The Ridges in Summerlin (ZIP 89135) is the top-tier luxury community on the west side of Las Vegas, anchored by the Jack Nicklaus-designed Bear’s Best golf course and home to eight gated villages with guard-staffed entries. In 2026, median sales price sits near $2.95M with custom estates on Promontory Ridge regularly trading above $8M. Buyers choose The Ridges for Red Rock Canyon views, walkability to Downtown Summerlin, and strict architectural standards enforced by the Summerlin Community Association.
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Median sale price in The Ridges reached $2.95M in Q1 2026, up 6.4% year-over-year per GLVAR data.
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Eight guard-gated villages: Promontory Ridge, Boulders, Falcon Ridge, Topaz Ridge, Azure Ridge, Sable Ridge, Verona, and Arrowhead.
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Active inventory averages 38–46 homes with a median 47 days on market (Jan–Mar 2026).
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Bear’s Best Las Vegas is a Jack Nicklaus signature course replicating 18 of his favorite holes worldwide.
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Guide authored by Chris Nevada, license #S.181401, who has closed 212 transactions inside Summerlin since 2019.
What makes The Ridges different from other Summerlin villages?
Summerlin is a 22,500-acre master plan developed by Howard Hughes Corporation with more than 250 parks and 150 miles of trails. Inside that master plan, The Ridges is the highest-elevation, highest-price-per-foot, and most architecturally controlled community. Three things separate it from neighbors like The Paseos, Red Rock Country Club, and The Mesa:
Elevation and sightlines. The Ridges sits at 3,500–3,900 ft along the toe of the Spring Mountains, putting most custom lots above the Las Vegas valley floor. Red Rock Canyon National Conservation Area is a straight-line three miles west, which means morning western light hits Calico Hills and many lots capture the full Strip skyline to the east.
Bear’s Best golf. Unlike TPC Summerlin or Red Rock Country Club, Bear’s Best is semi-private with a replicated-holes concept: Jack Nicklaus picked eighteen of his favorite course designs worldwide and rebuilt them inside the community. Ridges homeowners get priority tee access.
Architectural review. Every new build and exterior remodel goes through the Summerlin Community Association design committee. Approved materials skew contemporary desert (smooth stucco, rusted steel, stacked stone) and roofs are limited to flat or low-slope parapets. Spanish tile, shutters, and traditional Mediterranean builds—common in neighboring Red Rock Country Club—are not approved in new Ridges construction.
How much do homes in The Ridges actually cost in 2026?
Pricing varies by village. The table below reflects closed sales and active listings from Jan 1 to Apr 15, 2026, pulled from GLVAR MLS and verified against the Clark County Assessor records.
| Village | Style | Median Close Price | Price / Sq Ft | Avg DOM | 2026 YTD Sales |
|---|---|---|---|---|---|
| Promontory Ridge | Custom estates 8,000–18,000 sf | $8.4M | $895 | 68 | 4 |
| Boulders | Production luxury 4,200–6,500 sf | $3.1M | $612 | 44 | 11 |
| Falcon Ridge | Semi-custom 5,000–8,500 sf | $4.6M | $698 | 52 | 6 |
| Topaz Ridge | Production luxury 3,800–5,200 sf | $2.4M | $578 | 39 | 9 |
| Azure Ridge | Semi-custom 4,500–7,000 sf | $3.8M | $645 | 47 | 5 |
| Sable Ridge | Production luxury 3,500–4,800 sf | $2.1M | $548 | 41 | 7 |
| Verona | Attached luxury 2,800–3,600 sf | $1.65M | $512 | 35 | 8 |
| Arrowhead | Production luxury 3,200–4,400 sf | $1.92M | $534 | 38 | 6 |
Entry point for The Ridges in 2026 is roughly $1.55M for a Verona townhome in original builder finish. The ceiling is effectively open-ended: two Promontory Ridge customs traded above $12M in 2025.
Which village fits your buyer profile?
Best for first-time Ridges buyers
Verona and Arrowhead. Verona gives you a Ridges address, Summerlin master-plan amenities, and Bear’s Best tee access at roughly half the price of a Boulders home. Arrowhead is the value production-luxury play with larger lots than Verona.
Best for multi-generational families
Boulders and Topaz Ridge. Floor plans here routinely include casitas, attached guest houses, or finished basements—rare in Las Vegas. The U.S. Census Bureau reports multigenerational households grew 271% from 1971 to 2021, and these floor plans respond directly to that demand.
Best for golf enthusiasts
Falcon Ridge and Azure Ridge. Several lots back directly to Bear’s Best fairways, delivering the walkable-to-first-tee experience that drives long-term resale value on golf-fronting properties.
Best for trophy buyers
Promontory Ridge. This is the top village by elevation and by price ceiling. Expect strict HOA, deep setbacks, and lot sizes of 0.75–2.0 acres.
What amenities do Ridges homeowners get access to?
Ridges ownership bundles three amenity tiers. The first is the Club at The Ridges, a private 20,000-sq-ft clubhouse with junior Olympic pool, tennis, pickleball, fitness, and a casual restaurant open to all Ridges homeowners with no additional dues beyond HOA. The second is Bear’s Best, optional membership with initiation and monthly dues, giving priority tee times and cart storage. The third is the broader Summerlin Community Association trail, park, and school network—including 150+ miles of trails and access to all 250+ Summerlin parks.
Downtown Summerlin—Las Vegas Ballpark, City National Arena (the Vegas Golden Knights practice facility), and 125+ shops and restaurants—sits 1.5 miles east of the gate and is reachable by the Sahara Avenue back entrance.
What schools serve The Ridges?
Clark County School District assigns Ridges homes to Palo Verde High School zone for public enrollment. The closer draw for most families is the private sector: The Adelson School, Faith Lutheran, Alexander Dawson, and The Meadows School all operate within 4 miles. Las Vegas Day School and Challenger School are closer for elementary. Charter options include Pinecrest Academy Inspirada (though most Ridges families don’t zone there). For the full picture of school ratings and proximity, the Niche K–12 directory is the cleanest starting point.
How long does it take to sell a home in The Ridges?
Median days on market across the community is 47 days for 2026 year-to-date through April 15. That’s up from 38 days in the same window of 2024 and 31 days in 2022, reflecting a gradual shift toward buyer leverage at the top of the market. The 30-year fixed mortgage rate matters less in this segment because roughly 41% of Ridges closings in 2025 were all-cash per title records. When rates compress, expect DOM to move back into the mid-30s.
What is the tax picture for a Ridges homeowner?
Nevada has no state income tax. Clark County assesses property at 35% of taxable value, and Summerlin South (which contains The Ridges) currently runs a combined rate of $3.0512 per $100 of assessed value per Clark County Assessor records. On a $3.1M Boulders home, that’s roughly $33,080 in annual property tax—lower than comparable trophy homes in California, Washington state, or Colorado. Primary-residence classification applies the abatement cap that limits annual increase to 3% of the prior year’s tax bill. Investment and second-home properties are capped at 8%.
What’s the HOA structure?
Two layers. The first is the Summerlin Community Association master fee, which covers the broader master-plan amenities; 2026 dues are roughly $70 per month for Ridges homeowners. The second is the Ridges sub-association, which covers private streets, gate staffing, common landscaping, and the Club at The Ridges; 2026 dues run $295–$485 per month depending on village. Verona and Arrowhead owners pay an additional village sub-HOA for attached or patio-home common elements. Bear’s Best initiation is separate and not required to live in The Ridges.
Is The Ridges a good long-term investment?
Three signals point yes for the 2026–2030 window. First, the Summerlin master plan is still roughly 60% built out, so infrastructure, retail, and school investment continues adding amenity weight year over year. Second, Red Rock Canyon NCA is federally protected, which means the western view corridor cannot be built on. Third, the zip (89135) has consistently been among the top five highest-median-price zips in Nevada for five consecutive years per NAR county-level data. Downside risk exists in any luxury market; trophy-home buyers should stress-test holding costs against a 25% cash-flow shock before writing an offer.
Frequently asked questions about The Ridges
Is The Ridges a gated community?
Yes. All eight villages are guard-gated with staffed entries 24/7. Visitors must be called in by a homeowner. The outer Ridges perimeter also has a secondary gate on Hualapai Way.
Can I buy a lot and build a custom home in The Ridges?
Only in Promontory Ridge, and only from the limited remaining inventory. All plans require Summerlin Community Association design review plus Ridges sub-association approval. Typical custom build timeline from lot close to certificate of occupancy is 22–30 months.
What’s the minimum budget to live in The Ridges?
Realistically $1.55M all-in for a Verona townhome in 2026. Plan on an extra $7,500–$12,000 per year in combined HOA and Summerlin master-plan dues.
How does The Ridges compare to MacDonald Highlands in Henderson?
Both are trophy communities with guard gates and views. MacDonald Highlands offers south-valley Strip views and DragonRidge Country Club golf. The Ridges offers west-valley Red Rock views and Bear’s Best golf. Price per square foot is comparable; lot sizes run slightly larger in MacDonald Highlands.
Who should I work with when buying in The Ridges?
Choose an agent who has closed inside the community in the last 24 months, understands the Summerlin design review process, and can introduce you to the Bear’s Best membership team. Chris Nevada has closed 212 Summerlin transactions since 2019 and is licensed at Nevada license #S.181401.
About the Author
Chris Nevada is the founder and team leader of Nevada Real Estate Group, a 150-agent real estate team serving Las Vegas, Henderson, and Summerlin. He holds Nevada real estate license #S.181401 and closed $1.4 billion in total team volume in 2025, including 212 transactions inside Summerlin since 2019. Chris specializes in guard-gated luxury communities including The Ridges, The Paseos, Red Rock Country Club, MacDonald Highlands, and Seven Hills.
Last reviewed on April 20, 2026. Read more at the Chris Nevada author page.
Nevada Real Estate Group
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