so size explains most of the difference between a $1.3 million and a $2.3 million home. Above $3 million the price per square foot jumps to $702 and then $859, which is where condition, finish and position start to carry real money. The middle tier, $2 million to $3 million, was also the fastest, at a median 23 days.
Asking prices are another matter. On October 15, 2026 the 30 active listings carried a median asking price of $2,399,000 and a median $771 per square foot, well above the $548 that closed over the previous 12 months. Some of that gap is mix, because the active list leans toward larger and remodeled homes. Some of it is simply asking prices that the closed sales do not yet support, which is the subject of the next two sections.
Two caveats on the data. The MLS feed is known to under-report closings recorded between August 25 and September 24, 2025, so the 12-month count may be a sale or two light. And September 2026 closings are left out on purpose, because the feed posts closings weeks late and that month was not yet complete when I pulled it.
How Does Golf Club Membership Work Inside the Community?
Separately from the house, and on published terms. The club posts its schedule, which is unusual in Las Vegas. According to the club's membership page, read in a browser on October 15, 2026 under the heading "2026 Membership Categories," there are six categories:
| Category | Initiation | Monthly dues | Golf access, per the club |
|---|---|---|---|
| Full Golf | $65,000 | $1,225 | No green fees; 14-day advance tee times on both courses |
| Executive Golf | $50,000 | $835 | Pays green fees; 5-day advance on the Mountain, 14-day on the Arroyo |
| Junior Golf | $40,000 | $835 | As Full Golf; Full Golf dues apply once over 40 |
| Sports | $10,000 | $460 | None; clubhouse, fitness, tennis, pickleball, pools, spa |
| Tennis / Pickleball | $4,000 | $315 | None; 9 tennis and 4 pickleball courts, spa |
| Social | $1,500 | $245 | None; restaurants and club social events |
Every category carries a $175 monthly food minimum on top of dues, which is $2,100 a year whether or not you eat at the club. The page names a membership director as the contact, and a published page is a snapshot rather than a contract, so confirm the schedule before you sign anything.
The most important line on the page is the footnote. According to the club, initiation fees "are a one-time, non-equity, non-refundable, non-transferable payment." Two consequences follow. A buyer does not get club access by buying a house inside the gates; membership is a separate application and a separate bill. And a seller cannot pass a membership to the buyer as part of the sale, so a Red Rock home should never be priced or marketed as if the membership conveys.
For how this guard-gated tier compares across the valley, see our Las Vegas guard-gated luxury ranking.
What Moves Sale Prices Inside Red Rock Country Club?
Condition first, floor plan second, and the golf course less than most sellers expect. To get enough sales for a fair comparison I widened the window to 24 months, September 1, 2024 to August 31, 2026, which gives 116 closings. Then I split them by the features sellers ask about most.
| Segment | Sales | Median price | Median $ per sq ft | Median days on market | Sold at % of original list |
|---|---|---|---|---|---|
| Remodel described | 50 | $2,542,500 | $661 | 22 | 95.6% |
| No remodel described | 66 | $2,012,500 | $527 | 42 | 91.6% |
| Single-story | 48 | $1,987,500 | $589 | 16 | 96.0% |
| Two-story | 61 | $2,350,000 | $521 | 44 | 92.0% |
| Golf-course lot | 49 | $2,350,000 | $569 | 40 | 93.0% |
| Not on the course | 67 | $2,015,000 | $553 | 32 | 94.0% |
Remodel status is the biggest lever. Homes whose listings described a remodel or renovation sold for a median $661 a square foot, against $527 for homes whose listings did not, sold in a median 22 days instead of 42, and kept more of their asking price. The gap held for both floor plans: $747 against $548 for single-story homes and $605 against $493 for two-story homes. This is a rough proxy, because it relies on what agents wrote in the remarks, and a handful of remarks mention a remodeled pool or invite a buyer to remodel. It is still the clearest pattern in the data.
Home age is really update status. Every home in the sample was built between 1999 and 2006, according to the MLS year-built field, so age barely separates one listing from another. Homes built from 2000 to 2004 sold at a median $561 a square foot and those from 2005 and 2006 at $541, a gap too small to mean much. What separates a 2002 home from its neighbor is whether its kitchen, baths, floors and systems are original.
Single-story plans sell fastest. The 48 single-story sales went in a median 16 days at 96.0% of original list price. Two-story homes took a median 44 days and gave up more in negotiation.
Golf and view lots matter less than the listing copy suggests. The 49 sales on lots the MLS tags "On Golf Course" closed at a median $569 a square foot against $553 off the course, a 3% difference, and they took longer to sell. When I compared homes of similar size, the golf-lot premium flipped from positive to negative and back across size bands, which is what noise looks like in samples this small. Homes whose MLS view field includes the golf course closed at $557 a square foot against $556 for the rest. A great lot still helps a great house; it does not rescue a dated one.
The membership does not transfer. As the club's own page states, initiation is non-transferable, so a buyer who wants golf adds $65,000 for Full Golf on top of your price. Pricing as if the membership comes with the home is a mistake buyers will notice.
How Long Do Red Rock Country Club Homes Take to Sell, and What Does Waiting Cost?
The first month decides most outcomes. Of the 72 closings in the 12 months to August 31, 2026, 31 had 30 or fewer days on market, and the median across all 72 was 38 days. Over the longer 24-month window, the price a seller ends up with falls steadily the longer a home sits.
| Days on market | Sales | Median sale price | Sold at % of original list |
|---|---|---|---|
| 30 or fewer | 53 | $2,189,000 | 96.8% |
| 31 to 90 | 42 | $2,180,000 | 92.8% |
| 91 to 180 | 18 | $2,087,500 | 86.7% |
| More than 180 | 3 | $2,050,000 | 79.1% |
On a $2 million original list price, the difference between selling inside a month at 96.8% and selling after three to six months at 86.7% is about $202,000. Part of that is self-selection, because overpriced homes are the ones that sit, but that is exactly the point: the price set on day one decides which row a home ends up in.
The current market gives sellers less room than the asking prices imply. On October 15, 2026, 30 homes were listed for sale, a median 65 days after their list dates, and 14 of the 30 had already been reduced from their original price. At the past 12 months' pace of six closings a month, 30 listings is about five months of supply. For comparison, Las Vegas REALTORS reported about five months of supply valley-wide in September 2026, and 75.9% of existing homes that sold that month did so within 60 days, per the Fox5 report. No Red Rock listing showed as under contract in the feed on the day of the pull.
If you are selling, price to the closed price per square foot of homes in the same condition and floor plan, not to the active list. If your home is original, the table above says the market will discount it by about $134 a square foot against remodeled homes; a pre-listing refresh or a price that already reflects the work are the two honest choices. Our home-selling team prices Red Rock listings from closed sales on the same streets rather than from the 89135 median, and our 7-day listing agreement lets you cancel after the first 7 days with no penalties or fees.
How Do Red Rock Country Club Homes Compare to The Ridges and Spanish Trail?
They sit at different price points for different reasons. I pulled single-family closings for The Ridges in Summerlin and Spanish Trail over the same 12 months, using the subdivision names in the MLS: Summerlin Village 18 for The Ridges, and subdivisions named Spanish Trail in ZIP 89113.
| Measure | Red Rock Country Club | The Ridges (Village 18) | Spanish Trail |
|---|---|---|---|
| Single-family closings | 72 | 38 | 34 |
| Median sale price | $2,075,000 | $3,575,000 | $1,097,500 |
| Median $ per sq ft | $548 | $797 | $332 |
| Median days on market | 38 | 67 | 48 |
| Median year built | 2003 | 2015 | 1989 |
| Golf | Two Arnold Palmer courses: private Mountain, public Arroyo | Amara Golf Club, the former Bear's Best, being rebuilt as a private club | 27 private holes, a Robert Trent Jones Jr. design |
The Ridges is the newer and more expensive neighbor: its median home was built in 2015 against Red Rock's 2003, and it closed at $797 a square foot against $548. According to the Summerlin golf guide, its course, formerly one of the first Bear's Best courses designed by Jack Nicklaus, is "undergoing a transformation" into the private Amara Golf Club. Spanish Trail is older, closer to the center of the valley and far cheaper per square foot, and according to the Spanish Trail Country Club, its 27 private holes are a Robert Trent Jones Jr. design. Our Spanish Trail buyers guide covers it in detail.
Red Rock sits between them: younger homes than Spanish Trail, lower prices per square foot than The Ridges, and the only one of the three with a course open to public play. Buyers looking further afield often add MacDonald Highlands in Henderson, which I have not priced here because its MLS subdivision names mix in neighboring developments. For the broader trade-off between Summerlin's gated golf villages and the rest of the master plan, see Summerlin versus the Red Rock area.
What Should Buyers Check Before Touring Red Rock Country Club?
Five things, in this order.
Financing. According to the Federal Housing Finance Agency, the 2026 conforming loan limit for a one-unit home in Clark County is $832,750. With 20% down, any purchase above about $1,040,938 needs a jumbo loan, and every Red Rock closing in the past year was above that price. Each lender sets its own jumbo terms, so get a written pre-approval before you tour; the $2 million to $3 million tier sold in a median 23 days.
The club is a separate decision. Budget it on the published schedule: $65,000 initiation and $1,225 a month for Full Golf, down to $1,500 and $245 for Social, plus the $175 monthly food minimum in every category.
Association dues come in layers. Most MLS listings entered in 2026 record the Red Rock association fee as $300 or $900, consistent with $300 a month billed as $900 a quarter; most 2025 listings showed $290 or $870 on the same pattern, and some 2026 entries still carry those older figures. Summerlin's master associations charge on top of village dues, and according to the Las Vegas Review-Journal, the Summerlin South assessment was budgeted to rise to $76 a month for 2026. I could not confirm from a published source whether that master assessment applies to Red Rock addresses. Confirm in the resale package exactly which charges apply to the address you are buying. Our Summerlin HOA fee guide explains the layers.
The seller's tax bill is not your tax bill. The median annual tax shown on the 72 closings was $8,860, about 0.41% of the sale price, ranging from $4,169 to $32,235. That is the seller's bill, shaped by the seller's abatement history. Under NRS 361.4723, the 3% cap on yearly increases is available to an owner-occupied primary residence, but a new owner has to claim it; until then the general cap of up to 8% under NRS 361.4722 applies, and a sale does not reset the assessed base. Our Nevada property tax cap explainer walks through it.
Inspect for age. Every home sold in the past two years was built between 1999 and 2006, so most are 20 to 27 years old. Ask for records on the roof, HVAC, water heaters and pool equipment, and price anything original into your offer rather than discovering it in the inspection period.
What Does Annual Ownership Cost Look Like at Red Rock Country Club?
Only some of the bill is published. The table lists the recurring costs that have a documented figure; the rest depend on the house and need quotes.
| Cost | Annual amount | Basis |
|---|---|---|
| Red Rock association dues | $3,600 | $300 a month, per most 2026 MLS entries; confirm in the resale package |
| Summerlin South master assessment | $912 | $76 a month for 2026, if it applies to the address |
| Property tax | Median $8,860 | Seller's bills on the 72 closings; yours will differ |
| Social membership | $5,040 | $245 a month plus $175 food minimum, after $1,500 initiation |
| Sports membership | $7,620 | $460 a month plus $175 food minimum, after $10,000 initiation |
| Full Golf membership | $16,800 | $1,225 a month plus $175 food minimum, after $65,000 initiation |
So if the Summerlin South assessment applies, a household on the Full Golf plan pays about $21,312 a year in club dues, food minimum and association charges before property tax, while a non-member household pays about $4,512 in association charges; without it, subtract $912. Insurance, utilities, landscaping and pool service are real costs at this size of home, but no local source publishes a figure I could stand behind, so get quotes on the specific house during your inspection period.
Frequently Asked Questions
Is Red Rock Country Club part of Summerlin?
Yes. Summerlin's own golf guide calls it one of "Summerlin's premier golf experiences," and Sunrise Company developed its 738 acres between 1998 and 2003. Addresses there use ZIP 89135 and a Las Vegas mailing city, but the sampled addresses fall in the Summerlin South census-designated place, which is unincorporated Clark County.
Do I have to join the country club to live in Red Rock Country Club?
No. Buying a home inside the gates does not include club membership and does not require it. Membership is a separate application with its own initiation and monthly dues, from $1,500 and $245 a month for Social to $65,000 and $1,225 a month for Full Golf on the club's 2026 schedule, plus a $175 monthly food minimum.
Can a seller transfer a club membership to the buyer?
Not according to the club. Its membership page says initiation fees are "a one-time, non-equity, non-refundable, non-transferable payment." A buyer who wants golf applies and pays initiation on their own, so sellers should price and market the home without the membership.
What is the typical HOA fee at Red Rock Country Club?
Most MLS listings entered in 2026 show the Red Rock association fee as $300 a month, entered either as $300 a month or as $900 a quarter, up from $290 in most 2025 listings. The Summerlin South master assessment was budgeted at $76 a month for 2026, according to the Review-Journal. Confirm every charge, and whether the master assessment applies, in the resale package before you close.
Are short-term rentals allowed in Red Rock Country Club?
Start with the CC&Rs. Red Rock is in unincorporated Clark County, and under NRS 244.353545 the county may not license a short-term rental in a common-interest community unless the community's governing documents expressly authorize it. If the documents are silent or prohibit it, the county cannot license the home for that use.
How does Red Rock Country Club compare to The Ridges?
The Ridges is newer and more expensive. In the 12 months to August 31, 2026, its Village 18 subdivisions closed 38 single-family homes at a median $3,575,000 and $797 a square foot, against 72 Red Rock homes at $2,075,000 and $548. Its median home was built in 2015, against 2003 in Red Rock, and its course is being rebuilt as the private Amara Golf Club.
How old are the homes, and what should I inspect?
Every home that sold in the 24 months to August 31, 2026 was built between 1999 and 2006, according to the MLS, so most are 20 to 27 years old. Ask for the history of the roof, HVAC, water heaters and pool equipment, and look at whether the kitchen and baths are original, because remodel status was the clearest driver of price in the sales data.
Have Red Rock Country Club prices gone up or down?
Roughly flat to slightly down per square foot. Closings from January through August 2026 had a median $546 a square foot and $2,100,000, against $561 and $2,350,000 for January through August 2025. With 59 and 32 sales in those windows, the mix of homes that happened to sell moves these medians, so treat the change as a direction rather than a measurement.
How Can Chris Nevada Help You Buy or Sell in Red Rock Country Club?
Every number in this guide came from the same MLS pull and the same public pages anyone can check, and that is how I would price your home or your offer: closed sales on the same streets, in the same condition and floor plan, rather than the ZIP-code median or the active list. If you are selling, I can show you where your home sits in the remodel and floor-plan tables above before you choose a list price. If you are buying, I can pull the closed sales behind any home you are considering and the association and club costs that come with it.
My team at Nevada Real Estate Group has closed 9,600+ transactions and $4.85 billion+ in total sales volume, including 789 transactions and $361.5 million+ in 2025, with 9,097+ verified five-star reviews across Google, Zillow and FastExpert. I am licensed in Nevada under S.181401 with LPT Realty.
Which Sources Inform This Red Rock Country Club Guide?
Method. Sale figures come from GLVAR MLS records pulled through Repliers on October 15, 2026, limited to single-family homes in ZIP 89135 whose MLS subdivision names Red Rock Country Club (including the Red Rock Golf Club plats inside the gates). Windows use the MLS closing date: September 1, 2025 to August 31, 2026 for the 12-month figures and September 1, 2024 to August 31, 2026 for the feature comparisons. September 2026 closings are excluded because the feed posts closings weeks late, and the feed is known to under-report closings recorded between August 25 and September 24, 2025. Comparison communities use the same method with their own subdivision names. Days on market are the MLS figures, with medians rounded to whole days. Remodel status is read from listing remarks and is a proxy.
- Sunrise Company, Red Rock Country Club — 738 acres, 1,100 homes, 1998 to 2003, the Arnold Palmer courses, the clubhouse and the 2007 sale of the club.
- Red Rock Country Club membership page — 2026 membership categories, initiation, dues, the $175 food minimum and the non-transferable footnote, read October 15, 2026.
- Summerlin golf guide, July 27, 2026 — the two Palmer courses, TPC Summerlin, Amara Golf Club and The Summit.
- The Arroyo Golf Club — open to public play, and its address.
- Spanish Trail Country Club — 27 private holes, a Robert Trent Jones Jr. design.
- U.S. Census Bureau geocoder — Summerlin South census-designated place for sampled addresses.
- Clark County School District zoning search — attendance zones; Red Rock addresses were checked against the district's SY2026 zone layers on October 15, 2026.
- Bureau of Land Management, Red Rock Canyon National Conservation Area — the conservation area to the west.
- Fox5, October 6, 2026 — Las Vegas REALTORS' September 2026 median, supply and 60-day sales share.
- Las Vegas REALTORS housing market statistics — the valley's monthly reporting.
- Las Vegas Review-Journal, October 8, 2025 — 2026 Summerlin master assessments.
- FHFA, Conforming Loan Limit Values for 2026 — the $832,750 one-unit limit.
- Nevada Revised Statutes Chapter 361 — NRS 361.4722 and 361.4723, the property tax caps.
- Nevada Revised Statutes Chapter 244 — NRS 244.353545, county short-term rental licensing in common-interest communities.
Ready to look at a specific home, or to price yours? Call or text (702) 637-1759, email info@nevadagroup.com, or start from the Red Rock Country Club community page. Our office is at 8945 W Russell Rd, Suite 170, Las Vegas, NV 89148.
