Most guides to The Ridges quote a single median price for the whole community and leave it there. That number is close to useless here, because The Ridges is not one market. It is a stack of separately platted enclaves whose per-square-foot pricing varies by a factor of about two and a half from the low end to the high end, and a buyer who anchors on the community average will either overpay in the entry tier or badly underestimate what the top tier costs.
This refresh replaces every market figure in the guide with a fresh pull. The Ridges' custom enclaves are recorded in the Las Vegas MLS as parcels of Summerlin Village 18, so the numbers below come from the Village 18 plat labels in ZIP 89135 on the GLVAR board, plus one Fairway Hills sale recorded under the label "Fairway Hills" alone; three 2002–2003 production subdivisions with The Ridges in their plat names, Echo Ridge, Southstar and Sunset Ridge, are not counted. Listing and dues figures are Las Vegas MLS data pulled through Repliers on September 21, 2026; closed sales were re-pulled on October 26, 2026, rechecked on November 1 and counted by closing date. None of it should be read as an official Las Vegas REALTORS statistic.
The Ridges is Summerlin's 793-acre hillside village, recorded in the Las Vegas MLS as Summerlin Village 18. Over the 12 months ending September 21, 2026, 39 homes closed there at a $3,300,000 median and $778 per square foot, against 38 active listings and roughly 12 months of supply. Enclave medians ran from $483 to $1,217 per square foot, so buy on enclave, not on the community average.
- Thirty-nine Ridges homes closed in the 12 months ending September 21, 2026, at a $3,300,000 median.
- Enclave spread is enormous: Fairway Hills closed near $483 per square foot, Windsong near $1,217.
- Thirty-eight active listings against 39 annual closings equals roughly 12 months of supply as of September 2026.
- Bear's Best closed in June 2025; Summerlin still listed Amara as under construction on November 1.
- Combined HOA dues on recorded Village 18 listings ran $395 to $1,396 monthly, median $723.
What Should A Ridges Buyer Know Before Touring?
Five things frame this community right now.
First, the developer's last lot release is five years old. According to Howard Hughes Holdings, the developer of Summerlin, The Ridges covers 793 acres and opened in 2000. That release is dated November 18, 2021, so its count of nearly 400 completed custom homes and roughly 30 more under construction is a 2021 count, not a current one. It put the last five developer homesites on the market: three half-acre lots in Indigo priced from $2,500,000 to $2,525,000, and two in Azure at $1,950,000 and $2,650,000. Those are 2021 asking prices. From there, The Ridges grows only through resale and through custom builds on privately held dirt.
Second, the trailing-year market has cooled in volume more than in price. Thirty-nine homes closed in the 12 months ending September 21, 2026, down from 50 in the prior 12 months — a 22 percent drop in transaction count. The median closing fell from $3,981,250 to $3,300,000 over the same comparison, but median price per square foot moved only from $814 to $778, a decline of under 5 percent. The median mix got smaller and cheaper; the underlying per-foot value barely moved.
Third, time on market doubled. Median days on market ran 31 in the prior 12-month window and 62 in the trailing one. Discounts barely moved: the median sale closed at 95.7 percent of its last asking price in both windows, and at 94.8 percent of its original asking price, against 95.2 percent a year earlier. Sellers are getting about the same result and waiting longer for it.
Fourth, the golf course is closed. Bear's Best Las Vegas, the Jack Nicklaus tribute course that ran through the village, took its last public round in June 2025, according to a March 2026 broker construction report. That report projected an October 2026 reopening as the private Amara Golf Club, but Summerlin.com still listed Amara as under construction on November 1, 2026. Confirm the status before you price any golf frontage.
Fifth, and most important: the community median is a composite of wildly different submarkets. A Fairway Hills condominium and a Windsong custom estate are both "The Ridges," and they closed roughly $7.3 million apart this year.
What Makes The Ridges the Most Exclusive Community in Las Vegas?
Three structural facts separate The Ridges from every other luxury address in the valley, and only one of them is about money.
Elevation and protected frontage. According to Howard Hughes Holdings, the village sits roughly 3,100 feet above sea level, about twice the height of The Strat, along the foothills of the Red Rock Canyon National Conservation Area. The practical consequence matters more than the number. Land immediately west of the community is federally administered conservation land, so western sightlines cannot be built out from behind. East-facing lots look down the length of the valley toward the Strip. Very few parcels anywhere in Clark County carry both orientations within one gate.
Enforced architecture. Desert contemporary is the look most people associate with The Ridges: flat and low-slope rooflines, large glass walls, and stone, steel and concrete. An architectural review process stands behind that look, so budget time for approval on any exterior change and ask how long reviews are running.
Fixed supply, and now proven fixed supply. With the developer's final five homesites released in 2021, the new-lot question is largely answered. Thirty-nine closings against the nearly 400 completed homes counted then, plus the roughly 30 under way, works out to annual turnover of about 9 to 10 percent, high enough that a patient buyer sees real choice, low enough that a specific enclave can go a long stretch without a listing.
That last point is where the scarcity argument earns its keep. The valley overall is a different animal: according to Las Vegas REALTORS, Southern Nevada recorded 2,252 existing home, condo and townhome sales in August 2026 alone, with 7,590 single-family homes listed without offers and just over four and a half months of supply. The Ridges, on the same September 2026 pull, carried about 12 months of supply. That is not a distressed reading — it is what a market with 39 annual closings and 38 standing listings looks like, and it means negotiating leverage inside this gate is materially better than the valley headline suggests.
What Are the Guard-Gated Enclaves Inside The Ridges, and What Do They Cost?
The marketing names — Azure, Promontory, Rimrock, Redhawk, Falcon Ridge, Arrowhead, Silver Ridge, Topaz Ridge, Boulder Ridge, Indigo, Talon Ridge, Fairway Hills — are how the community talks about itself. The MLS records most of them as lettered parcels of Summerlin Village 18, and a few enclaves never appear by name at all. The table below reports what actually closed under each plat label, which is the version a lender's appraiser and a listing agent will both recognize.
| Plat label (enclave) | Closings | Median close | Range | Median $/sq ft | Median days on market |
|---|---|---|---|---|---|
| Parcel L (Fairway Hills) | 4 | $1,070,000 | $927,000 to $1,750,000 | $483 | 55 |
| Parcel B (Topaz Ridge) | 3 | $2,250,000 | $2,050,000 to $2,625,000 | $569 | 117 |
| Parcels M/N/O | 12 | $3,010,000 | $1,750,000 to $3,950,000 | $669 | 30 |
| Parcel P (Talon Ridge) | 1 | $3,020,000 | single sale | $864 | 100 |
| Parcel G | 1 | $3,250,000 | single sale | $778 | 6 |
| Parcel H (Silver Ridge) | 6 | $3,400,000 | $2,899,999 to $4,300,000 | $843 | 100 |
| Summerlin Village 18 The Ridges (no parcel letter) | 1 | $4,000,000 | single sale | $870 | 44 |
| Phase 1 (Promontory area) | 3 | $6,250,000 | $4,300,000 to $14,000,000 | $725 | 72 |
| Parcel E (Hawk Ridge) | 2 | $6,750,000 | $6,700,000 to $6,800,000 | $1,174 | 77 |
| Parcels J/K (Windsong) | 6 | $8,325,000 | $5,750,000 to $16,000,000 | $1,217 | 20 |
Read the last column before the price column. Windsong, the most expensive enclave in the set, also had the fastest median sale of any enclave with more than one closing, at 20 days. Topaz Ridge and Silver Ridge, which sit in the middle of the price range, took 117 and 100 days. Scarcity at the very top of this community is doing more work than affordability in the middle of it — the trophy buyer pool is thin but decisive, while the $2,000,000 to $4,000,000 buyer has genuine alternatives elsewhere in Summerlin and can afford to wait.
The entry point is still the detail most buyers miss. Fairway Hills, platted as Parcel L, is the attached-home enclave. Four units closed in the trailing year at a $1,070,000 median and $483 per square foot, and the five units listed on September 21, 2026 ran from $950,000 to $1,750,000 at a $1,249,000 median. Three of those four closings sold at 95 to 111 percent of their last asking price; the fourth, a 3,211-square-foot unit, closed at $1,750,000, about 19 percent under its last ask, which pulls the segment's average to 96.2 percent. A buyer who wants the address, the gate and the Club Ridges membership without a custom-home maintenance load has one realistic door, and on the smaller units there is competition at it.
At the other end, the standing inventory is where the headline numbers live. As of September 21, 2026 the community's active list ran to $29,500,000 for 9 Echo Peak Lane, a 23,748-square-foot estate in the Phase 1 area that had been listed 127 days, with 14 Magic Stone Lane asking $22,500,000 and 7 Sable Ridge Court asking $21,500,000. By November 1, the highest ask in these plats was $19,999,000.
What Does the Ridges Market Actually Look Like in September 2026?
Here is the whole community, this year against last, from the same query. Both windows count closings recorded under the Summerlin Village 18 plat labels in ZIP 89135, plus one Fairway Hills sale recorded as "Fairway Hills" alone, by closing date.
| Measure | 12 months to Sept 2026 | 12 months to Sept 2025 | Active as of Sept 21, 2026 |
|---|---|---|---|
| Transactions | 39 closings | 50 closings | 38 listings |
| Median price | $3,300,000 | $3,981,250 | $3,999,500 asking |
| Average price | $4,457,942 | $4,813,830 | $6,800,518 asking |
| Median price per square foot | $778 | $814 | $857 asking |
| Median days on market | 62 | 31 | 55 so far |
| Median size | 4,598 sq ft | 4,619 sq ft | 4,548 sq ft |
| Price range | $927,000 to $16,000,000 | $1,000,000 to $14,700,000 | $950,000 to $29,500,000 |
| Median sale to last list price | 95.7 percent | 95.7 percent | not applicable |
| Median sale to original list price | 94.8 percent | 95.2 percent | not applicable |
Those ratios are medians on purpose. Each window holds one record whose original price is plainly a typing error, $27,900,000 on a $2,790,000 listing and $41,000,000 on a $4,100,000 listing, and those two records would pull a simple average down by about two points. Without them, the average original-list ratio was 92.9 percent in the trailing year and 93.2 percent the year before. The spread matters more than either number: five of the 39 sales closed at their full original ask, and four closed under 85 percent of it. If you are writing an offer against a listing that has not yet cut, price it from closed comparables rather than from a fixed discount.
Segment behavior diverges sharply by price. Sorted into bands, the trailing-year closings look like this: five sales under $2,000,000 at a $455 median per square foot and 66 median days; twenty sales from $2,000,000 to $4,000,000 at $736 per square foot and 75 median days; eight from $4,000,000 to $7,000,000 at $876 per square foot and 71 median days; and six above $7,000,000 at $1,263 per square foot and only 29 median days. The heaviest, slowest part of this market is the middle. The scarce part moves fastest.
Two repeat trades illustrate the top better than any index. 92 Sun Glow Lane, a 9,311-square-foot Windsong home, closed at $10,000,000 on November 20, 2024 and again at $11,000,000 on August 14, 2026 — 10 percent over about 21 months, on the same square footage. 14 Magic Stone Lane, 14,322 square feet in the same enclave, closed at $14,700,000 on April 7, 2025, was asking $22,500,000 on September 21, 2026, and was listed at $19,995,000 on November 1. The first is a measured resale. The second is an ask, not a trade, and the distance between those two facts is exactly why this community should be underwritten on closings rather than on list prices. Our own Las Vegas market report tracks the same distinction citywide.
The largest closing of the trailing year was 68 Sun Glow Lane at $16,000,000 on September 26, 2025 — 9,176 square feet, built in 2024, on 0.65 acres, at $1,744 per square foot after 62 days on market. The next two were 5 Promontory Ridge Drive at $14,000,000 on February 5, 2026 and 92 Sun Glow Lane at $11,000,000 on August 14, 2026. Note that two of the three biggest trades of the year happened on one street.
What Is the Amara Golf Club and Why Does It Matter for Home Values?
The course that runs through The Ridges is closed, and understanding exactly what closed matters before anyone quotes a golf premium here.
Bear's Best Las Vegas was a Jack Nicklaus design built as a tribute course, with holes replicating signature Nicklaus work from other properties. According to GolfPass, it closed in June and new owner Mulligan Holdings is reportedly investing up to $300 million to turn the former daily-fee course into a private club, with the course reimagined by Jackson Kahn Design. That makes it a new routing on the old land, not a Nicklaus renovation, so any description of Amara as a Nicklaus redesign is wrong. A March 2026 broker report dates the last public round to June 30, 2025, and projected an October 2026 reopening; Summerlin.com still showed it as under construction on November 1, 2026.
Three practical consequences follow for buyers.
Check what is operating before you pay for it. A listing that markets "golf course frontage" may be marketing frontage on a course that is still being built. Walk it. The condition of the ground behind a given lot can vary a lot during a rebuild.
Membership is not a real estate right. Buying inside The Ridges does not convey an Amara membership. The same broker report says membership is capped at 265, with initiation from $250,000 and dues of about $4,000 a month, but the club has not published a schedule I can source, so get the terms from the club. For scale on what a published Summerlin golf schedule looks like, Red Rock Country Club lists 2026 full golf membership on its own site at a $65,000 initiation fee with $1,225 monthly dues and a $175 monthly food minimum.
The golf premium in our data is confounded, not clean. Of the Village 18 records carrying a view code, ten listed or closed with a golf course view across the trailing year and standing inventory combined, at a $1,280 median per square foot, against $778 for the view-coded properties without golf. That is not a 65 percent golf premium. Those golf-view records cluster in the largest homes in the most expensive enclaves, so size, enclave and view are moving together. I would not underwrite a purchase on a golf-frontage multiplier derived from ten records, and I would be skeptical of anyone who quotes you one.
What I will say is narrower: Amara turning private removes daily-fee public traffic from the interior of the community. Whether that shows up as measurable appreciation is a question the 2027 and 2028 closing data will answer. I do not forecast it.
What Does Club Ridges Offer Residents, and What Does It Cost?
Club Ridges is the residents' facility, and it is the amenity your dues actually buy. It is not a golf club and has never been one, which is a distinction that confuses buyers arriving from communities where the two are bundled.
According to Howard Hughes Holdings, Club Ridges opened in 2007 and offers a resort-style pool, tennis courts, workout rooms, dedicated group exercise and pilates space, locker rooms and a gathering area reserved for Ridges residents and their guests. The same release, from July 2020, describes a refresh of the building: a redesigned lobby, new flooring and lighting, fresh paint, reupholstered furniture, new window treatments, a new fireplace, upgrades to the group exercise and pilates rooms, and new pool deck furniture. There are no public memberships. If you do not live in Village 18, you do not get in.
The dues structure is two-tier, and the MLS records prove it. Across the 76 Village 18 records in this pull that reported both association fields, listings carry a small Summerlin-wide master assessment — median $76 per month, running from $65 to $600 — plus a village or sub-association fee with a median of $610 per month and a range from $330 to $1,320. Combined, the median Ridges household in this data pays $723 per month in association dues, with the full range spanning $395 to $1,396. The old "$400 to $800" figure that circulated in earlier versions of this guide understates the top of that range by nearly half.
The spread inside that range is not random. Fairway Hills carries an attached-home maintenance load, so its combined dues sit high relative to the price of the unit. Talon Ridge, the newest custom parcel, showed one of the highest primary fees in this pull at $948 per month. Several of the older detached parcels sit near the bottom. Before writing an offer, pull the specific association budget for the specific parcel — inside one 793-acre village, the monthly carrying difference between two enclaves can exceed $1,000.
Against the neighbors, Club Ridges is a genuinely strong amenity package that is simply organized differently. MacDonald Highlands bundles its social life around DragonRidge Country Club. Ascaya is architecture-first with a smaller amenity footprint. The Summit Club, a separate Discovery Land Company community built around a Tom Fazio course, is not part of The Ridges and never has been, despite how often the two get conflated in listing copy.
How Do You Actually Buy a Home in The Ridges?
Buying here is procedurally different from buying in a conventional Summerlin village, in three ways that cost buyers real time when nobody warns them.
Some inventory may trade quietly. Some Ridges homes are sold privately, and I cannot verify how many from the MLS, because an off-market trade produces no public record there. Thirty-nine recorded closings in a community of roughly 400 homes is a thin public dataset, so a buyer relying only on portal alerts may be watching a partial market. Tell an agent who works this gate what you want, and be specific about enclave, orientation and square footage.
Showings run on the gate's schedule, not yours. The community gate plus individual enclave gates means no drive-through browsing. Schedule every showing in advance with listing-side authorization, and a buyer flying in for a weekend should lock the calendar well before arriving.
Architectural review governs more than you expect. Exterior modifications, expansions and substantial landscape changes can need approval before work starts. If your purchase thesis depends on re-skinning the exterior, get the committee's current design guidelines in writing during your due diligence period, and price the review timeline and the risk of a "no" into your offer.
One more mechanical note. According to Las Vegas REALTORS, 23.5 percent of all Southern Nevada sales in September 2026 were cash, up from 23.0 percent a year earlier. When a cash offer and a financed offer land together on a listing, the financed buyer needs either a better number or a shorter contingency calendar to stay in it.
How Does The Ridges Compare to Other Ultra-Luxury Las Vegas Communities?
Buyers in this tier almost always shop two or three gates at once. The table below puts them side by side on the same query and the same window, with one important caveat stated in the caption: Ascaya's and MacDonald Highlands' MLS records include a large share of vacant homesite sales, which I excluded so the comparison is homes against homes.
| Measure | The Ridges | MacDonald Highlands | Ascaya | Southern Highlands |
|---|---|---|---|---|
| Location | Summerlin, west valley | Henderson hillside | Henderson hillside | Southwest Las Vegas |
| Home closings, trailing 12 months | 39 | 81 | 12 | 299 |
| Median close | $3,300,000 | $4,000,000 | $8,175,000 | $625,000 |
| Median price per square foot | $778 | $759 | $1,198 | $261 |
| Median days on market | 62 | 50 | 51 | 36 |
| Sale to last list price | 94.9 percent (average) | 94.9 percent | 95.9 percent | 97.3 percent |
| Active listings | 38 | 73 (Oct 26, 2026) | 21 (Oct 26, 2026) | 129 |
| Median asking price | $3,999,500 | $5,850,000 (Oct 26, 2026) | $9,995,000 (Oct 26, 2026) | $999,999 |
| Months of supply | 11.7 | 10.8 (Oct 26, 2026 listings) | 21.0 (Oct 26, 2026 listings) | 5.2 |
| Golf | Amara, private, rebuilding | DragonRidge, operating | None | Private club course |
A few honest readings of that table. The Ridges is not the most expensive ultra-luxury community in the valley on a per-foot basis — Ascaya is, by a wide margin, at $1,198 per square foot against Ridges' $778, though its 12 home closings are a small sample and its median is pulled up by a very new inventory of large builds. MacDonald Highlands is the deeper market, with 81 home closings, 73 home listings on October 26, 2026 and a higher median ask than The Ridges, and it has an advantage The Ridges temporarily does not: a golf course you can play today. Our Ascaya versus MacDonald Highlands comparison goes deeper on the Henderson side of that choice, and our Las Vegas luxury neighborhoods ranking maps the wider field.
Southern Highlands is in the table for scale rather than as a true peer. At a $625,000 median and 299 annual closings it is a large, liquid master plan with a luxury tail, not an ultra-luxury enclave, and its 5.2 months of supply shows what a normally functioning Las Vegas submarket looks like next to a 12-month trophy market.
Two communities I deliberately left out of the numbers. The Summit Club has too few public records for a median I would trust. Red Rock Country Club surfaced only two closings under its primary plat label in this query, because its homes are recorded across several differently named subdivisions, which is too thin to report honestly. For both, treat published medians from any source with suspicion unless the source tells you the record count.
What Should Different Ridges Buyers Weigh in 2026?
The MLS does not record buyer motivation, so I won't give you a percentage breakdown of who buys here. What I can do is set out what each kind of purchase should weigh.
Relocating from a high-tax state. According to the Tax Foundation, Nevada levies no individual income tax. I do not publish a dollar figure for what any buyer saves, because it depends on income and residency facts that a CPA, not an agent, should establish.
Buying for privacy. Double gating and appointment-only showings are part of what you are buying, so compare the enclaves on home count and lot separation.
Lock-and-leave and second homes. Fairway Hills is the attached option, and the data shows some pressure: four closings in a year against five standing listings, with three of the four at 95 percent of last list or better. On the smaller units, expect to compete rather than negotiate hard.
Moving up within Summerlin. Buyers from Stonebridge or other Summerlin villages should compare a dated 2003-to-2009 home that needs interior work with a newer build, and price the architectural review into any exterior plan.
What Should You Expect to Spend Beyond the Purchase Price?
The purchase price is the smaller half of the conversation at this tier. The table below is built from recorded figures on the same Village 18 listings, not from estimates.
| Cost line | Recorded figure | Monthly equivalent | Source of the number |
|---|---|---|---|
| Property tax, median Village 18 record | $16,726 per year | $1,394 | Recorded annual tax on trailing-year closings |
| Property tax, 25th to 75th percentile | $11,500 to $22,662 | $958 to $1,889 | Recorded annual tax, all Village 18 records |
| Property tax, full observed range | $5,908 to $77,837 | $492 to $6,486 | Recorded annual tax, all Village 18 records |
| Village or sub-association dues | $330 to $1,320 per month | Median $610 | MLS association fee fields |
| Summerlin master assessment | $65 to $600 per month | Median $76 | MLS second association fee field |
| Combined association dues | $395 to $1,396 per month | Median $723 | Sum of both recorded association fields |
The tax line deserves explanation, because the range in that table looks impossibly wide for one community. Median recorded tax of $16,726 against a median close of $3,300,000 works out to an effective 0.51 percent of the purchase price — far below what a naive reading of Nevada rate tables would suggest. Part of the reason is that taxable value, built from land value plus replacement cost less depreciation under NRS 361.227, usually sits below the purchase price; the rest is the abatement. According to the Clark County Assessor, Nevada applies a 3 percent cap on the annual tax bill increase for an owner's primary residence under NRS 361.4723, and a cap of up to 8 percent on residences that are not owner-occupied, along with land and commercial property. A home held by the same owner-occupant since 2008 has had its bill compounding at a maximum of 3 percent a year against a market value that has risen far faster.
That has two consequences buyers routinely miss. First, the tax figure printed on a listing is the parcel's current bill, and the sale does not reset it: your next bill builds on that figure, and it can rise by up to 8 percent until you claim the 3 percent cap. Second, the Assessor notes that new construction or a change of use does not qualify for any cap in its first fiscal year, and that a recorded ownership document removes the 3 percent abatement until the new owner reapplies. File the Property Tax Cap Claim Form. The $5,908-to-$77,837 spread in that table is substantially a story about how long each parcel's bill has been capped, not about lot quality.
Beyond tax and dues, budget realistically for the things the MLS does not record: high-value homeowner insurance on a large glass-and-steel structure, pool and water feature service, desert landscape maintenance on a hillside lot, and monitored security. I do not publish dollar ranges for those because they are quoted per property and I cannot source a defensible median. Get three real quotes during your inspection period instead of trusting a table on any website, including this one.
Which Practical Details Shape Daily Life in The Ridges?
The everyday logistics of living at the western edge of the valley are a real part of the buying decision, and they cut both ways.
Position and drive times. The Ridges sits at the end of the valley, not in the middle of it. Downtown Summerlin — grocery, restaurants, Las Vegas Ballpark, the bulk of day-to-day retail — is a short drive east. The Strip and Harry Reid International Airport are both reached via the 215 Beltway and are meaningfully farther than they are from Henderson's hillside communities. For a household that flies weekly, that difference compounds. For a household that hikes, it inverts completely: the Red Rock Canyon National Conservation Area scenic loop entrance is minutes from the gate, which is the single lifestyle argument that consistently wins buyers over from the Henderson alternatives.
Housing stock and vintage. The trailing-year closings and current inventory span homes built from 2003 to 2024, with a median build year of 2015 on closings and 2016 on actives. That range matters more than it sounds. A 2003-to-2008 Ridges home was built at the front of the desert contemporary wave and frequently carries dated interior systems behind an architecturally significant shell — which is exactly the value play the informed move-up buyers target. A 2018-and-newer home in Parcels M/N/O or Talon Ridge is a different product: smaller lot, tighter envelope, current mechanicals. Median lot size across the trailing year's closings was 0.30 acres, ranging from 0.14 to 1.24 acres, so "custom home community" here does not uniformly mean large acreage.
Pools are the norm, not an upgrade. Roughly 82 percent of the Village 18 records in this pull reported a private pool. Price a home without one accordingly, and price the maintenance on one that has a large water feature accordingly too.
Schools. The community is zoned to Clark County School District schools, and The Meadows School and Bishop Gorman are private options within a reasonable drive. Verify current zoning at the district level before you write an offer rather than relying on a listing sheet, because boundaries change and a listing's school fields are not updated on a set schedule.
What is under construction around you. With the Amara rebuild under way and custom lots still being built on, a buyer touring today should expect construction traffic on interior streets. That is temporary, but it is a legitimate negotiating point on a lot that fronts the work.
What Are the Best Entry Strategies for The Ridges in 2026?
I will describe three approaches that the September 2026 data actually supports, and I will not attach an appreciation forecast to any of them.
Strategy one: the Fairway Hills door. Parcel L is the only attached product inside the gate. Four closings at a $1,070,000 median, three of them at 95 percent of last list or better, against five standing listings from $950,000 to $1,750,000, describe a small, competitive, liquid segment. The case for it is straightforward: it is the lowest-capital way to hold a Ridges address with Club Ridges access, and it carries no custom-home maintenance exposure. The case against it is equally straightforward: at a $483 median per square foot on closings against $600 on September 21 asks, the bid-ask gap in this segment is wide right now, and you are buying the community's amenity set rather than its irreplaceable land.
Strategy two: buy the slow middle. The $2,000,000 to $4,000,000 band carried 20 of the year's 39 closings at a 75-day median — the slowest segment in the community — and Topaz Ridge and Silver Ridge posted 117 and 100 median days respectively. Slow segments are where discounts are earned: this band's median sale closed at 92.6 percent of original list, against 96.8 percent above $7,000,000. If your priority is value per dollar rather than trophy status, this is where a patient buyer with a real inspection budget has leverage, particularly on a 2003-to-2009 home with good bones and a dated interior.
Strategy three: the trophy tier, understood correctly. Six closings above $7,000,000 at a $1,263 median per square foot and a 29-day median tell you the top of this community is thin and fast. Ten of the 38 listings on September 21 were asking above $7,000,000, including three above $19,000,000. That is a lot of standing trophy inventory against six annual trades, which means the asks and the closings are not currently in the same conversation. 14 Magic Stone Lane, asking $22,500,000 in September and $19,995,000 by November 1 after closing at $14,700,000 in April 2025, is the clearest illustration. Buy in this tier because the specific lot and the specific house are irreplaceable to you, not because a list price implies a market.
Across all three, the structural fact is the same one that opened this guide: the developer released its last lots years ago. According to Howard Hughes Holdings, the final five homesites went to market in November 2021. From that point The Ridges is a finite inventory of roughly 400 homes plus those still being built, and that is the supply-side thesis. Whether demand holds up against it is not something I will predict. Browse luxury communities across the valley before committing to any single gate.
Frequently Asked Questions
What is the price range for homes in The Ridges Summerlin?
Over the 12 months ending September 21, 2026, closings inside Summerlin Village 18 ran from $927,000 to $16,000,000, with a median of $3,300,000 and a median of $778 per square foot, per Las Vegas MLS data re-pulled through Repliers on October 26, 2026 and counted by closing date. The entry point is the Fairway Hills attached enclave, which closed at a $1,070,000 median. Standing inventory on September 21, 2026 ran from $950,000 to $29,500,000 across 38 active listings, at a $3,999,500 median asking price.
How many homes are in The Ridges?
According to Howard Hughes Holdings, the developer of Summerlin, The Ridges covers 793 acres and held nearly 400 completed custom homes with roughly 30 more under construction at its final-homesites release of November 18, 2021. We found no newer official count. That same release put the developer's final five homesites on the market — three half-acre lots in Indigo and two in Azure — which effectively closes the community's new-lot pipeline. From here, supply comes only from resale and from custom builds on privately held parcels.
Is the golf course at The Ridges open?
Not that we can confirm. On November 1, 2026, Summerlin.com still listed Amara as under construction, and we found no opening announcement. Bear's Best Las Vegas, the Jack Nicklaus tribute course, took its last public round in June 2025, according to a broker construction report that projected an October 2026 reopening. According to GolfPass, new owner Mulligan Holdings is reportedly investing up to $300 million to make it a private club, with the course reimagined by Jackson Kahn Design rather than by Nicklaus. Buying a home in The Ridges does not convey an Amara membership.
What are the HOA fees in The Ridges?
Across the 76 Summerlin Village 18 records in this September 21, 2026 pull that reported both association fields, combined monthly dues ran from $395 to $1,396, with a median of $723. That breaks into a Summerlin master assessment at a $76 median and a village or sub-association fee at a $610 median. The spread is driven by enclave: attached-home Fairway Hills and the newest custom parcels sit toward the top, several older detached parcels toward the bottom. Pull the specific parcel's budget before you write.
How does The Ridges compare to MacDonald Highlands and Ascaya?
On the same 12-month window ending September 21, 2026, counting homes only and by closing date, The Ridges recorded 39 closings at a $3,300,000 median and $778 per square foot, MacDonald Highlands recorded 81 at $4,000,000 and $759 across the City of Henderson's map of its master association, and Ascaya recorded 12 at $8,175,000 and $1,198 across all of its MLS plats. MacDonald Highlands is the deeper market, with 73 home listings on October 26, 2026, and a working golf club today. Ascaya's sample is small and skews new and large. MacDonald Highlands has the lowest price per foot of the three, and The Ridges the slowest median days on market.
What architectural style is required in The Ridges?
Desert contemporary is the look most associated with The Ridges: flat and low-slope rooflines, expansive glass, stone, steel and concrete. An architectural review process stands behind it, so treat any exterior change as a schedule risk, and get the current design guidelines during due diligence before you rely on a plan to change a home.
Why are property taxes so different from one Ridges home to another?
Because of Nevada's abatement. According to the Clark County Assessor, NRS 361.4723 caps the annual increase on an owner-occupied primary residence at 3 percent, with a cap of up to 8 percent under NRS 361.4722 on property that is not owner-occupied. A home held by the same owner-occupant since the 2000s has had its bill compounding slowly against a market value that rose much faster. In this pull, recorded annual taxes on Village 18 properties ranged from $5,908 to $77,837, with a $16,726 median on closings. The listed figure is the parcel's current bill and a sale does not reset it, but a new owner must reapply for the 3 percent cap or up to 8 percent applies.
Can I still buy a lot and build in The Ridges?
Expect to buy from a private seller. Howard Hughes Holdings released what it described as the final five homesites in November 2021: three in Indigo priced from $2,500,000 to $2,525,000 and two in Azure at $1,950,000 and $2,650,000. Any build is also subject to architectural review, so read the design guidelines before a lot goes under contract.
Ready to Tour The Ridges With Nevada Real Estate Group?
If you have read this far, you already understand the thing that makes The Ridges hard to shop from a distance: the community average is not a price for anything. A Fairway Hills unit and a Windsong estate are separated by roughly $7.3 million and more than 700 dollars per square foot, and the only way to know which enclave fits is to stand in three of them on the same afternoon and compare the light, the orientation and the noise.
That is what our luxury desk does here. We will tell you which parcels currently have listings and which have not produced a single closing in twelve months, what the recorded association budget is for the specific enclave you are considering, what the seller's actual tax bill has been and how far it can rise under your cap, and where the construction traffic from the Amara rebuild is running this month. If a listing is asking well above what comparable square footage has closed for, we will say so with the closings in hand rather than talk you into it.
Nevada Real Estate Group is the number one real estate team in Nevada, with more than 9,600 closed transactions, over $4.85 billion in total sales volume, 150-plus licensed agents and 9,097-plus verified five-star reviews across 16-plus years. In 2025 alone our team closed 789 homes and more than $361.5 million in volume.
Call us at (702) 637-1759 or email info@nevadagroup.com to set up a private tour. If you are still deciding between Summerlin and the Henderson hillside communities, start with our guard-gated communities overview and our Summerlin housing market report, then let us build you a short list that matches your orientation, budget and timeline. You can also read more about our team on the about page.
Nevada Real Estate Group has no ownership stake in The Ridges, Club Ridges or Amara Golf Club. Prices and availability change; every figure here carries the date it was pulled.
Nevada Real Estate Group · 8945 W Russell Rd, Suite 170 · Las Vegas, NV 89148 · (702) 637-1759
Which Sources Inform This Ridges Guide?
Community facts — 793 acres, the opening year, the completed-home count, the final five developer homesites and their prices, the elevation, and the Club Ridges amenity list and renovation — come from Howard Hughes Holdings, the developer of Summerlin, and its Club Ridges release. The homesite release is dated November 18, 2021 and the Club Ridges release July 22, 2020 in the pages' publication data, so their counts, lot prices and renovation list date from then. The June 29, 2026 date on both pages is a last-modified stamp, not a publication date.
Golf-course facts: the acquisition, the up-to-$300-million investment and the course reimagining by Jackson Kahn Design come from GolfPass; the June 30, 2025 last public round, the projected October 2026 reopening and the membership figures from a March 2026 broker report; and the current status from Summerlin.com, read November 1, 2026.
Listing, association-fee and recorded-tax figures are Las Vegas MLS data pulled through Repliers on September 21, 2026, querying the Summerlin Village 18 neighborhood label in ZIP 89135 on the GLVAR board, plus a matched query for Southern Highlands. Closed-sale prices, days on market, sizes and lots for The Ridges were re-pulled on October 26, 2026 and counted by closing date, adding one Fairway Hills sale recorded under the plat label "Fairway Hills" alone. MacDonald Highlands' and Ascaya's figures were re-pulled the same day, MacDonald Highlands across every plat in the City of Henderson's map of its master association and Ascaya across all of its MLS plats, with closings counted by closing date and active listings as of October 26, 2026. These are our own MLS readings and are not official Las Vegas REALTORS statistics.
Valley-level context comes from the Las Vegas REALTORS monthly reports published by Nevada Business Magazine: August 2026 for the 2,252 sales, 7,590 single-family listings without offers and just over four and a half months of supply, and September 2026 for the 23.5 percent cash share.
Property tax treatment, including the 3 percent owner-occupied and up-to-8 percent caps and the reapplication requirement, comes from the Clark County Assessor and Nevada Revised Statutes Chapter 361. Assessed values and parcel history reference the Clark County Assessor and the Clark County Recorder.
State income tax comparisons reference the Tax Foundation state tax data. Membership pricing quoted as a benchmark comes from Red Rock Country Club directly; no figure is printed for any club that does not publish one. Macro housing context references the U.S. Census Bureau, the Bureau of Labor Statistics, the Federal Housing Finance Agency House Price Index and the Freddie Mac Primary Mortgage Market Survey. School zoning references the Clark County School District and GreatSchools. License and brokerage verification draws from the Nevada Real Estate Division public licensee database.
Final guidance on any active buy or sell decision should come from a licensed Realtor working with a vetted lender and, for tax residency questions, from a CPA.
