Second-Home / Snowbird Buyers
- HOA covers exterior maintenance while you are away
- Double-gated security during extended absences
- Lock-and-leave simplicity in a prestige Ridges address
- Strong rental demand if you want to offset carrying costs
The Ridges, Summerlin
Fairway Hills at The Ridges Homes For Sale
Nevada's #1 team for Fairway Hills at The Ridges real estate. Search The Ridges' only attached luxury enclave — Toll Brothers condos and townhomes from $927K to $2.8M, Bear's Best golf views, and double-gated security inside Summerlin — with live MLS data.
Where Can I Find Fairway Hills at The Ridges Homes for Sale?
ZIP 89135 carried 322 active listings in June 2026 according to NREG’s MLS analysis MLS data. Fairway Hills at The Ridges — 127 Toll Brothers condos and townhomes inside The Ridges — represents the attached luxury tier within that ZIP, priced from $927K to $2.8M. Listings below refresh daily and every active unit is searchable in our live MLS portal.
Homes for sale in ZIP 89135 near Fairway Hills at The Ridges
- 52 Soaring Bird Court, Las Vegas 89135 — $6,999,000 · 5 bd · 7.5 ba · 6,502 sq ft · Coming Soon · Courtesy of BHHS Nevada Properties
- 3074 Soft Horizon Way, Las Vegas 89135 — $1,799,991 · 3 bd · 2.5 ba · 2,160 sq ft · Courtesy of Boeckle & Co.
- 4568 Atlantico Street, Las Vegas 89135 — $828,000 · 2 bd · 2 ba · 1,719 sq ft · Courtesy of Titon Realty
- 10265 Premia Place, Las Vegas 89135 — $545,000 · 2 bd · 2 ba · 1,370 sq ft · Courtesy of Keller Williams MarketPlace
- 10551 Mandarino Avenue, Las Vegas 89135 — $799,999 · 2 bd · 2.5 ba · 2,084 sq ft · Active Under Contract · Courtesy of Simply Vegas
- 11468 Snow Creek Avenue, Las Vegas 89135 — $2,098,000 · 4 bd · 3.5 ba · 2,508 sq ft · Courtesy of Galindo Group Real Estate
- 10446 Calico Pines Avenue, Las Vegas 89135 — $550,000 · 3 bd · 2.5 ba · 2,062 sq ft · Courtesy of Kim's Realty Solutions
- 1963 Orchard Mist Court, Las Vegas 89135 — $1,699,999 · 4 bd · 2.5 ba · 4,107 sq ft · Courtesy of Real Broker LLC
- 6480 Farness Street, Las Vegas 89135 — $2,100,000 · 4 bd · 4.5 ba · 3,117 sq ft · Courtesy of eXp Realty
- 10958 Zancada Court Court, Las Vegas 89135 — $899,900 · 3 bd · 3.5 ba · 2,500 sq ft · Coming Soon · Courtesy of Equity Union Real Estate
- 5917 Heaven View Drive, Las Vegas 89135 — $1,400,000 · 5 bd · 4.5 ba · 3,461 sq ft · Courtesy of Real Broker LLC
- 10290 Turia Gardens Road, Las Vegas 89135 — $699,500 · 4 bd · 3 ba · 2,550 sq ft · Courtesy of Coldwell Banker Premier
- 10248 Andante Court, Las Vegas 89135 — $1,695,999 · 3 bd · 2.5 ba · 2,777 sq ft · Courtesy of Boeckle & Co.
- 2627 Thornview Street, Las Vegas 89135 — $664,777 · 5 bd · 3 ba · 2,390 sq ft · Courtesy of Real Broker LLC
- 10381 Walking View Court, Las Vegas 89135 — $649,000 · 4 bd · 3 ba · 2,756 sq ft · Courtesy of Faranesh Real Estate
- 6865 Stellar Wind Street, Las Vegas 89135 — $1,825,000 · 4 bd · 3.5 ba · 3,158 sq ft · Courtesy of Listing Haven
- 2717 Grande Valley Drive, Las Vegas 89135 — $609,999 · 3 bd · 2 ba · 1,723 sq ft · Courtesy of HomeSmart Encore
- 10298 Profeta Court, Las Vegas 89135 — $545,200 · 2 bd · 2 ba · 1,621 sq ft · Courtesy of LIFE Realty District
- 10907 Rossa Peak Avenue, Las Vegas 89135 — $3,399,999 · 4 bd · 3.5 ba · 3,745 sq ft · Courtesy of Luxury Estates International
- 2766 Grande Valley Drive, Las Vegas 89135 — $675,000 · 3 bd · 2 ba · 1,723 sq ft · Courtesy of Luxurious Real Estate
- 3257 Rushing Waters Place, Las Vegas 89135 — $534,990 · 3 bd · 2 ba · 1,628 sq ft · Courtesy of Huntington & Ellis, A Real Est
- 11321 Golden Chestnut Place, Las Vegas 89135 — $3,675,000 · 4 bd · 4.5 ba · 3,823 sq ft · Courtesy of GDK Realty
- 1855 Taylorville Street, Las Vegas 89135 — $879,900 · 3 bd · 2.5 ba · 2,532 sq ft · Courtesy of Huntington & Ellis, A Real Est
- 11533 Glowing Sunset Lane, Las Vegas 89135 — $2,250,000 · 3 bd · 2.5 ba · 2,325 sq ft · Courtesy of Huntington & Ellis, A Real Est
Homes for rent in ZIP 89135 near Fairway Hills at The Ridges
- 1153 Notch Peak Street, Unit 102, Las Vegas 89135 — $3,000/month · 3 bd · 2.5 ba · 1,639 sq ft · Courtesy of Dara Realty Group
- 5245 Fading Sunset Drive, Las Vegas 89135 — $12,000/month · 5 bd · 5.5 ba · 4,725 sq ft · Active Under Contract · Courtesy of Realty ONE Group, Inc
- 11118 Rossa Peak Avenue, Las Vegas 89135 — $25,500/month · 4 bd · 4.5 ba · 3,951 sq ft · Courtesy of BHHS Nevada Properties
- 2253 Aragon Canyon Street, Las Vegas 89135 — $2,975/month · 3 bd · 2.5 ba · 1,816 sq ft · Courtesy of NV Superior Properties
- 10766 Royal Jasmine Lane, Las Vegas 89135 — $2,500/month · 4 bd · 2.5 ba · 2,313 sq ft · Courtesy of AMaxima Realty and Property Ma
- 5434 Fawn Chase Way, Las Vegas 89135 — $3,895/month · 4 bd · 2.5 ba · 2,593 sq ft · Courtesy of Keller Williams MarketPlace
- 11241 Lompoc Court, Las Vegas 89135 — $2,330/month · 3 bd · 2.5 ba · 1,616 sq ft · Courtesy of NVWM Realty
- 10279 Queensbury Avenue, Las Vegas 89135 — $2,750/month · 3 bd · 2 ba · 1,994 sq ft · Courtesy of Realty 360
- 10171 Songsparrow Court, Las Vegas 89135 — $2,799/month · 3 bd · 2 ba · 1,610 sq ft · Courtesy of Precision Realty
- 20 Garden Rain Drive, Las Vegas 89135 — $9,000/month · 3 bd · 3.5 ba · 3,562 sq ft · Courtesy of BHHS Nevada Properties
- 2646 GOOD FELLOWS Street, Las Vegas 89135 — $1,800/month · 3 bd · 2.5 ba · 1,178 sq ft · Courtesy of NVWM Realty
- 10277 Green Ember Drive, Las Vegas 89135 — $8,723/month · 4 bd · 4 ba · 3,880 sq ft · Courtesy of Las Vegas Sotheby's Int'l
- 10219 EARLY MORNING Avenue, Las Vegas 89135 — $2,400/month · 3 bd · 2 ba · 1,833 sq ft · Courtesy of LA Real Estate Group
- 10567 Tranquil Glade Lane, Las Vegas 89135 — $2,650/month · 3 bd · 2.5 ba · 2,177 sq ft · Courtesy of Vegas Pro Realty LLC
- 1170 Prospering Creek Street, Las Vegas 89135 — $2,300/month · 3 bd · 2 ba · 1,495 sq ft · Courtesy of Rentmax Property Management
- 5687 Shadow Bend Drive, Las Vegas 89135 — $2,999/month · 4 bd · 3.5 ba · 2,586 sq ft · Courtesy of RE/MAX Legacy
- 2794 Glen Port Street, Las Vegas 89135 — $4,055/month · 4 bd · 3.5 ba · 2,550 sq ft · Courtesy of Signature Real Estate Group
- 11468 Snow Creek Avenue, Las Vegas 89135 — $13,999/month · 4 bd · 3.5 ba · 2,508 sq ft · Courtesy of Galindo Group Real Estate
- 10313 Bayhead Beach Avenue, Las Vegas 89135 — $2,387/month · 3 bd · 2.5 ba · 1,878 sq ft · Courtesy of Hive Real Estate Group
- 11631 Suburban Road, Las Vegas 89135 — $3,247/month · 4 bd · 3 ba · 3,126 sq ft · Courtesy of Keller Williams MarketPlace
- 5053 Slatestone Street, Las Vegas 89135 — $8,560/month · 5 bd · 5.5 ba · 4,650 sq ft · Courtesy of Century 21 1st Priority Realty
- 2256 Aragon Canyon Street, Las Vegas 89135 — $3,800/month · 3 bd · 2.5 ba · 1,610 sq ft · Courtesy of Legacy Real Estate Group
- 1898 Granemore Street, Las Vegas 89135 — $2,500/month · 3 bd · 3 ba · 2,083 sq ft · Courtesy of Black & Cherry Real Estate
- 10494 Calico Terrace Avenue, Las Vegas 89135 — $7,500/month · 3 bd · 3.5 ba · 2,827 sq ft · Courtesy of RE/MAX Reliance
See all listings in Las Vegas, NV
Listing information is provided through the MLS Internet Data Exchange program and is deemed reliable but not guaranteed. Inventory checked Oct 30, 2026, 11:17 AM Pacific; availability and prices may change.
MEDIAN LIST PRICE (FAIRWAY HILLS) (ZIP 89135)
$920K
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 30, 2026
UNITS IN THE ENCLAVE
127
Community records
ESTABLISHED
2007
Toll Brothers
DAYS ON MARKET (ZIP 89135)
42
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 30, 2026
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
October 27, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
What Should You Know About Fairway Hills at The Ridges at a Glance?
Fairway Hills at The Ridges is the only condo and townhome enclave inside The Ridges, Summerlin — 127 Toll Brothers units built 2007, double-gated, from $927K to $2.8M. ZIP 89135 shows a $920,000 median list per NREG’s MLS analysis; City of Las Vegas covers municipal services. Takeaways below unpack this double-gated attached luxury address.
- The enclave: built 2007 by Toll Brothers — 127 double-gated condo and townhome units inside The Ridges, the only attached product in the community; all other Ridges enclaves are single-family estates.
- The price ladder: $927K entry on Oakmont plans up to $2.8M on premium Monterey units — $561–$622 per square foot for lock-and-leave luxury inside The Ridges.
- Schools: Goolsby Elementary and Fertitta Middle School are the zoned CCSD campuses; high school is Palo Verde or Durango — verify the current assignment with CCSD before offering.
- Market context: ZIP 89135 median list is $920,000 per NREG’s analysis of Las Vegas REALTORS MLS data; Fairway Hills units trade at $1.5M median, well above the ZIP-wide baseline.
- Location: adjacent to Bear's Best Las Vegas, 5 minutes to Downtown Summerlin, 10 minutes to Red Rock Canyon, 20 minutes to the Strip via Summerlin Parkway.
Last updated October 2026 · Sources: NREG’s MLS analysis, U.S. Census, City of Las Vegas
PRICE DISTRIBUTION
How Many Fairway Hills at The Ridges Homes Sell in Each Price Range?
Fairway Hills at The Ridges resales span $927,000 entry to $2.8 million premium, with a $1.5 million median — above ZIP 89135's $920,000 figure per NREG’s MLS analysis October 2026 data. The bands below distribute the ZIP's 322 active listings; Fairway Hills units concentrate in the $1M–$2M tiers.
Browse Fairway Hills at The Ridges Listings
How Can You Find a Fairway Hills at The Ridges Home by Plan, Views & Price?
ZIP 89135's 322 active listings include the Fairway Hills at The Ridges attached units across three Toll Brothers plans, with the price filters below — each link opens our live Las Vegas MLS search, with counts updated daily from NREG’s MLS analysis MLS data across ZIP 89135.
Which Fairway Hills Plans and Nearby Communities Should You Explore?
Fairway Hills at The Ridges's three Toll Brothers plans differ by size and price point. Nearby Ridges enclaves offer single-family estate comparison. Each card links to the most relevant hub or live search.
Entry · ~2,105 sqft · Attached
Fairway Hills — Oakmont Plan
Mid-Tier · ~2,500 sqft · AttachedFairway Hills — Pinehurst Plan
Premium · ~3,274 sqft · AttachedFairway Hills — Monterey Plan
Single-Family · Guard-Gated · The RidgesPromontory (The Ridges)
Single-Family · Ultra-Luxury · The RidgesSterling Ridge (The Ridges)
Master Plan · 20+ VillagesSummerlin
Guard-Gated · Golf · ViewsRed Rock Country Club
Ultra-Luxury · Bear's Best GolfThe Ridges (all enclaves)
338 active listings across ZIP 89135 as of October 30, 2026 · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Fairway Hills at The Ridges Listings First?
Alert by plan, view orientation, price, and beds — no spam, unsubscribe anytime. With only 127 units and a double-gated entry that blocks walk-in showings, well-priced listings go under contract fast. Alert subscribers see new Fairway Hills at The Ridges units within hours of MLS entry, not after word spreads.
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- 1,200+ buyers used NREG alerts last year
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School planning
Which Schools Serve a Las Vegas Address?
Ask the district for the address-specific school assignment for the enrollment year, since boundaries change, and confirm it before you buy. Proximity to a school does not guarantee admission; charter, magnet and private schools set their own rules. Check CCSD school zoning · Nevada Report Card
CRIME DATA
How Can You Check Reported Crime Near a Home?
Ask the law-enforcement agency that serves the address for its current reports, and compare places only across the same reporting period, boundary and offense definitions. Missing records do not mean zero crime, the FBI cautions against ranking communities on crime totals alone, and a citywide figure does not describe a particular street.
FBI crime data resources · FBI guidance on comparing communities
Living In
What's It Like Living in Fairway Hills at The Ridges, Summerlin?
The Answer
Fairway Hills at The Ridges delivers lock-and-leave luxury inside The Ridges: 127 Toll Brothers condo and townhome units built 2007, double-gated security, Bear's Best Las Vegas next door, and the Ridges' ultra-luxury address starting at $927K. City of Las Vegas handles municipal services, and Nevada's zero income tax keeps relocation costs competitive.
What is Fairway Hills at The Ridges known for?
Fairway Hills at The Ridges is known as The Ridges' only attached luxury enclave — 127 Toll Brothers condos and townhomes built 2007, double-gated, adjacent to Bear's Best Las Vegas, with a $927K entry into a community where every surrounding enclave is a single-family estate starting at $2M-plus.
Who should live in Fairway Hills at The Ridges?
It fits second-home buyers and snowbirds wanting lock-and-leave simplicity inside a prestige guard-gated address, California relocators seeking Ridges cachet without the estate price, empty nesters downsizing from large homes, and executives who want to walk out and have exterior maintenance handled while they travel.
What is daily life like?
Mornings walk or bike to Bear's Best Las Vegas next door, afternoons browse Downtown Summerlin's 125+ shops and restaurants five minutes away, and evenings return through two secured gates to an attached home where the HOA handles exterior upkeep and landscaping automatically.
Location
Where Is Fairway Hills at The Ridges
Fairway Hills at The Ridges sits inside The Ridges community in Summerlin South, along the western rim of Las Vegas near the Red Rock Canyon interface. 127 attached units, adjacent to Bear's Best Las Vegas. Roughly 15–20 miles from the Strip.
Downtown Summerlin
5
Min
Red Rock Canyon
10
Min
TPC Summerlin
8
Min
Strip
20
Min
Airport
30
Min
Fairway Hills at The Ridges
At a Glance$920,000
Median List Price (Fairway Hills) (ZIP 89135)
$561–$622
Price Per Sq Ft
338
Active Listings (ZIP 89135)
42
Days on Market (ZIP 89135)
Median, active-listing and days-on-market tiles: NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 30, 2026.
- Setting
- Double-gated luxury condos, inside The Ridges
- Product Type
- Attached condos / townhomes
- Units
- 127
- Established
- 2007
- Developer
- Toll Brothers
- Plans
- Oakmont, Pinehurst, Monterey (1,959–3,370 sqft)
- Security
- Double-gated (Ridges gate + Fairway Hills sub-gate)
- Golf Adjacent
- Bear's Best Las Vegas (Jack Nicklaus)
- Retail
- Downtown Summerlin (5 min)
- Sunshine
- 300 days/year
- Schools
- Goolsby ES · Fertitta MS · Palo Verde HS (verify)
- Distance to Strip
- ~20 min
Quick Answer
Is Fairway Hills at The Ridges a good place to live in Summerlin?
Yes — by every double-gated luxury condo measure, Fairway Hills at The Ridges is one of Summerlin's most compelling lock-and-leave addresses. It pairs the only attached product inside The Ridges, Bear's Best adjacency, double-gated security, and Toll Brothers quality from $927,000 with five-minute access to Downtown Summerlin and ten-minute access to Red Rock Canyon trails. The honest trade-offs: $400–$700-plus monthly three-layer HOA dues, a 30-minute airport commute, and attached rather than detached living. Nevada's zero state income tax sweetens every luxury relocation.
Source: City of Las Vegas
Census Housing Data / Fairway Hills at The Ridges
What Does the Census Show About Housing in Fairway Hills at The Ridges?
According to the U.S. Census Bureau, the tiles below compare housing and population figures for Fairway Hills at The Ridges and its surrounding area with the wider county. Each tile's label names the area it covers.
These are housing and population counts only. We don't describe who lives in a neighborhood or suggest which buyers it suits. Compare homes by their features, location, HOA terms and total cost, and use the Census source for the full tables.
31,354
vs Clark Co 2,407,226
~$672K
vs Clark Co $431K
~70%
vs Clark Co 58%
Source: U.S. Census Bureau ACS 2020–2024 5-year estimates for the Summerlin South CDP (Fairway Hills at The Ridges is not separately tabulated) and Vintage 2025 population estimates for Clark County · Updated
POPULATION & GROWTH
How Fast Is the Fairway Hills at The Ridges Area Growing?
Fairway Hills at The Ridges itself is built out — 127 Toll Brothers units completed in the late 2000s — while the surrounding Summerlin South CDP and the rest of Summerlin continue adding residents. The Summerlin South CDP grew from 24,085 residents in the 2010 Census to 30,744 in 2020, and Summerlin continues adding residents, keeping demand pressure on Fairway Hills at The Ridges's finite 127-unit double-gated supply.
31,354Summerlin South CDP residents (ACS 2020–24)
127Units in Fairway Hills at The Ridges enclave
+27.6%Summerlin South CDP growth, 2010–2020 (Census)
Summerlin South CDP population, 2010–2024 (Census counts and ACS)
Inside Fairway Hills at The Ridges, growth means turnover, not expansion: the 127-unit enclave is built out, so every Summerlin buyer seeking a double-gated Ridges address in attached-product format competes for a fixed supply. That scarcity equation — rising metro demand against a capped 127-unit inventory — is the investment logic of an established enclave that no new development can replicate inside The Ridges.
Sources: U.S. Census Bureau and City of Las Vegas. Summerlin South CDP figures shown because the Census does not tabulate Fairway Hills at The Ridges separately. Summerlin South CDP: 2010 and 2020 are decennial Census counts; the last bar is the ACS 2020–2024 5-year estimate. Last updated September 2026.
REPORTED MARKET SERIES
How Is the Fairway Hills at The Ridges Real Estate Market Trending?
Median sold price, days on market, and monthly closings for ZIP 89135 from Las Vegas REALTORS data. Scope note: ZIP 89135 is broader than the 127-unit enclave, and Fairway Hills units trade well above the ZIP median. Monthly points are anchored to 100-day medians — read the trend, not single-month moves.
Median Sold Price
ZIP 89135 median sold ~$796,000 over the last 100 days; Fairway Hills attached units trade at a ~$1.5M median well above the ZIP-wide figure
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Days on Market
29 median days across ZIP 89135 — thin attached inventory in Fairway Hills means individual unit transactions clear quickly when priced correctly
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
Closed Sales / Month
Very thin volume consistent with a 127-unit enclave — individual Fairway Hills transactions are notable market events at the ZIP level
Source: NREG analysis of Las Vegas REALTORS MLS data via Repliers
The long view: the median sold price in ZIP 89135 rose 77% between 2015 ($333,000) and 2021 ($590,000), across 6,186 recorded closings — Las Vegas REALTORS MLS records via Repliers.
42
MEDIAN DAYS ON MARKET (ZIP 89135) · OCT 30, 2026
$920K
ZIP-AREA MEDIAN LIST · OCT 30, 2026
338
ACTIVE LISTINGS (ZIP 89135) · OCT 30, 2026
< 1 hr
OUR RESPONSE TIME
FAST LUXURY MARKET
Get matched with an
Fairway Hills at The Ridges specialist.
Market Competitiveness
How competitive is Fairway Hills at The Ridges right now?
Fairway Hills at The Ridges is supply-constrained — 127 units total, no new attached product possible inside The Ridges. ZIP 89135 sold homes averaged 29 median days over the past 100 days per NREG’s analysis of Las Vegas REALTORS MLS data. Well-priced units attract motivated buyers who want a Ridges address without an estate commitment; correctly priced listings clear fast.
- 29 daysMedian days on market (sold, ZIP 89135)
- 127Total units in enclave (built out, Toll Brothers)
- 338Active listings (ZIP 89135, October 30, 2026)
- $561–$622/sqftFairway Hills price per sq ft range
Before You Buy
What Should You Compare Before Buying a Home in Fairway Hills at The Ridges?
Compare individual homes by the features, services, and total ownership costs that matter to you. The points below can help structure your property research before you make an offer.
Which Fairway Hills Plans and Buyer Types Are the Best Fit?
California Relocators
- Zero Nevada state income tax vs California's 13.3%
- Ridges address attached unit from $927K — fraction of coastal price
- Remote-work lifestyle with Strip access 20 minutes away
- Nevada DMV within 30 days; registration within 30
Move-Up Buyers
- Enter The Ridges from $927K vs $2M-plus single-family estates
- Toll Brothers quality construction and plan variety
- Compare Pinehurst and Monterey plans for entertaining space
- Same Ridges gate, same neighbor prestige, attached product format
Investors
- Strong lock-and-leave rental demand from corporate relocators
- Built-out 127-unit supply keeps resale market constrained
- Double-gated Ridges address anchors tenant quality
- Short-term rentals may be restricted — verify with HOA before closing
High-Income Professionals
- 20-minute Strip commute via Summerlin Parkway
- Double-gated privacy after high-visibility careers
- Bishop Gorman and The Meadows School private options nearby
- Jumbo financing specialists on our team for loan structuring
Best Fit For
- Second-home and snowbird buyers — the only double-gated lock-and-leave condo product inside The Ridges, with HOA exterior coverage that removes maintenance worry during extended travel.
- California relocators — a Ridges address at $927K-plus, zero state income tax, and a 3% property-tax cap — a fraction of coastal pricing for the same prestige-address logic.
- Move-up buyers entering The Ridges — the $927K Oakmont entry point vs $2M-plus for the smallest single-family Ridges estate — same double-gated address, lower commitment.
- Luxury investors — a built-out 127-unit market with strong lock-and-leave rental demand and Ridges address scarcity driving long-term retention.
- Golf and outdoor enthusiasts — Bear's Best Las Vegas next door, TPC Summerlin eight minutes away, and Red Rock Canyon ten minutes west — unmatched golf and canyon access from an attached address.
Ready to explore homes in Fairway Hills at The Ridges? Our team knows every plan, floor, view orientation, and school zone inside The Ridges.
Start Your Home SearchPros
- Double-gated security — Ridges main gate plus Fairway Hills sub-gate with 24-hour staffing since 2007
- The only attached condo and townhome enclave inside The Ridges — unique product no other Ridges community offers
- Bear's Best Las Vegas immediately adjacent — Jack Nicklaus course views from upper-floor units
- Lock-and-leave HOA exterior coverage — exterior maintenance, landscaping, and common areas included
- Five minutes to Downtown Summerlin's 125+ shops and restaurants, eight minutes to TPC Summerlin
- Zero state income tax and a 3% property-tax cap under NRS 361.4723
- Built-out 127-unit scarcity: no new attached product possible inside The Ridges, increasing demand in a growing metro
Honest Considerations
- Price floor at $927K with $400–$700-plus/mo three-layer HOA dues — one of the higher combined carrying costs among Summerlin luxury enclaves
- Airport commute is 30 minutes via I-215 South — longer than east-side Las Vegas addresses
- Attached format: shared walls with neighbors — not a match for buyers who require a detached single-family property
- Thin inventory: with only 127 units, selection at any time is limited — patience is part of the Fairway Hills buying process
- Jumbo financing required for most purchases — lender qualification stricter than conforming-loan range
- Extreme summer heat — 108°F+ stretches July through September, like all of the Las Vegas Valley
Section Comparison
How Do Fairway Hills at The Ridges's 3 Toll Brothers Plans Compare?
A like-for-like comparison of Fairway Hills at The Ridges's three Toll Brothers plan types — indicative price, dollars per square foot, days on market, and lifestyle fit — using ZIP-area listing data via NREG’s MLS analysis. Per-plan figures are Nevada Real Estate Group-modeled estimates anchored to the verified resale range ($927K–$2.8M, $561–$622/sqft); use them as orientation, not appraisal.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Oakmont Plan (~2,105 sqft) | ~$1,050,000 | ~$561 | 30 | ~5 | Entry · Lock-and-Leave · The Ridges Address |
| Pinehurst Plan (~2,500 sqft) | ~$1,450,000 | ~$590 | 28 | ~4 | Mid-Tier · Bear's Best Views · Entertaining |
| Monterey Plan (~3,274 sqft) | ~$2,000,000 | ~$610 | 35 | ~3 | Premium · Maximum Space · Golf Views |
Source: NREG’s MLS analysis MLS data plus Nevada Real Estate Group analysis, June 2026. The MLS reports at ZIP level (89135) — per-section medians are our modeled estimates from active-listing review. Listing counts updated daily via Repliers IDX.
Section Deep Dive
What's Inside Fairway Hills at The Ridges's Three Toll Brothers Plans?
Submarket 1
Oakmont Plan (~2,105 sqft)
The most accessible Fairway Hills plan — two-story attached townhome around 2,105 square feet with open great room, attached garage, and private outdoor space. The entry point into a double-gated Ridges address for buyers who want the prestige without the estate scale.
Browse Oakmont Plan (~2,105 sqft) homes →~$1.05MMedian Price
30Days on Market
~5Active Listings
~$561Price / Sq Ft
Submarket 2
Pinehurst Plan (~2,500 sqft)
The mid-size plan at roughly 2,500 square feet — more room for entertaining while preserving the lock-and-leave condo format. Upper-floor units in this plan with Bear's Best Las Vegas or Red Rock Canyon orientation carry the most consistent view premiums in the enclave.
Browse Pinehurst Plan (~2,500 sqft) homes →~$1.45MMedian Price
28Days on Market
~4Active Listings
~$590Price / Sq Ft
Submarket 3
Monterey Plan (~3,274 sqft)
The largest Fairway Hills plan at roughly 3,274 square feet — the top end of The Ridges' attached product tier, with spacious layouts, premium finishes, and the best available views toward Bear's Best Las Vegas. Inventory is thin and individually negotiated.
Browse Monterey Plan (~3,274 sqft) homes →~$2.0MMedian Price
35Days on Market
~3Active Listings
~$610Price / Sq Ft
Submarket 4
The Ridges Amenity Corridor
The lifestyle engine that makes Fairway Hills at The Ridges's address so compelling: Bear's Best Las Vegas immediately adjacent, TPC Summerlin's PGA Tour course eight minutes away, Downtown Summerlin's 125+ shops and restaurants five minutes, and Red Rock Canyon ten minutes west. Owning in Fairway Hills gives access to this entire Ridges and Summerlin amenity footprint.
Browse The Ridges Amenity Corridor homes →AdjacentBear's Best Las Vegas (Jack Nicklaus)
125+Downtown Summerlin Shops
10 minTo Red Rock Canyon
8 minTo TPC Summerlin
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,097+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Fairway Hills at The Ridges
section fits your lifestyle?
BY ZIP CODE
What Does the Fairway Hills at The Ridges Market Look Like Across ZIP 89135?
Fairway Hills at The Ridges sits within ZIP 89135, which covers a range of Summerlin South properties beyond the 127-unit enclave. The table below presents the full ZIP corridor; Fairway Hills attached pricing ($927K–$2.8M, ~$1.5M median) sits well above the ZIP-wide figure per NREG’s analysis of Las Vegas REALTORS MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | Summerlin South — The Ridges · Fairway Hills at The Ridges · Surrounding Summerlin neighborhoods | $1,050,000 | ~$386 | 29 | 322 | n/a* |
Source: NREG’s MLS analysis MLS plus Nevada Real Estate Group corridor analysis. The $1,050,000 ZIP median blends Fairway Hills at The Ridges's double-gated attached premium ($927K–$2.8M) with broader Summerlin South inventory. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
New Construction
Who Builds New Homes In and Around Fairway Hills at The Ridges?
Fairway Hills at The Ridges is built out — 127 Toll Brothers units completed in the late 2000s, no new attached product inside The Ridges. Nearby Summerlin villages like The Peaks and The Cliffs still offer new guard-gated and luxury builds from national builders. Toll Brothers remains active in Summerlin. Verify current communities and incentives before writing an offer.
Luxury Move-Up
Toll Brothers
Luxury production closest to Fairway Hills at The Ridges's tier
Family & Mid-Market
Lennar
Volume builder with Summerlin West presence
Mid-Market
Century Communities
Value-tier new construction near Summerlin
Move-Up & Luxury
Tri Pointe Homes
Design-forward move-up builder in Summerlin South area
Family
Richmond American
Accessible new builds within 20 minutes
Outdoor Recreation
What Outdoor Amenities Does Fairway Hills at The Ridges Offer?
Bear's Best Las Vegas immediately adjacent, Red Rock Canyon ten minutes west, the Summerlin Trail System at the doorstep, and TPC Summerlin eight minutes away — an outdoor footprint rare for an attached condo community. The City of Las Vegas maintains Summerlin parks, and the trail network connects directly to Red Rock Canyon.
ADJACENT
Bear's Best Las Vegas
18 holes (Jack Nicklaus)Championship golf · Semi-publicGreen fee
Jack Nicklaus signature course immediately adjacent to Fairway Hills at The Ridges — upper-floor units with course-facing orientation deliver panoramic golf and Red Rock Canyon views without a private membership requirement.
IN-COMMUNITY
Summerlin Trail System
Connected networkWalking · Running · Cycling · Dog-friendlyFree
Paved multi-use trails threading through Summerlin South and connecting west toward Red Rock Canyon — Fairway Hills at The Ridges residents have direct trail access from the enclave.
10 MIN
Red Rock Canyon NCA
195,819 acresScenic Loop · Hiking · Climbing · WildlifeNPS fee
America's most dramatic red-sandstone landscape — the 13-mile Scenic Loop, 26 miles of hiking trails, world-class rock climbing, and a visitor center ten minutes west via Charleston Blvd.
8 MIN
TPC Summerlin
18 holes (PGA Tour)Championship golfPublic / Member
Host of the PGA Tour's Shriners Children's Open annually — TPC Summerlin delivers championship-quality play without a mandatory club membership for Fairway Hills at The Ridges residents.
5 MIN
Downtown Summerlin Events Lawn
Open-air campusEvents · Dining · Shopping · FitnessFree
125+ shops, restaurants, and a seasonal events lawn that hosts concerts, outdoor fitness classes, and farmers markets — Fairway Hills at The Ridges's social living room five minutes from the gate.
25 MIN
Spring Mountains National Recreation Area
316,000 acresSkiing · Hiking · CampingNPS fee
Mount Charleston and Lee Canyon ski resort about 25 minutes north — Nevada's mountain escape and the coolest natural air conditioning in Clark County during summer months.
20 MIN
Floyd Lamb Park at Tule Springs
2,040 acresWalking · Birding · Historic siteCity fee
Historic ranch and nature preserve in northwest Las Vegas with walking paths, duck ponds, and birding — a quiet contrast to the canyon landscape.
12 MIN
Las Vegas Ballpark
MLB-quality stadiumAviators baseball · EventsTicket
The Las Vegas Aviators' downtown Summerlin stadium — a Triple-A venue with craft food, open-air seating, and summer games perfect for family nights out.
The Fairway Hills at The Ridges Lifestyle
What Does a Weekend in Fairway Hills at The Ridges Look Like?
Three everyday moods within minutes of the gate: a trail run into Red Rock Canyon, a round at TPC Summerlin, and dinner at Downtown Summerlin — with the City of Las Vegas's parks system and Summerlin's trail network threading the whole western rim together.
127Double-Gated Attached Units
2007Year Built (Toll Brothers)
125+Downtown Summerlin Shops
300Days of Sun
THIS WEEKEND'S OPEN HOUSES
Can You Tour Fairway Hills at The Ridges Homes This Weekend?
Open houses in Fairway Hills at The Ridges require advance coordination through two independent gates — no walk-up access. With only 127 total units in the enclave, listings are thin at any given time. Set up instant alerts, browse ZIP 89135 inventory, or call (702) 637-1759 and our team will coordinate both gate checkpoints and schedule your weekend tour.
Planning a move
What Should I Verify Before Moving to Fairway Hills at The Ridges?
Budget around the specific home, not a community average. Before you compare the cost of a move to Fairway Hills at The Ridges, get these in writing:
- The parcel's annual assessment, prior-year tax bill and abatement eligibility. A sale alone does not reset Nevada’s tax cap. Nevada tax-abatement rules
- Lender, insurance and utility quotes for the exact address, plus the association's resale documents and any special assessments.
- The school assignment for the enrollment year, confirmed with the district.
- Your tax situation, reviewed by an adviser — California-source income can remain taxable after a move (Franchise Tax Board).
- Qualifying new residents generally must obtain a Nevada driver’s license and vehicle registration within 30 days. Check the Nevada DMV’s requirements and exceptions for your circumstances.
The full step-by-step relocation checklist, from timeline to first-week setup, is in one place.
Open the relocation guideECONOMY & JOBS
What Drives the Fairway Hills at The Ridges Economy?
Fairway Hills at The Ridges residents work across the Strip and convention economy, regional healthcare and legal sectors, and technology firms whose executives prize guard-gated privacy and a 10/10-rated school zone. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market is historically strong, with Summerlin incomes well above the county median.
$225K+Estimated avg household income, Fairway Hills at The RidgesCommunity records / demographic estimates
HighSecond-home and part-year resident share vs typical enclaveLock-and-leave buyer pool characteristic
125+Shops and restaurants at Downtown SummerlinCommunity records
20 minTo Strip employment centers via Summerlin PkwyVia Summerlin Parkway
Top Fairway Hills at The Ridges-Area Employers
- Las Vegas Strip resorts and casinosThe valley's largest employment sector — 20 minutes from Fairway Hills at The Ridges's double gate via Summerlin Parkway
- Downtown Summerlin retail and hospitality125+ shops, restaurants, and services five minutes from Fairway Hills at The Ridges — immediate-area employer
- Bear's Best Las Vegas and TPC SummerlinGolf course operations and hospitality employment adjacent to The Ridges and eight minutes from the gate respectively
- Summerlin Hospital Medical CenterMajor healthcare employer within the Summerlin South corridor, approximately 10 minutes from the gate
- Howard Hughes Corporation corporate officesDeveloper and ongoing Summerlin master-plan operator with area administrative presence
- Nevada financial and legal services sectorHigh-income professionals in banking, law, and wealth management who prize The Ridges address for client-facing prestige
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
How Does Fairway Hills at The Ridges Compare to Promontory, Red Rock CC & Non-Gated Summerlin?
Weighing Fairway Hills against other Summerlin luxury addresses? This June 2026 side-by-side covers the metrics buyers ask about most. Fairway Hills leads on lock-and-leave HOA and Ridges entry price; Promontory and Ridges SFR enclaves lead on estate scale. Sources: MLS_ANALYSIS, the U.S. Census, and FBI UCR.
| Metric | Fairway Hills at The Ridges | Promontory (The Ridges SFR) | Red Rock Country Club | Summerlin (non-gated) |
|---|---|---|---|---|
| Entry Price | $927K | $2M+ | $1.2M+ | $450K |
| Product Type | Attached condos/TH | Single-family estates | Single-family | Mixed |
| Gate System | Double-gated (2 checkpoints) | Yes — Ridges main gate | Yes — 24/7 staffed | No |
| HOA Monthly | $400–$700+ | $500–$1,200 | $500–$1,000 | $50–$250 |
| Days on Market | ~29 (ZIP) | ~33 (est.) | Similar | 21 |
| Units in Enclave | 127 (built out) | Multiple SFR phases | ~500+ homes | N/A (open) |
| Golf | Bear's Best adjacent | Bear's Best in-community | Members golf on-site | TPC Summerlin nearby |
| Best For | Lock-and-leave · Ridges address | Trophy estates · Golf · Scale | Private golf club lifestyle | Value · New builds · Variety |
Sources: NREG’s analysis of Las Vegas REALTORS MLS data, U.S. Census QuickFacts. Demographic figures on this page are for the Summerlin South CDP (ACS 2020–2024); the Census does not tabulate Fairway Hills at The Ridges separately. Last updated June 2026.
Cost of Ownership
What Will Fairway Hills at The Ridges Cost You Each Month?
Build a property-specific budget using a lender quote, the parcel tax estimate, insurance quotes and association documents. The starting amounts below are editable illustrations, not current local rates or verified fees. Compare the result with your Loan Estimate, and budget separately for maintenance, utilities and closing costs.
Illustrative Payment Estimator
Estimate Your Fairway Hills at The Ridges Payment
$5,751
Illustrative Monthly Payment
- Principal & Interest$4,934
- Property Tax$467
- Insurance$150
- HOA$200
- PMI$0
Inputs are assumptions, not a loan offer, insurance quote or parcel tax calculation. This simplified fixed-rate example applies the selected PMI rate below 20% down; actual mortgage-insurance eligibility, cost and cancellation depend on the loan. Maintenance, utilities, closing costs and special assessments are additional. Review the CFPB housing budget guide and confirm amounts with the relevant providers.
BUYING AND RENTING
How should you compare buying with renting?
Compare actual homes that meet the same needs over your expected time in the area. A purchase price and an advertised rent alone do not establish which option costs less. Use current quotes and separate monthly cash flow, upfront cash, and the amount you might recover when moving.
Purchase worksheet
Start with the down payment, lender and closing charges, and any immediate repairs. Add principal and interest, property taxes, insurance, mortgage insurance where applicable, association dues, utilities and ongoing maintenance. Identify expenses paid outside escrow so they are included in your household budget.
For a later sale, model the remaining loan balance and selling expenses. Appreciation is uncertain; compare unchanged-price and lower-price cases as well as any growth assumption. Principal repayment builds an ownership interest, but that does not guarantee a profit or make every cash payment recoverable.
Rental worksheet
Use an actual lease offer and confirm the term, deposit, renewal provisions, parking, pet charges, utilities and renter's insurance. Record which maintenance services are included and any costs or restrictions associated with an early move. An advertised starting rent may not include every required charge.
Keep the comparison consistent: use the same time period, household needs and moving assumptions. Include the cash that remains available when a down payment is not used, without assuming a guaranteed investment return. Your need for flexibility and responsibility for repairs also matter alongside the financial figures.
Use scenarios rather than a promised break-even date
There is no verified community-wide holding period or five-year equity gain shown here. Ask your lender to explain financing assumptions and have a tax professional assess any claimed tax benefit for your circumstances. Keep a copy of the quotes and dates so you can update the comparison before making an offer.
PROPERTY-SPECIFIC ASSOCIATION COSTS
Which HOA charges apply to this address?
A community name does not establish a property's current dues or all the associations that govern it. Obtain the applicable resale package, budget and governing documents for the exact address. Confirm the effective date and payment frequency of each fee with the association or its manager.
Recurring charges
Identify master and sub-association dues separately. Check whether utilities, exterior maintenance, insurance, amenities or club access are included, optional or billed separately. A listing's monthly figure may omit a quarterly or annual charge, and an advertised amenity does not establish membership rights.
Closing and special charges
Ask about transfer, document, capital-contribution and other transaction fees, as well as approved or proposed assessments. Confirm who pays each item under the contract. Review available reserve and budget information; historical dues are not a guarantee of future charges.
Rules and access
Verify the actual rules for leasing, pets, parking, property changes and amenity access. Age restrictions and gate staffing require their own current documentation. Do not assume neighboring subdivisions or similarly named communities have identical rules, services or fees.
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Fairway Hills at The Ridges?
Summerlin Parkway connects Fairway Hills at The Ridges to I-215 and the Strip in about 20 minutes; Downtown Summerlin five minutes west handles most daily errands without a freeway on-ramp. Mean Las Vegas commutes average near 25 minutes per U.S. Census ACS data; residents commuting to Summerlin employers typically run under 15 minutes.
Drive Times from Fairway Hills at The Ridges
- 5 minDowntown SummerlinW Sahara Ave
- 8 minTPC SummerlinVia Desert Inn Rd
- 10 minRed Rock Canyon NCAW Charleston Blvd west
- 10 minSummerlin HospitalSummerlin Pkwy
- 20 minLas Vegas StripSummerlin Pkwy → I-15 south
- 25 minDowntown Las VegasUS-95 south
- 30 minHarry Reid Intl AirportI-215 South
- 25 minMount CharlestonUS-95 north → NV-157
Transportation Options
Drive times are typical off-peak estimates for the route named; check live traffic before you rely on one.
Quick Answer
How long does it take to close on an Fairway Hills at The Ridges home?
Most Fairway Hills at The Ridges purchases close in 30 to 45 days — Nevada uses escrow companies, not attorneys. Cash buyers can close in 10 to 14 days. Jumbo buyers should allow extra time for appraisal scheduling in low-volume luxury ZIPs. Request the HOA resale package the day you go under contract so dues clear before inspection deadlines.
Quick Answer
What down payment do you need to buy in Fairway Hills at The Ridges?
Most Fairway Hills at The Ridges buyers put down 20% to 30%, and a meaningful share are cash purchasers given the second-home and snowbird buyer pool. At the $927,000 entry point, 20% down is roughly $185,000; jumbo financing above $832,750 requires strong debt-to-income ratios and reserves. VA loans allow 0% down for eligible veterans even above the conforming limit when using full entitlement. On $1.5 million median purchases, plan for: typically 20–25% down, six to twelve months of reserves, and full income documentation.
Fairway Hills at The Ridges FAQ — 18 Answers
What Do Fairway Hills at The Ridges Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Fairway Hills at The Ridges?
Fairway Hills at The Ridges resales run $927,000 to $2.8 million, median near $1.5 million at $561–$622 per square foot. Three Toll Brothers plans span 1,959 to 3,370 sqft — Oakmont (~2,105), Pinehurst (~2,500), and Monterey (~3,274). As The Ridges' only attached enclave, these condos price well above the ZIP 89135 median.
Is Fairway Hills at The Ridges in Summerlin guard-gated?
Yes — and it's double-gated. Buyers pass through the main Ridges guard gate first, then a separate Fairway Hills sub-gate, before reaching the 127-unit condo and townhome enclave. The two-gate system is unique within The Ridges, where every other enclave is single-family. That dual barrier gives Fairway Hills residents a controlled-access level beyond what most guard-gated Summerlin communities offer. Showings require advance coordination through a licensed agent; Nevada Real Estate Group arranges gate access for every tour.
What village is Fairway Hills at The Ridges in?
Fairway Hills at The Ridges sits inside The Ridges, Summerlin's ultra-luxury enclave community in the Summerlin South Association. The Ridges is home to custom and semi-custom single-family estates in sub-communities such as Promontory, Silver Ridge, Sterling Ridge, and Boulder Ridge — and Fairway Hills is the single attached-product exception to that all-single-family lineup. The Ridges address positions residents adjacent to Bear's Best Las Vegas and minutes from Downtown Summerlin.
What ZIP code is Fairway Hills at The Ridges in?
Fairway Hills at The Ridges is in ZIP 89135, Summerlin South, Las Vegas. Drive times from the gate run about 5 minutes to Downtown Summerlin, 10 minutes to Red Rock Canyon National Conservation Area, 20 minutes to the Strip via Summerlin Parkway, and 30 minutes to Harry Reid International Airport via I-215 South. The ZIP-area median list price is $920,000 per NREG’s analysis of Las Vegas REALTORS MLS data, with Fairway Hills at The Ridges pricing in the $927K–$2.8M range above the ZIP-wide baseline.
What schools serve Fairway Hills at The Ridges?
Fairway Hills at The Ridges is zoned for Clark County School District campuses: Goolsby Elementary, Fertitta Middle School, and Palo Verde High School or Durango High School — verify the current HS assignment with CCSD before closing, as boundaries can shift. Private standouts nearby include The Meadows School (A+), Bishop Gorman High School (A+), and Faith Lutheran Middle and High (A). Doral Academy Red Rock offers a strong charter option. Confirm current CCSD zoning before offering — assignments can shift between school years.
What are HOA fees in Fairway Hills at The Ridges?
HOA fees in Fairway Hills at The Ridges typically run $400 to $700-plus per month, combining three layers: the Summerlin master association, the Ridges community association, and Fairway Hills' own sub-association covering condo exterior maintenance, guard-gate staffing, and common-area landscaping. Three-layer structures are higher than most Summerlin enclaves but cover exterior upkeep — the core of the lock-and-leave appeal. Request the resale package — dues, reserves, CC&Rs, assessments — early in your 30-to-45-day Nevada escrow.
How does Fairway Hills at The Ridges compare to The Ridges in Summerlin?
Fairway Hills at The Ridges IS inside The Ridges — it is the only attached condo and townhome enclave within that ultra-luxury master community. The surrounding Ridges enclaves (Promontory, Silver Ridge, Sterling Ridge) are all single-family estates from roughly $2 million to $20 million-plus. Fairway Hills enters at $927,000, giving buyers a double-gated Ridges address adjacent to Bear's Best Las Vegas without the estate price tag. Nevada Real Estate Group can show you both product types in a single outing.
How large are homes in Fairway Hills at The Ridges?
Fairway Hills at The Ridges condos and townhomes span 1,959 to 3,370 square feet across three Toll Brothers plans. The Oakmont runs roughly 2,105 square feet, the Pinehurst roughly 2,500, and the Monterey roughly 3,274. Plans feature gourmet kitchens, open great rooms, attached garages, and private outdoor spaces — upscale attached living rather than the single-family estate format of surrounding Ridges enclaves. Plan size and upper-floor orientation toward Bear's Best or Red Rock Canyon both move resale values meaningfully.
How does the guard gate entry process work at Fairway Hills at The Ridges?
Entry involves two separate checkpoints: first through The Ridges main guard gate, then through the Fairway Hills sub-gate. Residents use transponders or access codes; guests must be pre-approved by the homeowner or called in at the gatehouse. The gates operate 24 hours a day with security patrols. First-time visitors should bring valid ID and allow extra minutes for the two-gate process. Prospective buyers touring with a Nevada Real Estate Group agent have both gates coordinated in advance.
Can buyers tour Fairway Hills at The Ridges without a real estate agent?
No — unaccompanied visitors are turned away at both the Ridges main gate and the Fairway Hills sub-gate. Prospective buyers must be accompanied by a licensed real estate agent who coordinates entry in advance through both gatehouse checkpoints. Nevada Real Estate Group handles all access arrangements for showings across The Ridges enclaves — Fairway Hills, Promontory, Silver Ridge, and Sterling Ridge — so you can compare attached and estate product in a single outing. Call (702) 637-1759 to schedule a showing.
What security features does Fairway Hills at The Ridges include beyond the guard gate?
Fairway Hills at The Ridges benefits from a double-gate security stack: The Ridges main guard gate with 24-hour staffing and controlled vehicle access, plus the Fairway Hills sub-gate that functions as a second controlled checkpoint. Perimeter walls, security patrols, and community surveillance infrastructure round out the program. Procedures have operated since 2007 and are mature. Request the association's current security details with the resale package so patrol schedules and emergency-response protocols are clear before closing.
Are there custom home lots available in Fairway Hills at The Ridges?
No — Fairway Hills at The Ridges is a fully attached condo and townhome community, and all 127 Toll Brothers units completed construction in the late 2000s. There are no lots for ground-up custom builds; the only path into the community is resale. Buyers seeking new custom construction inside The Ridges should look at the broader Ridges estate enclaves. Nevada Real Estate Group tracks resale availability across all Ridges sub-communities and can alert you the moment a Fairway Hills unit hits the market.
What is the resale value trend for Fairway Hills at The Ridges homes?
Fairway Hills at The Ridges fundamentals are structurally sound for long-term appreciation: only 127 units total, all inside The Ridges with its ultra-luxury single-family neighbors from $2 million to $20 million-plus, adjacency to Bear's Best Las Vegas, and the double-gated security that most condo communities cannot match. A $927K entry point inside a community whose surrounding enclaves start at $2M-plus creates a meaningful price-to-prestige cushion. Ask Nevada Real Estate Group for recent Fairway Hills closed comps before writing an offer.
What property taxes are like in Fairway Hills at The Ridges?
Nevada's effective property-tax rate runs roughly 0.5–0.7% of market value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.4723 once the owner claims it (homes that are not owner-occupied get a cap of up to 8%). On a $1.5 million median Fairway Hills purchase, plan around $7,500 to $10,500 annually. A sale alone does not reset Nevada’s property-tax cap. Verify the parcel’s annual assessment, prior-year tax bill and the new owner’s abatement eligibility with the county assessor.
What should I know before buying in Fairway Hills at The Ridges?
Four factors move real money in Fairway Hills at The Ridges. plan and floor: Monterey plans and upper floors facing Bear's Best or Red Rock command meaningful premiums over entry-level Oakmont units, so compare the specific unit, not just the building. HOA layers: three-layer dues of $400–$700-plus monthly cover exterior maintenance — understand what each layer covers before comparing to single-family HOA costs. gate process: both gates require advance coordination. A sale alone does not reset Nevada’s property-tax cap. Verify the parcel’s annual assessment, prior-year tax bill and the new owner’s abatement eligibility with the county assessor.
What down payment do you need to buy in Fairway Hills at The Ridges?
Most Fairway Hills at The Ridges buyers put down 20% to 30%, and many are cash purchasers. At the $927,000 entry point, 20% down is roughly $185,000; jumbo financing above $832,750 requires strong debt-to-income ratios and reserves. VA loans allow 0% down for eligible veterans even above the conforming limit when using full entitlement. On $1.5 million median purchases, plan for jumbo lender requirements: typically 20–25% down, six to twelve months of reserves, and full documentation of income and assets.
What does an HOA cost in Fairway Hills at The Ridges?
Fairway Hills at The Ridges carries three HOA layers: the Summerlin master association, the Ridges community association, and Fairway Hills' own sub-association covering exterior maintenance, guard-gate staffing, and perimeter upkeep. Combined, they typically run $400 to $700-plus per month depending on the specific unit. Three-layer structures cost more than typical Summerlin enclaves but cover exterior maintenance — core to the lock-and-leave appeal. Pull the full resale package during escrow before your inspection contingency expires.
How long does it take to close on an Fairway Hills at The Ridges home?
Most Fairway Hills at The Ridges purchases close in 30 to 45 days from accepted offer — Nevada closes through escrow companies, not attorneys. Cash purchases can close in 10 to 14 days. Financed buyers at the jumbo tier should budget extra time for appraisal scheduling; attached luxury units in low-volume enclaves can require extended appraisal turnaround. Three-layer HOA resale-package delivery adds a few days to the escrow timeline, so start all three requests the day you go under contract.
Updated October 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Fairway Hills at The Ridges?
The eight questions Fairway Hills at The Ridges buyers ask Google and AI assistants — answered with specifics from City of Las Vegas, Las Vegas REALTORS, and GreatSchools — covering double-gate procedures, three-layer HOA dues, Toll Brothers plan details, and school-zone verification for this Ridges enclave. Every figure links to a primary source.
Is Fairway Hills at The Ridges part of Las Vegas or Summerlin?
Both — Fairway Hills at The Ridges is a double-gated condo and townhome enclave inside The Ridges, within Summerlin, in unincorporated Clark County. Mailing addresses say Las Vegas, NV 89135. "The Ridges" is the ultra-luxury enclave; "Fairway Hills" is the specific attached-product sub-community within it.
What ZIP code does Fairway Hills at The Ridges use?
ZIP 89135 — the Summerlin South ZIP covering The Ridges and surrounding neighborhoods. Drive times from this ZIP run 5 minutes to Downtown Summerlin, 10 minutes to Red Rock Canyon, and 20 minutes to the Strip via Summerlin Parkway. Fairway Hills units trade at ~$1.5M median, well above the ZIP-wide $920,000 median.
Is Fairway Hills at The Ridges the same as The Ridges?
Fairway Hills at The Ridges is inside The Ridges — it is the only attached condo and townhome enclave within that ultra-luxury master community. The Ridges also contains single-family estate enclaves (Promontory, Silver Ridge, Sterling Ridge, Boulder Ridge) priced from $2 million to $20 million-plus. Fairway Hills is the entry point into The Ridges from $927,000, in attached format.
How old are units in Fairway Hills at The Ridges?
Fairway Hills at The Ridges was built by Toll Brothers starting in 2007, making units approximately 17-19 years old as of 2026. That vintage means some owners have already upgraded HVAC, appliances, and finishes; others remain as original Toll Brothers construction. Budget a thorough inspection of mechanical systems and HOA-covered versus owner-covered maintenance boundaries before closing.
Does Fairway Hills at The Ridges have a pool?
Fairway Hills at The Ridges is an attached condo and townhome community — units do not have private pools in the backyard the way single-family estates do. Some units may have private courtyard or patio space. The HOA manages common areas; confirm exact amenity details with the resale package during escrow, as specifics can vary by building and unit position.
Is Fairway Hills at The Ridges walkable?
Within the double-gated enclave, yes — the interior corridors and adjacent Bear's Best Las Vegas course make walking and morning runs practical. Downtown Summerlin five minutes away extends walkability for dining and retail once you drive or bike there. Like all Summerlin communities, it is fundamentally car-dependent for daily errands beyond the immediate area.
How far is Fairway Hills at The Ridges from Red Rock Canyon?
Approximately 10 minutes west via West Charleston Boulevard — and Bear's Best Las Vegas is immediately adjacent, giving Fairway Hills residents golf and canyon backdrop without leaving The Ridges neighborhood. The 13-mile Red Rock Scenic Loop, 26 miles of hiking trails, and world-class rock climbing are all accessible for morning exercise before returning through the double gate.
Is Fairway Hills at The Ridges a good investment?
The fundamentals are favorable: only 127 units total inside The Ridges, no new attached product possible in the community, Bear's Best adjacency that no competing condo community offers, and a double-gated prestige address where surrounding single-family neighbors pay $2M-plus. Returns depend on plan type, floor, view orientation, and purchase price — ask Nevada Real Estate Group for recent Fairway Hills closed comps before writing an offer.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
9,600+ closed transactions and $4.85B+ in volume since 2011 — including Fairway Hills at The Ridges Toll Brothers units, The Ridges estate enclaves, and Red Rock Country Club. Double-gate coordination expertise, the largest agent team in Nevada, and 9,097+ verified five-star reviews back the #1 ranking statewide.
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Ranked Top 100 nationwide, RealTrends 2025
150+
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Las Vegas, Henderson, Summerlin, North Las Vegas
$4.85B+
In total sales volume
Across 9,600+ closed transactions
9,097+
Verified 5-star reviews
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Years in Nevada real estate
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Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
Which Communities Are Within 20 Minutes of Fairway Hills at The Ridges?
Compare Fairway Hills at The Ridges with neighboring Ridges enclaves and nearby Summerlin communities. Each card pairs the drive time with price positioning, so you can judge whether the attached lock-and-leave format of Fairway Hills or the single-family estate scale of Promontory, Sterling Ridge, or Red Rock Country Club better fits your lifestyle and budget.
SAME COMPLEX
Promontory (The Ridges)
$2M+ (est.)
Inside The Ridges with Fairway Hills
View Promontory (The Ridges) →8 MIN W
Red Rock Country Club
$1.2M+ (ZIP area)
8 min from Fairway Hills at The Ridges
View Red Rock Country Club →5-15 MIN
Summerlin (all villages)
$728K
5-15 min from Fairway Hills at The Ridges
View Summerlin (all villages) →More Las Vegas communities
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- C2 Lofts
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- Jade Ridge
- Ironwood
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- Skystone
- SHAWOOD at Arcadia
- The Mesa
- Terra Luna
Shopping the whole city? Browse all Las Vegas homes for sale — live MLS listings updated daily.
A–Z INDEX
Which Fairway Hills at The Ridges and Canyons-Village Communities Can You Explore A–Z?
The Ridges contains multiple single-family estate enclaves alongside Fairway Hills at The Ridges — including Promontory, Silver Ridge, Sterling Ridge, and Boulder Ridge. Dedicated community pages are rolling out; entries below are indexed for orientation, and our team can pull current listings, HOA dues, and school zoning for any Ridges-area address on request.
B
- Boulder Ridge (single-family, The Ridges)
- Bear's Best Las Vegas (Jack Nicklaus, adjacent)
F
- Fairway Hills at The Ridges — Oakmont Plan
- Fairway Hills at The Ridges — Pinehurst Plan
- Fairway Hills at The Ridges — Monterey Plan
P
- Promontory (single-family, The Ridges)
S
- Silver Ridge (single-family, The Ridges)
- Sterling Ridge (single-family, The Ridges)
- Summerlin (parent master plan)
KEEP LEARNING
What Else Should You Read About Fairway Hills at The Ridges and Summerlin?
These guides extend the research most Fairway Hills at The Ridges buyers do next — understanding the broader Summerlin master plan, comparing luxury communities across the valley, and tracking Las Vegas-wide pricing — each written by our team from the same MLS data and primary sources used throughout this page.
GUIDE
Summerlin vs Henderson Luxury Homes
The definitive valley luxury comparison — guard-gated, schools, pricing, and lifestyle across the two premier addresses.
Read →MARKET UPDATE
Las Vegas Housing Market 2026
Valley-wide pricing, inventory, and rate context — the macro backdrop behind Fairway Hills at The Ridges's ZIP 89135 numbers.
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Summerlin Community Hub
Master-plan overview, every Summerlin village, guard-gated community guides, and side-by-side comparisons in one place.
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Best Las Vegas Neighborhoods 2026
The valley ranked by buyer type — families, first-timers, luxury, retirees — before you tour.
Read →Sources & Methodology
Where Does This Fairway Hills at The Ridges Data Come From?
Every statistic here comes from a primary or government dataset, refreshed monthly. One honesty note: the MLS reports at ZIP level, and ZIP 89135 is broader than the 127-unit enclave — area figures are labeled as such, and per-plan estimates are modeled from the verified $927K–$2.8M resale range. Follow any link to verify.
- NREG analysis of Las Vegas REALTORS MLS data (via Repliers) — Median list and sold prices, days on market, and closing counts for ZIP 89135 (Summerlin South). NREG market report
- U.S. Census Bureau — Summerlin South CDP population, income, age, and housing data (ACS 2020–2024 5-year estimates; Fairway Hills at The Ridges is not tabulated separately). data.census.gov
- City of Las Vegas — Municipal services, parks, zoning, and short-term rental rules covering the Summerlin South and Ridges area. lasvegasnevada.gov
- Clark County Assessor — Property tax rates, assessed values, parcel data and tax-abatement eligibility. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.4723 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
- FBI Uniform Crime Reporting (UCR) — Las Vegas metropolitan violent and property crime rates, national comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
- GreatSchools.org — K-12 school ratings including Goolsby ES, Fertitta MS, Palo Verde or Durango HS (verify zoning), and private/charter options nearby. greatschools.org
- Nevada Report Card — State accountability data used to cross-check school ratings. nevadareportcard.nv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
Methodology: Listing counts, prices and days on market are NREG's analysis of Las Vegas REALTORS MLS data received through the Repliers feed; this page refreshes them about once a day, and each market figure carries its date or window. Census and BLS figures are the published vintage named beside them and change only when the agency releases new estimates. Confirm details for a specific home with its listing and the responsible agency.
Updated: October 2026 · Next update: November 15