7/10Goolsby ES
Zoned · The Ridges area (89135)
K-5600 Students18:1
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.
MEDIAN LIST PRICE (FAIRWAY HILLS)
~$1.5M
LVR / GLVAR, June 2026
UNITS IN THE ENCLAVE
127
Community records
ESTABLISHED
2007
Toll Brothers
DAYS ON MARKET (ZIP 89135)
29
LVR / GLVAR sold data, June 2026
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
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 $1,050,000 median list per Las Vegas REALTORS; 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 $1,050,000 per Las Vegas REALTORS; 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 June 2026 · Sources: LVR, U.S. Census, City of Las Vegas
Where Can I Find Fairway Hills at The Ridges Homes for Sale?
ZIP 89135 carried 322 active listings in June 2026 according to Las Vegas REALTORS 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.
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 $1,050,000 figure per Las Vegas REALTORS June 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 Las Vegas REALTORS 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)
By Price Range
Updated daily · 127 active listings · MLS data
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EDUCATION7/10 
10/10
10/10
9/10
10/10
How Are the Schools in Fairway Hills at The Ridges, Summerlin?
Fairway Hills at The Ridges zones to Goolsby Elementary and Fertitta Middle School per CCSD, with high school zoned to Palo Verde or Durango — verify the current HS assignment before offering. The Meadows School and Bishop Gorman anchor the elite private tier nearby. Always confirm CCSD zone boundaries before closing, as assignments can shift between years.
7/10Top Rated
9/10
9/10Doral Academy Red Rock
Charter · Summerlin (10 min)
K-12950 Students18:1
10/10The Meadows School (Lower)
Private · Summerlin (12 min)
K-5400 Students12:1
10/10Alexander Dawson School
Charter · Summerlin (15 min)
K-8500 Students14:1
9/10Faith Lutheran (Lower)
Private · Summerlin area (15 min)
K-5450 Students15:1
10/10Bishop Gorman (Lower)
Private · Summerlin adjacent (15 min)
K-5300 Students13:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Fairway Hills at The Ridges Families?
According to GreatSchools.org, Fairway Hills at The Ridges zones to Goolsby Elementary and Fertitta Middle School, with high school assigned to Palo Verde or Durango — verify with CCSD. Bishop Gorman (A+) and The Meadows School (A+) anchor the elite private tier nearby. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Bishop Gorman HS | Private | 9-12 | 10/10 | Summerlin adjacent · 15 min | $927,000+ |
| 2 | The Meadows School | Private | PreK-12 | 10/10 | Summerlin · 12 min | $927,000+ |
| 3 | Fertitta MS | Public (zoned) | 6-8 | 8/10 | Summerlin South (89135) | $927,000+ |
| 4 | Palo Verde HS | Public (verify zoning) | 9-12 | 8/10 | Verify CCSD before offering | $927,000+ |
| 5 | Doral Academy Red Rock | Public charter | K-12 | 9/10 | Summerlin · 10 min | $927,000+ |
SAFETY & CRIME
Is Fairway Hills at The Ridges Safe?
Direct Answer
Yes. Fairway Hills at The Ridges operates a double-gate system — The Ridges main guard gate plus a Fairway Hills sub-gate — with 24-hour staffing, security patrols, and perimeter walls. Las Vegas tracks below national violent-crime averages in FBI Uniform Crime Reporting comparisons, and nearly two decades of established double-gate operations mean procedures are mature and consistent.
- Two independent guard gates — Ridges gate + Fairway Hills sub-gateCommunity security program
- Guard gate staffing and security patrolsCommunity security program
- Las Vegas violent crime vs national averageFBI Uniform Crime Reporting
- Double-gate operations establishedCommunity records
What Buyers Should Know
Two gates do measurably more security work than one: a buyer turned away at the Ridges main gate never reaches the Fairway Hills sub-gate, and an authorized Ridges visitor must still clear Fairway Hills' own checkpoint to access the 127-unit enclave. Fairway Hills at The Ridges's security program has operated since 2007 with staffed gatehouse protocols, pre-approved visitor lists, and patrol circuits — a mature operation, not a new one still working out procedures.
Beyond the gates, the residential character of Fairway Hills at The Ridges's attached community removes the arterial-road exposure that concentrates incidents in mixed-use corridors. Neighbors know each other, tenure is meaningful given the lock-and-leave buyer pool, and the Ridges surroundings — where adjacent estate neighbors also operate behind the main Ridges gate — reinforce the security envelope.
For buyers wanting additional security intelligence, the Las Vegas Metropolitan Police Department publishes precinct-level crime data covering the Summerlin South area, and the Clark County Sheriff records supplement city reporting. The picture across The Ridges is consistently well below valley-wide averages, with Fairway Hills at The Ridges's double-gate perimeter as an additional structural advantage.
Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas / LVMPD. Last updated June 2026.
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~$1,500,000
Median List Price (Fairway Hills)
$561–$622
Price Per Sq Ft
322
Active Listings (ZIP 89135)
29
Days on Market (ZIP 89135)
- 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
LIVABILITY REPORT CARD
How Does Fairway Hills at The Ridges Score for Livability?
Fairway Hills at The Ridges earns top marks for security, lock-and-leave convenience, and Ridges-address prestige, with honest trade-offs on three-layer HOA costs and the attached-product format for buyers expecting a private yard. Below is our category-by-category report card — the same six factors our agents walk through with every buyer before a first Fairway Hills tour.
Grade A+: Safety
Double-gated — Ridges main gate plus Fairway Hills sub-gate — with 24-hour staffing, security patrols, and perimeter walls. Established operations since 2007 in a community whose neighbors are $2M-plus estate buyers.
Grade B+: Schools
Goolsby Elementary and Fertitta Middle School are the zoned campuses; high school is Palo Verde or Durango — verify with CCSD. The Meadows School and Bishop Gorman anchor the elite private tier nearby.
Grade B: Cost of Living
Entry from $927K with $400–$700-plus/mo three-layer HOA dues covering exterior maintenance — higher than single-HOA enclaves but justified by lock-and-leave upkeep and Ridges prestige. Nevada's zero income tax offsets meaningfully.
Grade A: Amenities
Bear's Best Las Vegas next door, Downtown Summerlin's 125+ shops and restaurants five minutes away, TPC Summerlin eight minutes, Red Rock Canyon ten minutes — a full luxury lifestyle footprint.
Grade A+: Lock-and-Leave
Exterior maintenance, landscaping, and common areas are all HOA-managed — the defining advantage for second-home buyers and snowbirds who spend part of the year elsewhere.
Grade B+: Commute
Summerlin Parkway puts the Strip about 20 minutes away and Harry Reid Airport about 30 via I-215 South — longer than east-side addresses but typical for Summerlin South residents.
Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.
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
DEMOGRAPHICS
Who Lives in Fairway Hills at The Ridges?
According to the U.S. Census Bureau QuickFacts, Las Vegas city holds 656,274 residents with a median household income of $66,820. Community records place Fairway Hills at The Ridges at 127 attached units, estimated household incomes well above $225,000, a high ownership rate, and a notable second-home and part-year resident share tied to the lock-and-leave format.
The Census does not break Fairway Hills at The Ridges out as its own place, so the figures below are Las Vegas citywide — presented honestly as the statistical backdrop. Inside the enclave, our closing data shows a blend of second-home buyers and snowbirds using the lock-and-leave HOA model, California and Pacific-Northwest relocators trading state income tax for Ridges prestige at an attached-product price, and empty nesters downsizing from larger single-family estates in The Ridges or Summerlin.
656,274
vs Clark Co 2,370,114
$66,820
vs Clark Co $74,007
~37
vs Clark Co 38
~$391K
vs Clark Co $391K
~51%
vs Clark Co 59%
~27%
vs Clark Co 29%
~26%
vs Clark Co 27%
2.6
vs Clark Co 2.6
Source: U.S. Census Bureau QuickFacts, Las Vegas city (Fairway Hills at The Ridges is not separately tabulated) · 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 its parent city and surrounding Summerlin continue adding residents. Las Vegas has grown by roughly 120,000 people since 2010 per U.S. Census counts, and Summerlin continues adding residents, keeping demand pressure on Fairway Hills at The Ridges's finite 127-unit double-gated supply.
656,274Las Vegas city residents (Census)
127Units in Fairway Hills at The Ridges enclave
~700,000Las Vegas city projected, 2030
Las Vegas city population trajectory, 2010–2030 (projected)
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 QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate Fairway Hills at The Ridges separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
LIVABILITY SCORES
How Does Fairway Hills at The Ridges Score for Livability?
Fairway Hills at The Ridges pairs A-grade double-gated security, Bear's Best adjacency, and A-plus lock-and-leave convenience with honest trade-offs: $400–$700-plus monthly three-layer HOA dues, a 30-minute airport commute, and attached rather than single-family living. The rings below break the composite into six categories, benchmarked against Census, FBI, and GreatSchools data.
- 90A
Overall Livability
- 85B+
Schools (zoned)
- 97A+
Safety
- 70B
Cost of Living
- 96A+
Lock-and-Leave
- 92A
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
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
vs May 2025
Source: Las Vegas REALTORS
Days on Market
29 median days across ZIP 89135 — thin attached inventory in Fairway Hills means individual unit transactions clear quickly when priced correctly
vs May 2025
Source: Las Vegas REALTORS
Closed Sales / Month
Very thin volume consistent with a 127-unit enclave — individual Fairway Hills transactions are notable market events at the ZIP level
vs May 2025
Source: Las Vegas REALTORS
29
MEDIAN DAYS ON MARKET
$1.05M
ZIP-AREA MEDIAN LIST
322
ACTIVE LISTINGS (ZIP 89135)
< 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 Las Vegas REALTORS. Well-priced units attract motivated buyers who want a Ridges address without an estate commitment; correctly priced listings clear fast.
78Competitive
- 29 daysMedian days on market (sold, ZIP 89135)
- 127Total units in enclave (built out, Toll Brothers)
- 322Active listings (ZIP 89135, June 2026)
- $561–$622/sqftFairway Hills price per sq ft range
Is Fairway Hills at The Ridges Right for You?
Who Should Buy a Home in Fairway Hills at The Ridges?
Fairway Hills at The Ridges is a focused attached luxury play — three Toll Brothers plans from $927K Oakmont entry to $2.8M premium Monterey, all behind two guard gates inside The Ridges. Six buyer profiles below match lifestyles to plans, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Fairway Hills Plans and Buyer Types Are the Best Fit?
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
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 60
Empty Nesters / Downsizers
- No yard work — HOA handles all exterior maintenance
- Bear's Best Las Vegas and TPC Summerlin minutes away
- Downtown Summerlin dining and entertainment five minutes from the gate
- Downsize from single-family estate while keeping The Ridges address
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.
- Empty nesters downsizing — attached Toll Brothers quality without a yard to maintain, Bear's Best next door, and Downtown Summerlin five minutes away.
- 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 361.471
- 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 Las Vegas REALTORS. 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: Las Vegas REALTORS 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
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ 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 Las Vegas REALTORS.
| 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: Las Vegas REALTORS 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.
BY THE NUMBERS
Which Statistics Define Fairway Hills at The Ridges Real Estate?
Eight numbers sourced to Las Vegas REALTORS, the U.S. Census, and community records capture Fairway Hills at The Ridges at a glance: $927K entry into The Ridges, $561–$622 per square foot, 127 Toll Brothers units built 2007, and Bear's Best Las Vegas immediately adjacent.
$927K
Entry resale price for Fairway Hills at The Ridges — the Oakmont plan, the most accessible Toll Brothers unit.
Community records / LVR
$2.8M
Top resale price for premium Monterey units with Bear's Best Las Vegas views.
Community records / LVR
~$1.5M
Median list price for Fairway Hills at The Ridges units — well above the ZIP 89135 median of $1,050,000.
LVR / GLVAR, June 2026
127
Total units in Fairway Hills at The Ridges — fully built out by Toll Brothers, no new attached supply possible in The Ridges.
Community records
2007
Year Toll Brothers completed Fairway Hills at The Ridges — nearly two decades of established double-gate operations.
Community records
$561–$622
Resale price per square foot range across Fairway Hills at The Ridges Toll Brothers plans.
Community records / LVR
Double
Two independent guard gates — the Ridges main gate plus the Fairway Hills sub-gate — unique among attached Summerlin communities.
Community security program
$66,820
Median household income in Las Vegas city, the parent municipality — Fairway Hills at The Ridges residents average far above.
U.S. Census QuickFacts
WHY FAIRWAY HILLS
Why Does Fairway Hills at The Ridges Stand Apart From Its Peers?
Fairway Hills at The Ridges holds ground no newer community can claim at this price in Summerlin. Each of the five advantages is tied to a verifiable source — the Nevada Revised Statutes, FBI crime data, Census, GreatSchools, and Las Vegas REALTORS — so every claim is checkable.
- Community records / Toll Brothers
The only attached product inside The Ridges
Every other Ridges enclave — Promontory, Silver Ridge, Sterling Ridge, Boulder Ridge — is single-family estates. Fairway Hills is the sole condo and townhome option, built by Toll Brothers starting 2007.
- Community security program
Double-gated security
Two independent gate checkpoints — The Ridges main guard gate plus the Fairway Hills sub-gate — provide a security stack no single-gated Summerlin enclave can match at any price.
- Community records
Bear's Best Las Vegas adjacency
Bear's Best Las Vegas, the Jack Nicklaus semi-public course, sits immediately adjacent to Fairway Hills — upper-floor units with course-facing orientation command significant view premiums.
- Community records / HOA program
Lock-and-leave HOA exterior coverage
Three-layer HOA dues cover exterior maintenance, landscaping, and common areas — the defining advantage for second-home buyers and snowbirds who spend months elsewhere each year.
- Las Vegas REALTORS / GLVAR, June 2026
Finite 127-unit supply in a growing market
The enclave is fully built out — no new attached product can be added inside The Ridges while Las Vegas and Summerlin continue adding residents who want this exact lock-and-leave format.
WHY BUY IN FAIRWAY HILLS
What Are the Top 10 Reasons to Buy a Home in Fairway Hills at The Ridges?
Fairway Hills at The Ridges's case rests on double-gated scarcity and lock-and-leave convenience: The Ridges' only attached luxury enclave, property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471, zero state income tax, Bear's Best adjacency, and Toll Brothers condos from $927K to $2.8M. Ten sourced reasons follow.
The only attached product in The Ridges
All other Ridges enclaves are single-family estates from $2M-plus. Fairway Hills is the sole attached entry into The Ridges, built by Toll Brothers 2007 with 127 total units.
Community records / Toll Brothers
Double-gated security
Two independent gate checkpoints — Ridges main gate plus Fairway Hills sub-gate — with 24-hour staffing and patrol circuits operating since 2007.
Community security program
Zero state income tax
Nevada levies no personal income tax — six-figure annual savings for most relocating California luxury buyers at the $927K-plus price tier.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute — predictable carrying costs even in a rising market.
NRS 361.471
Bear's Best Las Vegas next door
Jack Nicklaus's semi-public course sits immediately adjacent — upper-floor Bear's Best-facing units carry meaningful view premiums over interior-oriented units.
Community records
Lock-and-leave exterior HOA coverage
Three-layer HOA dues cover exterior maintenance and landscaping — travel without worrying about yard, roof, or exterior upkeep while you are away.
Community HOA program
Five minutes to Downtown Summerlin
125+ shops and restaurants, Red Rock Casino, and the 106-acre sports complex five minutes from the gate.
Community records
TPC Summerlin golf nearby
PGA Tour venue eight minutes from the gate — world-class golf without a mandatory private membership requirement.
Community records
Red Rock Canyon access
Ten minutes to the Scenic Loop and 195,819-acre National Conservation Area via West Charleston Boulevard.
National Park Service
Built-out 127-unit scarcity
No new attached product can enter The Ridges — every buyer wanting this exact format competes for a fixed 127-unit supply in a growing metro.
U.S. Census / Community records
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.
Quick Answer
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 the Fairway Hills sub-association covering exterior maintenance, guard-gate staffing, and perimeter upkeep. Combined, they typically run $400 to $700-plus per month. Three-layer structures cost more than most Summerlin enclaves but the exterior coverage is the core lock-and-leave value. Pull the full resale package during escrow before your inspection contingency expires.
Moving to Fairway Hills at The Ridges
Should I Move to Fairway Hills at The Ridges in Summerlin?
High-income households from Los Angeles and Silicon Valley find that guard-gated luxury priced beyond reach on the coast is attainable in Summerlin. California's top income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero — that single line, paired with Red Rock Canyon views and 24-hour security, finances most Fairway Hills at The Ridges relocations.
Why California Luxury Buyers Are Choosing Fairway Hills at The Ridges
The tax math is decisive at the luxury tier: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $500,000 saves over $40,000 per year in state income taxes alone. Fairway Hills at The Ridges adds the lock-and-leave luxury argument California's coastal enclaves cannot answer: double-gated Toll Brothers condos and townhomes from $927,000, Bear's Best Las Vegas next door, HOA exterior coverage so you can travel freely, and the Summerlin Parkway connection that puts the Strip twenty minutes from the double gate.
At a $1.5 million budget, Los Angeles buyers are looking at a conventional condo in a competitive suburb without prestige gates or golf adjacency. That same budget in Fairway Hills at The Ridges secures a Toll Brothers Pinehurst or Monterey townhome with Bear's Best Las Vegas views, inside a double-gated Ridges address where neighboring estate buyers pay $2M–$20M — with Downtown Summerlin's 125+ shops and restaurants five minutes from the gate, TPC Summerlin eight minutes away, and Nevada's zero income tax stretching every dollar further.
According to Las Vegas REALTORS, the median list price across ZIP 89135 is $1,050,000. Per the Clark County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of assessed value. FBI Uniform Crime Reporting data places Las Vegas well below national violent-crime averages, and Fairway Hills at The Ridges's double-gated security adds a structural layer above the broader valley-level statistic.
Fairway Hills at The Ridges runs on Summerlin's economic engine: Downtown Summerlin's 125+ shops and restaurants anchor retail employment, Bear's Best Las Vegas and TPC Summerlin draw golf and hospitality spending, Red Rock Canyon drives recreation traffic, and the broader Las Vegas metro's healthcare, tech, and financial-services sectors feed high-income residents who want double-gated lock-and-leave luxury on the western rim.
Cost of Living Snapshot — Fairway Hills at The Ridges, NV vs. Los Angeles, CA
Day-to-day costs run meaningfully lower than coastal California across every category that matters at the luxury tier. Nevada has no state income tax and no personal property tax on vehicles beyond registration. The category that flips hardest is the one luxury buyers care about most: a guard-gated estate with Red Rock Canyon views that costs $1–3 million here easily exceeds $5–10 million in comparable coastal gated communities.
| Metric | Fairway Hills at The Ridges, NV | Los Angeles, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Double-Gated Luxury Entry Point | $927K (Fairway Hills at The Ridges) | $2M+ typical for comparable prestige gate |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.1% on new purchases |
| Golf Course Adjacency | Bear's Best Las Vegas (next door) | $100K-plus membership or per-round premium |
| Airport Commute | 30 min (Harry Reid via I-215) | 45–90+ min (LAX) |
Figures are approximate, for illustration. Contact our team for current market data.
Fairway Hills at The Ridges Rental Market — Rent vs. Own
Luxury attached units in the Summerlin South double-gated corridor typically rent for $4,000–$7,000 per month, with premium Monterey units carrying the top of that band. Rental vacancy in double-gated Summerlin communities is low — tenant demand from corporate relocators and high-income professionals keeps inventory thin. Short-term rentals may be restricted by the Fairway Hills HOA — confirm rules before underwriting nightly income, and plan for long-term holds as the primary strategy.
Updated June 2026 · Source: Las Vegas REALTORS rental tracking & Nevada Real Estate Group market analysis
Already planning a luxury relocation to Summerlin? Our team specializes in guard-gated communities — virtual estate tours, gate-coordination for showings, jumbo financing referrals, and closing support without requiring multiple cross-country trips.
Start Your Luxury Relocation SearchRELOCATION TIMELINE
How to relocate to Fairway Hills at The Ridges in 8 steps
From first research to keys-in-hand, here's the 8-12 week timeline most Fairway Hills at The Ridges buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.
Pick your plan and set a budget
Decide which Fairway Hills plan fits: $927K–$1.3M Oakmont entry, $1.2M–$1.7M Pinehurst mid-tier, or $1.5M–$2.8M Monterey premium. Factor floor level and view orientation — Bear's Best-facing upper floors command meaningful premiums over interior-oriented units.
Get pre-approved — jumbo aware
Most Fairway Hills at The Ridges purchases require jumbo financing above the $726,200 conforming limit. Work with a jumbo lender who can fully underwrite reserves, asset verification, and debt ratios before you tour — clean offers win in a thin 127-unit inventory market.
Hire a Fairway Hills at The Ridges specialist
Plan type, floor level, view orientation, three-layer HOA sub-association breakdown, and school-zone verification all drive significant value differences between similar-looking units. An agent who knows The Ridges saves real money.
Coordinate both gates and tour
All showings require advance coordination through both the Ridges main gate and the Fairway Hills sub-gate. Nevada Real Estate Group handles all gate arrangements for every Fairway Hills and Ridges enclave showing — call (702) 637-1759 to schedule.
Write and negotiate the offer
Bear's Best-facing upper-floor Monterey units need competitive, clean terms — multiple offers are common on the best-positioned units. Oakmont entry units on lower floors or interior orientations give slightly more room for inspection-based negotiation.
Inspection, three HOA doc sets, and appraisal
Request all three resale packages (Summerlin master, Ridges HOA, Fairway Hills sub) on day one of escrow. For the unit itself: 2007-era construction means HVAC and appliances are approaching or past first-service cycles in some units — budget a thorough inspection.
Clear conditions and fund
Nevada closes through escrow companies, not attorneys; expect 30-45 days from acceptance to funding. Jumbo appraisals on attached luxury units in thin-inventory enclaves can require extended scheduling — start the lender clock early.
Close, move, and register
Transfer utilities (NV Energy, Southwest Gas, City of Las Vegas water), change your address with USPS and financial institutions, then handle the DMV — license within 30 days, vehicle registration within 60.
ECONOMY & 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: LVR, 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) |
| Middle School Zone | Fertitta MS (verify) | Fertitta MS (verify) | Fertitta / verify | Various 7-10/10 |
| 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: Las Vegas REALTORS, U.S. Census QuickFacts. Community income and crime figures are Las Vegas city-wide — the Census and FBI do 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?
A $927,000 entry-level Fairway Hills at The Ridges purchase runs about $6,700 monthly with 20% down at 7% per Freddie Mac's rate survey. The tabs below model your payment, compare renting in the luxury Summerlin corridor, and budget the three HOA layers that make Fairway Hills at The Ridges's carrying costs transparent before you offer.
Payment Estimator
Estimate Your Fairway Hills at The Ridges Payment
$5,755
Estimated Monthly Payment
- Principal & Interest$4,934
- Property Tax$471
- Insurance$150
- HOA$200
- PMI$0
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent in Fairway Hills at The Ridges right now?
Double-gated Summerlin attached rents are firm at the luxury tier, and at current rates the monthly gap narrows significantly once equity and tax effects are counted — for 5+ year holds, a built-out 127-unit enclave with fixed supply and growing demand tilts the math decisively toward owning.
OWN (20% DOWN, 7%)
$6,172 / mo
- Principal & Interest (20% down)
- $4,934
- Property Tax (~0.6%)
- $463
- Homeowners Insurance
- $175
- HOA (Summerlin master + Ridges + Fairway Hills sub)
- $600
- PMI (waived at 20% down)
- $0
5-year net cost:~$230,000
Equity built:~$280,000
RENT (FAIRWAY HILLS-TIER MEDIAN)
$5,000 / mo
- Median Fairway Hills at The Ridges-Tier Rent
- $5,000
- Renters Insurance
- $40
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$360,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a $927,000 Fairway Hills at The Ridges unit for five years nets out considerably cheaper than renting once principal paydown and conservative 3% appreciation are counted — and the owner exits with roughly $280,000 in total equity while the renter exits with none. A built-out 127-unit enclave with no new attached supply gives that appreciation assumption structural support that open-street communities lack.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $600/mo blended HOA, ~7% resale costs.
HOA Fees by Community
HOA Fees by Layer
Fairway Hills at The Ridges operates three HOA layers — the Summerlin master association, the Ridges community association, and the Fairway Hills sub-association. Dues vary by unit and are subject to annual adjustment. Verify exact combined dues, reserves, transfer fees, and special-assessment history with all three resale packages during escrow.
Summerlin Master Association
$50–$100 / mo
Summerlin South Association (master)
$50–$100
Includes:
Trail system maintenance, village parks, community events calendar, master-plan governance
The Ridges Community Association
$100–$200 / mo
The Ridges HOA
$100–$200
Includes:
Ridges main guard gate staffing, patrol circuits, perimeter maintenance, community identity program
Fairway Hills Sub-Association
$250–$450 / mo
Fairway Hills at The Ridges sub-HOA
$250–$450
Includes:
Fairway Hills sub-gate staffing, exterior building maintenance, common landscaping, condo-exterior insurance
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 based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
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 $726,200 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 $1,050,000 per Las Vegas REALTORS, 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 assessed value per the Clark County Assessor, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $1.5 million median Fairway Hills purchase, plan around $7,500 to $10,500 annually. One important note: long-held units often carry abated tax bills — the assessed value resets to current market value after sale, so verify the post-sale figure with the Assessor before building your full ownership-cost budget.
What should I know before buying in Fairway Hills at The Ridges?
Four factors move real money in Fairway Hills at The Ridges. First, 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. Second, 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. Third, gate process: both gates require advance coordination. Fourth, tax resets: long-held units re-assess to current value after sale — verify early in escrow.
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 $726,200 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 June 2026
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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, inside the incorporated boundaries of the City of Las Vegas. 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 $1,050,000 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?
6,225+ closed transactions and $4.1B+ in volume since 2009 — 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 9,061+ verified five-star reviews back the #1 ranking statewide.
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6,225+ closed transactions and $4.1B+ in volume since 2009. In a 127-unit enclave where floor level, view orientation, three-layer HOA breakdown, and school-zone verification drive real value differences, knowing the building matters. Call (702) 637-1759 or tell us what you need and we'll find your Fairway Hills at The Ridges unit.
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) →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.
Read →MARKET HUB
Summerlin Community Hub
Master-plan overview, every Summerlin village, guard-gated community guides, and side-by-side comparisons in one place.
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.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and closing counts for ZIP 89135 (Summerlin South). lasvegasrealtors.com
- U.S. Census Bureau — Las Vegas city population, income, age, and housing data (Fairway Hills at The Ridges is not separately tabulated). census.gov/quickfacts
- 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 post-sale tax-reset records. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — 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 data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026