Las Vegas ultra-luxury buyers shopping for the rare combination of a fully private Tom Fazio-designed 18-hole course, a guard-gated perimeter inside the Howard Hughes Summerlin master plan, custom homesites large enough for 10,000-square-foot estates, and a Discovery Land Company service model consistently land at one address: The Summit Club, the guard-gated peak of the Summerlin luxury tier. Tucked into the far-western reach of Summerlin against the Red Rock Canyon escarpment, The Summit Club operates as the most exclusive private residential community in Nevada. According to Top 100 Golf Courses, the Fazio layout sits less than ten miles from the Strip and anchors a 555-acre private residential resort community; the club has said it will hold just over 260 custom homes and residences at buildout.
This guide answers what every ultra-luxury buyer asks before a Summit Club introduction: where the community sits inside Summerlin, what actually closed on the MLS in the last 12 months (sale by sale), why a large share of Summit Club transfers never appear on the MLS at all and how to see them anyway, what membership economics look like, and how The Summit Club stacks up against The Ridges next door, MacDonald Highlands in Henderson, and Ascaya. Sale figures come from 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), Clark County Assessor records, and the 9,600+ closings our team at Nevada Real Estate Group has represented.
The Summit Club is Discovery Land Company's ultra-private, guard-gated enclave on 555 acres in far-west Summerlin (ZIP 89135), built around a Tom Fazio-designed private course. According to Las Vegas MLS data pulled through Repliers on September 19, 2026, just 8 homes closed in the 12 months ending September 18, 2026, at a $21,000,000 median and a $25,000,000 top sale. Many transfers never touch the MLS, so buyers need an agent with access to the club's direct sales.
- Eight Summit Club homes closed on the MLS in the 12 months ending September 18, 2026, at a $21,000,000 median.
- The top recorded MLS sale was $25,000,000 on Canyon Pass in July 2026, roughly 9,857 square feet.
- Sold price per square foot averaged $3,078, more than four times The Ridges' $650 over the same window.
- The club sells lots and residences directly, so many transfers never appear on the MLS at all.
- Only one MLS listing was active on September 18, 2026, asking $13,500,000, so pocket access matters more than search.
See what's on the market: Summerlin homes for sale shows every active MLS listing with current prices and photos.
Where Does The Summit Club Sit Inside Summerlin?
Summerlin is a 22,500-acre master-planned community built across roughly four decades by Howard Hughes. The village system divides the master plan into named neighborhoods spanning the value tier through the ultra-luxury tier: The Trails, The Paseos, The Cliffs, Reverence, Stonebridge, Red Rock Country Club, and The Ridges among the established names. The Summit Club sits in the far-western reach, south of The Ridges and immediately east of the Red Rock Canyon National Conservation Area boundary. In MLS records the community shows up under the Summerlin Village 17 plats (Phase 2A, Phase 2B, and the Clubhouse Condo plat), which is how our team pulls a clean comp set for it. Inside the gate, the course routing, the clubhouse complex, and the residential parcels are distributed across the 555-acre footprint.
The ZIP coverage is 89135, the highest-income ZIP in Nevada. According to the U.S. Census Bureau's 2024 American Community Survey, median household income across 89135 is approximately $134,800, and the Summit Club subset within that ZIP obviously runs far higher, although member income is not something any public dataset tracks. The ZIP matters for buyers because it is the same one that carries The Ridges and Red Rock Country Club, so appraisers, insurers, and lenders already have a deep luxury comp history to draw on even though the Summit Club's own MLS history is thin.
Three location facts matter most. First, Red Rock adjacency: the Bureau of Land Management conservation-area boundary sits immediately west of the perimeter, and a meaningful share of lots frame direct sandstone views. Second, elevation: the course sits at roughly 3,000 feet, well above the Strip floor. According to the National Weather Service Las Vegas office, temperatures in the valley drop with elevation, which is why the western foothills routinely run cooler than the resort corridor on summer afternoons. Third, parcel scale: custom homesites here range from under a quarter-acre villa lots up to multi-acre estate parcels, and the 9,857-square-foot home that closed at $25,000,000 in July 2026 sits on one of those larger parcels. No other Summerlin village offers that spread of lot sizes behind one gate.
What Did Discovery Land and Howard Hughes Build at The Summit Club?
Howard Hughes master-planned The Summit Club as a joint venture with Discovery Land Company, the developer behind the Yellowstone Club in Montana, Kukio in Hawaii, and Baker's Bay in the Bahamas. Howard Hughes reports the venture inside its Strategic Developments segment in its SEC filings, where lot and residence sales are booked as the club sells them. The Tom Fazio course opened first, followed by the clubhouse complex, and residential construction has run continuously since. According to Top 100 Golf Courses, the 18-hole layout anchors the 555-acre private residential resort community less than ten miles from the Strip.
The product lineup is broader than most buyers expect, and this matters for reading the MLS data correctly. The club sells custom homesites (the estate tier, where owners engage their own architect and builder under the architectural review board), plus a set of developer-built residences: Clubhouse Suites and Club Tower residences, Desert Bungalows, Golf Cottages (four floor plans in the 4,035 to 4,542 square-foot range), Desert Villas, Club Villas, and Point Villas. The two smallest sales in the last 12 months (1,514 and 1,894 square feet at $6,000,000 and $7,000,000) were Clubhouse residences, which is why the community's price-per-square-foot figure runs so far above every other enclave in the valley.
There are no production builders in the conventional sense. Even the developer-built residences are delivered at a finish level closer to a custom estate than to the production-and-custom mix that defines most of the valley's new construction homes in Las Vegas and even other guard-gated communities. The architectural vocabulary is desert contemporary: flat or low-slope roofs, stacked stone and board-formed concrete, expansive steel-framed glass, and indoor-outdoor transitions oriented to the Red Rock escarpment or, on the eastern parcels, back across the valley to the Strip. The review board does not permit stucco-only Mediterranean template architecture, and every custom estate inside the gate is genuinely architect-designed.
What Did Summit Club Homes Actually Sell For in the Last 12 Months?
Most write-ups of The Summit Club quote a headline sale or two. Here is the complete recorded MLS picture. According to Las Vegas MLS data pulled through Repliers on September 19, 2026, eight Summit Club homes closed between September 19, 2025 and September 18, 2026. The median was $21,000,000, the average $16,358,750, the top sale $25,000,000, sold price per square foot averaged $3,078, and the median days on market was 83. On September 18, 2026, exactly one listing was active, asking $13,500,000, which works out to about 1.5 months of supply at the trailing sales pace.
| Closed | Sold price | Street | Square feet | Sold $/sq ft | Days on market |
|---|---|---|---|---|---|
| July 17, 2026 | $25,000,000 | Canyon Pass | 9,857 | $2,536 | 0 |
| January 24, 2026 | $22,500,000 | Discovery Peak | 11,974 | $1,879 | 189 |
| May 18, 2026 | $22,000,000 | Summit Overlook | 7,147 | $3,078 | 42 |
| January 9, 2026 | $21,000,000 | Summit Club (Clubhouse) | 4,929 | $4,260 | 179 |
| December 30, 2025 | $16,670,000 | Summit Overlook | 7,147 | $2,332 | 2 |
| January 29, 2026 | $10,700,000 | Discovery Canyon | 3,525 | $3,035 | 83 |
| January 8, 2026 | $7,000,000 | Summit Club (Clubhouse) | 1,894 | $3,696 | 557 |
| May 14, 2026 | $6,000,000 | Summit Club (Clubhouse) | 1,514 | $3,963 | 24 |
Three things in this table deserve a closer read. First, the two Summit Overlook closings are the same 7,147-square-foot floor area at $16,670,000 in December 2025 and $22,000,000 in May 2026, which tells you how much lot position and finish level move price inside one product line. Second, look at the days-on-market column: a 0-day sale and a 2-day sale are, in practice, deals that were made privately and entered into the MLS afterward for comp purposes, while the 557-day Clubhouse residence shows what happens when an aspirational ask meets a thin buyer pool. Third, the $21,000,000 Clubhouse sale at 4,929 square feet printed $4,260 per square foot, the highest per-foot figure of any residential closing in the valley over the window. The Summit Club is not one market at one price; it is an estate market above $16,000,000 and a lock-and-leave club-residence market from $6,000,000, and both are represented here.
How Much Do Summit Club Estates Cost in 2026?
Pricing inside The Summit Club splits across two phases: acquiring a homesite or developer residence from the club, and buying or building the completed estate. Because the club sells its own inventory directly, current lot pricing is set by Discovery Land's sales office rather than by the MLS, and it changes with each release. What the MLS can tell you is where completed product cleared. Here is how the eight recorded closings in the 12 months ending September 18, 2026 distribute by tier.
| Price tier | Closings | Square-foot range | Product type |
|---|---|---|---|
| $6,000,000 to $7,000,000 | 2 | 1,514 to 1,894 | Clubhouse residences |
| $10,000,000 to $11,000,000 | 1 | 3,525 | Villa-scale home |
| $16,000,000 to $22,500,000 | 4 | 4,929 to 11,974 | Estates and the largest Clubhouse residence |
| $25,000,000 | 1 | 9,857 | Custom estate |
For context, according to Las Vegas REALTORS, the valley's median existing single-family price sat at $480,000 in July 2026. The Summit Club's $21,000,000 MLS median therefore trades at roughly 44 times the valley median, a spread that has no peer inside Nevada. The Summit Club's $3,078 average sold price per square foot compares with $650 at The Ridges, $835 at MacDonald Highlands, and $1,206 at Ascaya over the same window, so the premium is not a function of house size; it is the club, the course, the service model, and the scarcity of just over 260 residences.
A few pricing patterns hold across the closings we have represented and the recorded comps. Red Rock-frame lots on the western edge carry the largest premium over interior parcels of comparable size. Course-fronting parcels along the Fazio routing carry the next tier. Strip-view parcels on the eastern side trade at a premium to interior lots but generally below the escarpment-frame positions. And finish level moves the number more here than anywhere else in the valley, because the buyer pool expects a fully realized architectural program rather than a shell to remodel.
Why Does The Summit Club Have Two Markets, and Why Does Only One Show Up on the MLS?
This is the part of The Summit Club that trips up out-of-state buyers and most of the national coverage. The community has two distinct markets. The first is the developer market: Discovery Land and Howard Hughes sell custom homesites, Clubhouse Suites, Golf Cottages, Bungalows, and Villas directly through the club's own sales team. Those transactions are member-to-club deals, and the club is under no obligation to list them on the MLS. Many close with no MLS record whatsoever. The second is the resale market: an existing owner sells a completed estate or residence, usually through a brokerage, and that transaction is the one that produces the MLS comps in the table above. When you read that only eight homes closed in the 12 months ending September 18, 2026, you are reading the resale-and-listed side only, not the whole community.
Why does this matter? Because pricing a Summit Club purchase off MLS comps alone will mislead you in both directions. The listed sales skew toward completed trophy product (which pushes the median up) and toward the Clubhouse residences (which pushes price per square foot up), while the developer's lot sales, which set the real entry point for a custom build, are invisible. A buyer who assumes the $21,000,000 median is the price of admission may never inquire; a buyer who assumes the club's lot pricing is the whole story may underestimate what a finished estate costs.
There are three ways to see the off-market side. First, Clark County recorded deeds: every transfer, MLS or not, records with the Clark County Recorder and shows up in the Clark County Assessor parcel search under the Summerlin Village 17 plats, with the real property transfer tax revealing the consideration. Second, the club's own inventory: Discovery Land's sales office maintains a current list of available homesites and developer residences that is never syndicated to portals. Third, broker networks: across the 9,600+ closings we have represented, the Summit Club deals that closed off-market came from relationships with the club's sales team and with existing members, not from a portal alert. I will not publish an off-market sales count here because no public source verifies one, and any figure you see quoted without a deed reference should be treated as a guess.
What Does Membership Cost at The Summit Club?
The Fazio course operates as a fully private club inside the gated perimeter, with membership tied to residency and subject to the club's invitation and approval process. According to Top 100 Golf Courses, the course is a par-72 layout that Fazio routed so that each hole plays in seclusion from the next, in the same spirit as his work at Shadow Creek. Membership inquiries route through the Discovery Land member-services team rather than a published pricing schedule, and the club does not release its initiation fee or dues publicly.
What we can say with confidence is structural. Initiation at Discovery Land clubs is widely reported in the luxury-golf press to run well into six figures, with monthly dues in the thousands and food-and-beverage minimums and periodic capital assessments layered on top. That places The Summit Club far above every other private club in the metro; for comparison, the initiation figures our clients have been quoted at Red Rock Country Club and DragonRidge at MacDonald Highlands sit in the tens of thousands, not the hundreds of thousands. The premium buys the Discovery Land member-experience model: concierge, an outdoor-pursuits program, reciprocal access at the company's other clubs, and a membership roster capped by the number of residences.
Two membership facts drive the transaction more than the dollar figure. First, membership is not automatically transferable at resale. A buyer of an existing estate must apply independently and pay initiation, and the club retains admission rights. Second, the club can and does approve buyers before they close on real estate. In practice we run the membership application and the purchase in parallel, and we advise clients never to close on a Summit Club lot or residence without confirmed membership approval, because a non-member-owned home inside the gate is a structurally impaired asset at resale. Confirm the current fee schedule in writing from the club before you write a contract.
How Does The Summit Club Compare to The Ridges and MacDonald Highlands?
These three sit at the apex of Las Vegas valley guard-gated luxury, but the MLS data shows how different they are as markets. Here is how they break down on the same 12-month window, according to 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).
| Dimension | The Summit Club | The Ridges | MacDonald Highlands |
|---|---|---|---|
| Master developer | Howard Hughes / Discovery Land | Howard Hughes | Rich MacDonald |
| Signature golf | Tom Fazio, fully private | Bear's Best (semi-private) | DragonRidge (private) |
| 12-month MLS closings | 8 | 55 | 64 |
| Median sold price | $21,000,000 | $2,799,000 | $4,300,000 |
| Average sold price | $16,358,750 | $3,354,769 | $5,410,344 |
| Top sale | $25,000,000 | $16,000,000 | $17,000,000 |
| Sold $/sq ft | $3,078 | $650 | $835 |
| Median days on market | 83 | 43 | 70 |
| Active listings (Sep 18, 2026) | 1 at $13,500,000 | 42 at $3,999,000 median ask | 68 at $5,499,000 median ask |
| Months of supply | 1.5 | 9.2 | 12.8 |
A few observations. The Summit Club's $21,000,000 median is roughly 7.5 times The Ridges' $2,799,000 and almost 5 times MacDonald Highlands' $4,300,000, and the spread is even wider on a per-square-foot basis. The Ridges and MacDonald Highlands each cleared more than 50 recorded sales in the window, so they are liquid markets with a real inventory overhang (9.2 and 12.8 months of supply respectively as of September 18, 2026). The Summit Club is the opposite: one active listing and 1.5 months of supply, because the developer's inventory does not sit on the MLS. The Ridges wins on transaction velocity, contemporary architecture, and the broader Howard Hughes Summerlin brand at a fraction of the price. MacDonald Highlands wins on Strip-view share and on the $16,133,950 to $17,000,000 top-end sales that show its custom tier can compete with Summerlin. The Summit Club is the only one of the three with a fully private course and the Discovery Land overlay, which is the structural reason for the price band.
For a detailed Ridges custom-build process cross-reference, our prior community spotlight covers The Ridges lot-selection framework that buyers frequently compare against the Summit Club workflow.
What Schools Serve Summit Club Buyers?
The Summit Club falls under Clark County School District zoning with the same assignments as the broader far-west Summerlin catchment as of the 2026-2027 attendance calendar. The assigned elementary schools for the 89135 far-west corridor are Patricia Bendorf Elementary and Linda Givens Elementary, both A-rated on the Nevada Department of Education school report cards; the middle school is Sig Rogich Middle School, which carries magnet programs in math and language; and the high school is Palo Verde High School at 333 Pavilion Center Drive, consistently one of the top-performing public high schools in Clark County by Advanced Placement participation. Boundaries follow specific street corridors, so verify the assignment for a specific parcel with the CCSD school-zone locator before you rely on it.
That said, Summit Club families overwhelmingly choose private K-12 options regardless of the public assignment. The Meadows School, a private K-12 campus at Sahara and Buffalo, serves a meaningful share of far-west Summerlin luxury households. Faith Lutheran Middle and High School in central Summerlin serves another subset, and The Adelson Educational Campus in the Summerlin area draws a third. A smaller group uses boarding programs out of state, which is typical of ultra-luxury household patterns and one reason the lock-and-leave Clubhouse residences appeal to families whose children are away most of the year.
According to GreatSchools, Palo Verde High School rates 8 out of 10 with strong college-readiness marks, so the public path is genuinely solid. Two practical notes for buyers. First, the private-school commute from the Summit Club gate runs 14 to 16 minutes east to The Meadows or Faith Lutheran, which is longer than from central Summerlin and worth factoring into a daily routine. Second, the Summit Club's own family programming (a children's activity center and outdoor-pursuits staff) fills the after-school gap that a far-west address would otherwise create.
What Are the HOA Fees and Summit Club Amenities?
The Summit Club operates a tiered cost structure that combines the master association, the Discovery Land-administered amenity and service program, and the separate golf membership. Total monthly carrying cost runs meaningfully higher than any other Summerlin community, and the club does not publish its fee schedule. Buyers should request the current assessment, the club dues schedule, and the most recent reserve disclosure in writing before contract, because the numbers change with each phase of clubhouse and amenity buildout.
The association assessment (separate from golf membership) covers the guard-gated entry, 24-hour perimeter security, all common-area landscape, the internal trail system, and pass-through to master reserves. Layering golf membership adds initiation and annual dues on top. According to Nevada Revised Statutes Chapter 116, every Nevada common-interest community must deliver its governing documents, current budget, and reserve-study summary during the resale-disclosure window, and that resale package is the only reliable place to see the Summit Club's assessment in print.
The amenity inventory inside the gated perimeter includes the Tom Fazio-designed 18-hole private course, which according to Top 100 Golf Courses plays as a par 72; a clubhouse complex with dining, fitness, a resort pool and cabana village, and member lounges; a spa and wellness program; practice facilities including a range and short-game complex; tennis and racquet courts; a children's activity center; an internal trail network with direct proximity to Red Rock Canyon; and Discovery Land's concierge and outdoor-pursuits team, which is the piece that distinguishes the club from every other private course in the valley. In our experience the all-in annual carrying cost, including golf, lands well into six figures for an estate owner, and that figure excludes property tax, insurance, staffing, and maintenance on a 7,000-to-12,000-square-foot home.
How Close Is The Summit Club to Red Rock Canyon and the Strip?
The Summit Club sits at roughly 3,000 feet in far-west Summerlin. Drive times to the major Las Vegas valley destinations from the Summit Club main gate:
- Red Rock Canyon NCA visitor center: 4 minutes via West Charleston
- Downtown Summerlin (Macy's anchor): 11 minutes via Town Center Drive
- Las Vegas Strip (Bellagio anchor): 24 minutes off-peak via the 215 and Charleston
- Harry Reid International Airport: 27 minutes via the 215 and I-15
- Henderson Executive Airport: 32 minutes via the 215 (key for private aviation)
- Allegiant Stadium: 24 minutes via the 215 and Russell Road
- Mt. Charleston ski and lodge: 39 minutes via the 95 north
According to the Bureau of Land Management's Red Rock Canyon visitor data, the conservation area draws millions of visits a year. The Summit Club's western perimeter shares a boundary with the conservation area, giving residents effectively first-row access to Red Rock without the in-park traffic stack that builds at peak morning hours on the scenic loop.
Local commercial and lifestyle anchors:
- Downtown Summerlin: Macy's, Dillard's, lifestyle center
- TPC Summerlin and TPC Las Vegas: TPC Network courses 13 minutes away
- Red Rock Casino Resort Spa: 11 minutes via Charleston
- Suncoast Casino: 14 minutes
- The Meadows School and Faith Lutheran: private school options 14 to 16 minutes east
- Harry Reid International private terminal (Atlantic Aviation): 28 minutes via I-15
What Should Buyers Know About Summit Club Resale Values?
Summit Club resale data is thin by design: a community of just over 260 residences with a long custom-build cycle and a developer that sells directly will never produce a deep MLS history. What the recorded sales do show is that the community's price band has held at the very top of the valley. According to Las Vegas MLS data pulled through Repliers on September 19, 2026, the eight closings in the 12 months ending September 18, 2026 ran from $6,000,000 to $25,000,000, and the median days on market was 83, which is longer than The Ridges' 43 days but well inside the norm for the valley's $5,000,000-plus tier.
That tier is the right benchmark. Across the Las Vegas, Henderson, North Las Vegas, and Boulder City closings at $5,000,000 and above in the same 12 months, the median days on market was 64, the mean was 100, only 29% closed within 30 days, 38% took 90 days or more, and the median sale-to-original-list ratio was 91.9% (sale-to-last-list 93.9%). On the active side, 133 listings at $5,000,000 and above were on the market on September 18, 2026 at a $7,500,000 median ask, with 36% sitting 90-plus days and 17% sitting 180-plus days. In other words, a Summit Club seller who prices to the last trophy comp should expect to wait, and a seller who prices to the market should expect a 6% to 8% gap between original ask and final number, which is exactly what the 189-day Discovery Peak sale and the 557-day Clubhouse residence illustrate. We unpack those numbers price band by price band in our guide to luxury days on market.
According to the Federal Housing Finance Agency's House Price Index, the Las Vegas MSA has appreciated steadily since 2020, but the Summit Club's value story is scarcity and brand rather than index appreciation. Three buyer rules for resale exit math. First, plan to hold 7 to 10 years; the initiation and build carry are not recoverable on a short flip. Second, document every custom-build decision with receipts, plans, and approvals, because the appraiser and the next buyer will underwrite the finish level, not the square footage. Third, membership does not transfer, so your resale buyer must be approved by the club, and you should price that friction into your exit.
How Does The Summit Club Compare to Ascaya?
Beyond The Ridges and MacDonald Highlands, Summit Club buyers most often cross-shop Ascaya, the Henderson hillside custom-lot community on the McCullough Range. (A smaller group also looks at Wynn Estates on Las Vegas Country Club Drive, but that enclave produced too few recorded sales in the window for a clean comparison.) Here is the Ascaya snapshot on the same 12-month window, according to Las Vegas MLS data pulled through Repliers on September 19, 2026.
| Dimension | The Summit Club | Ascaya |
|---|---|---|
| Location | Far-west Summerlin, ZIP 89135 | Henderson hillside, McCullough Range |
| Signature feature | Tom Fazio private golf plus Discovery Land club | Custom hillside lots with Strip views, no golf |
| 12-month MLS closings | 8 | 12 |
| Median sold price | $21,000,000 | $8,500,000 |
| Top sale | $25,000,000 | $17,250,000 (Heavens Edge, July 2026) |
| Sold $/sq ft | $3,078 | $1,206 |
| Median days on market | 83 | 59 |
| Active listings (Sep 18, 2026) | 1 at $13,500,000 | 16 at $9,995,000 median ask |
| Months of supply | 1.5 | 16.0 |
The headline trade-off: The Summit Club's $21,000,000 median is roughly 2.5 times Ascaya's $8,500,000, and the per-square-foot spread ($3,078 versus $1,206) is wider still. Ascaya's 12 recorded sales ran from $2,950,000 to $17,250,000, so its band overlaps the Summit Club's lower tier, and Ascaya's 16 active listings against 12 annual sales (16 months of supply as of September 18, 2026) give a buyer far more negotiating leverage than the Summit Club's single listing. Ascaya wins on Strip-view share, hillside grade variety, and pure contemporary architecture with no club obligation. The Summit Club wins on the fully private course, the Discovery Land service model, and the Summerlin infrastructure around it. Each pitches to a different ultra-luxury buyer, and the honest answer is that a family that wants golf and a club goes west, and a family that wants a view and no membership goes to Henderson.
For more detail on the Henderson alternative, review our guide to Ascaya's hillside setting alongside The Summit Club.
Who Should Buy at The Summit Club in 2026?
Across the Summit Club introductions we have handled, the buyer profile that actually closes looks like this:
- Private-golf priority buyers: the single most common driver. They want a fully private Fazio course with near-immediate tee times and the Discovery Land global network.
- Tech and finance relocations: Bay Area, Hong Kong, Singapore, and New York households moving to Nevada's no-state-income-tax structure. Buyers weighing the move should read our moving to Las Vegas relocation guide alongside the Las Vegas property tax breakdown, since the carrying-cost math at this price band turns heavily on Nevada's tax structure.
- Discovery Land loyalists: households that already hold membership at another Discovery property and want continuity of service.
- Multi-property portfolios: buyers assembling a global set of residences with The Summit Club as the desert address, which is why the lock-and-leave Clubhouse residences at $6,000,000 to $7,000,000 exist at all.
- Trophy-estate builders: buyers planning a 10,000-square-foot-plus custom program on a Red Rock-frame parcel.
Where buyers do not end up: those who need turn-key resale inventory on demand (there was one active MLS listing on September 18, 2026); those who require a Strip-corridor address (24 minutes out); and those who will not go through the club's membership approval. We work the full spectrum of this market. Our buyers representation guides Summit Club introductions, and our sellers team handles the rare resale exits across the valley's luxury communities.
What Hidden Costs Should Summit Club Buyers Plan For?
Summit Club buyers underestimate four line items beyond the purchase price and the published association and club schedule.
- Custom-build cost and contingency. Estate-grade construction at this finish level runs well above the valley's luxury norm, and the closings in the table above show why: buyers paid $1,879 to $4,260 per square foot for finished product, which means the land-plus-build math has to work at those exit values. Plan a 25% to 35% contingency above the architect's initial bid, because the review board's material and detailing standards eliminate the value-engineering options a builder would use elsewhere.
- Architectural review and build timeline. Design and review add 6 to 9 months to the front of any custom build, and total lot-to-move-in cycles of 24 to 32 months are normal. If you are relocating on a school or business calendar, that timeline usually pushes families into a developer residence first and a custom estate second.
- Annual carrying cost. Association dues, club dues, capital assessments, property tax, insurance, staffing, and maintenance on a 7,000-to-12,000-square-foot home add up to a number that most owners underwrite as a fixed six-figure annual line before they ever set foot on the course. Nevada's property tax structure helps: according to the Clark County Assessor, assessed value is 35% of taxable value, and owner-occupied homes carry a 3% annual cap on tax increases under Nevada Revised Statutes Chapter 361.
- Transaction friction. Membership approval, the club's right of first look on certain resales, and the fact that most transfers happen off the MLS all add weeks to a purchase timeline that a buyer used to a conventional listing will not expect.
According to the Clark County Department of Building and Fire Prevention, custom residential permits in the county run through a plan-check process that adds its own weeks to the front of a build, and Summit Club projects go through the club's review before they reach the county.
What Should Investors Know About Summit Club Rentals?
The Summit Club is structurally a poor fit for rental investing, and buyers who model it as one will be disappointed. Start with the rules. The community's covenants and the Discovery Land membership framework prohibit short-term rental use, and that prohibition sits on top of the county's own regime: under Nevada Assembly Bill 363 and the Clark County short-term rental ordinance that followed, short-term rentals in unincorporated Clark County require a county license, and homeowner associations retain the right to prohibit them outright. The Summit Club does. A furnished weekly rental of a Summit Club estate is not a business plan; it is a covenant violation.
Longer leases are permitted but rare. A handful of owners have placed 6-to-12-month corporate or relocation leases, typically to executives who are building their own estate inside the gate or who are testing the club before committing. Those leases are priced to recover carrying cost, not to generate yield: with a $21,000,000 median purchase price and six-figure annual club and association costs, gross yields sit far below the 5% to 6% thresholds that Las Vegas investors underwrite in conventional product, and no lease at this tier changes that math. Note also that a tenant does not receive membership; club access stays with the member-owner, which strips most of the community's value out of the rental proposition.
Where the investment thesis does hold is scarcity. Just over 260 residences will ever exist behind the gate, the developer controls the pace of release, and the MLS showed 1.5 months of supply on September 18, 2026 against 9.2 months at The Ridges and 16.0 months at Ascaya. Buyers who treat the purchase as a long-hold residence with an asset that is unlikely to be diluted by new supply are underwriting it correctly. Buyers who treat it as an income property are not.
Ready to Tour The Summit Club With Nevada Real Estate Group?
Public tours of The Summit Club are not available, and the community's most interesting inventory never reaches a portal. That is the reason to work with a team that has been inside the gate. 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. Our luxury desk handles Summit Club introductions through the club's sales office, prepares buyers for the membership application in parallel with the purchase, and pulls the recorded-deed history for any parcel you are considering so that you see the off-market comps as well as the eight MLS closings in the table above.
Here is what an engagement looks like. We start with a confidential conversation about product type (custom homesite, developer residence, or completed estate), timeline, and whether you want golf. We then request the club's current inventory list and the resale package for any listed property, run the Summerlin Village 17 deed history through the Clark County Assessor, and put a written comp memo in front of you before you tour. If you are selling inside the gate, we price against the $5,000,000-plus tier's actual sale-to-list ratios rather than the last trophy print, and we market to the club's member network and our own luxury buyer list before, or instead of, the MLS.
For a confidential Summit Club introduction, a current inventory and standing-estate review, or representation through the Discovery Land membership process, reach our team at (702) 637-1759 or info@nevadagroup.com. We answer the same day, and the first call is a conversation, not a pitch.
Frequently Asked Questions
Can anyone buy at The Summit Club?
Homesite and residence purchases are open to qualified buyers, but club membership is invitation-based and requires application approval by Discovery Land's member-services team. In practice, the purchase and the membership application run concurrently, and we do not advise any client to close on a Summit Club property without confirmed membership approval, because a non-member-owned home inside the gate is materially harder to resell. Expect the club to ask for financial verification and references, and expect the process to add several weeks to a conventional purchase timeline.
Is The Summit Club the most expensive community in Las Vegas?
By every recorded measure, yes. According to Las Vegas MLS data pulled through Repliers on September 19, 2026, the Summit Club's $21,000,000 median and $3,078 average sold price per square foot over the 12 months ending September 18, 2026 sit far above The Ridges ($2,799,000 and $650), MacDonald Highlands ($4,300,000 and $835), and Ascaya ($8,500,000 and $1,206). The $25,000,000 Canyon Pass closing in July 2026 was the highest recorded residential sale in the valley over the window. Only a few Strip high-rise penthouses, such as those at Aria Sky Suites, approach the Summit Club's per-square-foot pricing.
Who designed The Summit Club golf course?
Tom Fazio. According to Top 100 Golf Courses, the 18-hole, par-72 layout anchors the 555-acre private residential community less than ten miles from the Strip, and Fazio routed the holes so that each plays in seclusion from the next. The course is fully private, with play limited to members and their guests, and it is the only fully private residential course in the Las Vegas valley. Earlier versions of this guide described the course as a Tiger Woods design; that was incorrect, and it has been corrected here.
Can I tour The Summit Club without an invitation?
No. Public tours are not offered. Prospective buyers route through the club's sales office by appointment or through brokerage representation with an existing relationship. Our team at Nevada Real Estate Group arranges introductions through the club's sales team and Discovery Land member services; initial meetings are typically scheduled within 5 to 10 business days for qualified buyers, with property and amenity tours following. Bring proof of funds; the club and the sales office will ask for it before scheduling.
Do Summit Club homes allow short-term rentals?
No. The community's covenants and the Discovery Land membership framework prohibit short-term rental use, and the club enforces the rule. Longer corporate or relocation leases of 6 to 12 months are permitted but rare, and a tenant does not receive club membership or golf access. Buyers who need rental income from a Las Vegas property should look at the valley's conventional luxury product rather than The Summit Club, where the carrying costs and covenants make any rental strategy non-economic.
What is the typical construction timeline for a Summit Club custom build?
From signed homesite purchase to completed move-in, plan on 24 to 32 months. The phase breakdown runs roughly 6 to 9 months for architectural design and submittal to the review board, 4 to 6 months for approval and revision cycles, 14 to 20 months of construction, and 1 to 2 months for finish completion, punch list, and certificate of occupancy. Families on a relocation calendar often buy a developer residence first and build second, which is one reason the Clubhouse and villa product exists.
What financing works for Summit Club buyers?
The buyer pool overwhelmingly closes with cash or with relationship-based private-banking arrangements. Conventional jumbo financing is available in principle, but at a $21,000,000 median the loan sizes exceed what most jumbo programs will underwrite on a single residence, and lenders want a deep comp set that a community with eight recorded sales a year cannot supply. According to the Federal Reserve H.15 release, long-term rates have stayed elevated through 2026, which further pushes ultra-luxury buyers toward cash and securities-backed credit lines.
Which Sources Inform This Summit Club Guide?
Community sale figures in this guide come from 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), cross-checked against Clark County Assessor parcel records. They are our analysis of MLS data, not official Las Vegas REALTORS statistics.
- Top 100 Golf Courses: The Summit Club: Tom Fazio design, par 72, 555-acre community
- Las Vegas REALTORS: valley median price context (July 2026)
- U.S. Census Bureau: 2024 American Community Survey: ZIP 89135 household income
- Federal Housing Finance Agency: House Price Index: Las Vegas MSA appreciation
- Bureau of Land Management: Red Rock Canyon NCA: visitation and access
- National Weather Service Las Vegas: elevation and temperature context
- Clark County Assessor: parcel search, recorded transfers, assessment ratio
- Nevada Revised Statutes Chapter 361: property tax abatement cap
- Nevada Revised Statutes Chapter 116: common-interest community resale disclosures
- Nevada Department of Education: CCSD school report cards
- GreatSchools: Palo Verde High School rating
- Clark County Department of Building and Fire Prevention: residential permitting
- Federal Reserve H.15 release: long-term rate environment
