Nevada's #1 team for The Ridges real estate. Search guard-gated ultra-luxury custom estates, semi-custom homes, and new construction opportunities across Summerlin's most prestigious village.
COMMUNITY MEDIAN (ZIP 89135)
$3.5M
LVR / GLVAR, September 2026
PRICE RANGE
$2M–$20M+
Community plan record
HOMES BEHIND THE GATE
800+
Howard Hughes Corporation
DAYS ON MARKET (LUXURY)
36
LVR / GLVAR via Repliers, as of September 13, 2026
Property research
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Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 20, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
The Ridges pairs 800+ guard-gated custom estates priced $2M–$20M+ across 793 Summerlin acres with the highest per-SF prices in the Las Vegas metro per Las Vegas REALTORS, a 90-day median DOM at the ultra-luxury tier, and average household income above $350,000 per U.S. Census data — five takeaways below unpack the investment case.
Last updated September 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation
The Ridges ZIP code 89135 carries active listings from $2 million to over $20 million, with The Ridges community itself holding 800+ guard-gated estates according to Las Vegas REALTORS MLS data. The eight newest area listings appear below, refreshed daily from the GLVAR MLS feed, and every active listing in The Ridges is searchable in our live portal.
PRICE DISTRIBUTION
Across The Ridges and broader ZIP 89135, the market is concentrated entirely above $2M per Las Vegas REALTORS MLS data. All Ridges estates start at $2M+; the bands below reflect the community's six sub-enclave tiers from entry semi-customs to trophy canyon-view estates.
The Ridges active listings span six named enclaves from $2M to $20M+, each with its own view corridor and architectural character — every link opens our live Las Vegas MLS search, with counts updated daily from Las Vegas REALTORS MLS data.
Six enclaves define The Ridges experience — from Falcon Ridge's established semi-customs to The Pointe's pinnacle custom estates. Each card links to the most relevant hub or live search; call us for current enclave-level inventory and HOA details.
Updated daily · 314 active listings · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by enclave, view tier, price band, and beds — no spam, unsubscribe anytime. With 800+ homes behind the gate and only a handful trading per quarter, the right Ridges estate may appear once or twice per season; alert subscribers see it within hours of MLS activation.
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check CCSD school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
Living in The Ridges means 24-hour staffed gates, custom desert-contemporary architecture, Jack Nicklaus golf, and Red Rock Canyon views from your backyard. The 793-acre community was master-developed by Howard Hughes Corporation beginning in 2006 and sits five minutes from Downtown Summerlin, ten from Red Rock Canyon, and twenty from the Strip — Summerlin's most prestigious address by every measure.
The Ridges is known for its 24-hour staffed gate, custom and semi-custom desert-contemporary estates from roughly 4,000 to 15,000+ square feet, Bear's Best Las Vegas Jack Nicklaus golf, Red Rock Canyon panoramas, and the highest per-square-foot residential prices in the Las Vegas metro.
Executives, high-net-worth professionals, California relocators, professional athletes, and entertainment industry principals who want the valley's absolute trophy address — Bear's Best golf, canyon views, strict architectural standards, and a 24-hour staffed gate on 793 acres.
Mornings on Summerlin's trail network or a round at Bear's Best, five minutes to Downtown Summerlin's 125+ shops and restaurants, ten minutes to Red Rock Canyon's scenic loop, and evenings twenty minutes from the Strip's dining and entertainment — with complete privacy behind the gate.
The Ridges occupies 793 gated acres on the western rim of the Las Vegas Valley in ZIP 89135, backing directly against the Red Rock Canyon National Conservation Area. It sits within the Summerlin master plan, about 20 miles from the Strip and 30 miles from Harry Reid International Airport.
Quick Answer
Yes — if prestige, privacy, and natural beauty top your list. The Ridges pairs a 24-hour staffed gate and 800+ custom estates on 793 acres with the best school zoning in the Summerlin corridor, Bear's Best golf, and Red Rock Canyon panoramas that no other Las Vegas community can replicate. The trade-offs are real — $500–$1,200/mo combined HOA, 8–12 week architectural review for exterior changes, and jumbo financing requirements — but for buyers who value trophy real estate over price per square foot, few addresses in Nevada compete.
Source: Howard Hughes Corporation
According to the U.S. Census Bureau QuickFacts for Las Vegas — the city containing The Ridges — the parent city holds 656,274 residents with a median household income of $66,820. Inside the gates, the profile inverts sharply: community records show roughly 2,500+ residents across 800+ households, a median age near 52, and average household income above $350,000.
The Census does not tabulate the enclave separately, so citywide figures are the statistical backdrop — presented honestly as exactly that. Within the gates, our closing data shows a mix of executives and entrepreneurs, professional athletes and entertainment figures, California relocators trading 13.3% state income tax for Nevada's zero, and a growing cohort of tech-sector principals who have relocated operations to the Las Vegas Valley.
Source: NREG community plan records & U.S. Census Bureau QuickFacts, Las Vegas city (The Ridges is not separately tabulated) · Updated
POPULATION & GROWTH
The Ridges itself is deliberately finished — 800+ homes on 793 acres with Howard Hughes Corporation architectural standards that prevent dilution. Its parent city keeps compounding: Las Vegas has added roughly 72,000 residents since 2010 per U.S. Census counts, and the Summerlin corridor around The Ridges remains the valley's most in-demand luxury address.
Inside the gates, growth is structurally capped: the 793-acre footprint, the Howard Hughes Corporation architectural standards, and the guard gate mean 800+ homes is the permanent ceiling — which is the scarcity argument for ownership. Turnover is thin; The Ridges trades a handful of homes in any quarter, while the surrounding ZIP 89135 corridor provides the liquid benchmark Ridges values are compared against.
Sources: U.S. Census Bureau QuickFacts and City of Las Vegas. Citywide figures shown because the Census does not tabulate the enclave separately; projection reflects recent Las Vegas growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
The charts below show Las Vegas citywide sold medians, market time, and monthly closings from Las Vegas REALTORS MLS data — the liquid benchmark ZIP 89135 trades against. The Ridges itself closes only a handful of estates per quarter, so the cards report ZIP-area context alongside the community's $3.5M median and 90-day ultra-luxury DOM.
Community Median Price
$3,500,000 community median (The Ridges proper), June 2026
Source: Las Vegas REALTORS
Days on Market
90 median days at the ultra-luxury tier; Red Rock view listings with strong provenance move faster
vs September 2025
Source: Las Vegas REALTORS
Price Range
$2M entry to $20M+ custom estate — the widest range of any Summerlin village
vs September 2025
Source: Las Vegas REALTORS
The long view: The Ridges's median sold price rose 77% between 2015 ($333,000) and 2021 ($590,000), across 6,114 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
SCARCE INVENTORY
Market Competitiveness
The Ridges is a deliberate patience market at the ultra-luxury tier: 90 median days from list to contract, a handful of closings per quarter, and buyers who take measured time to find the right estate. This is an 800-home community where $5M+ estates require the right buyer — well-priced Red Rock view lots move faster.
The Ridges is not for every buyer — it is a 793-acre ultra-luxury community where $2M is the floor and $20M+ is the ceiling, carrying costs run $500–$1,200/mo in HOA, and every exterior change goes through architectural review. For the buyer whose priorities match, however, no address in Nevada competes.
Ready to explore homes in The Ridges? Our team knows every enclave, view corridor, and custom builder inside the gate — and we have off-market access that never hits the public MLS.
Start Your Home SearchEnclave Comparison
A like-for-like comparison of The Ridges' six enclaves — entry pricing, view profile, and buyer fit — drawn from the Howard Hughes Corporation plan record and active-listing data via Las Vegas REALTORS. With 800+ homes total, per-enclave medians would be statistical noise, so we publish entry points and lifestyle profiles instead.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| The Pointe | From $5M+ | n/a* | n/a* | n/a* | Custom · Most exclusive |
| Promontory | From $3M+ | n/a* | n/a* | n/a* | Views · Semi-custom |
| Topaz Ridge | From $3.5M+ | n/a* | n/a* | n/a* | Premium lots · Modern |
| Cloud Chaser | From $2.5M+ | n/a* | n/a* | n/a* | New build · Contemporary |
| Bear's Best | From $2M+ | n/a* | n/a* | n/a* | Golf course · Entry tier |
| Falcon Ridge | From $2M+ | n/a* | n/a* | n/a* | Established · Semi-custom |
Source: Las Vegas REALTORS MLS data plus the NREG community plan record, June 2026. Per-enclave $/SF and DOM are intentionally omitted — samples inside one enclave are too small to be meaningful. Community benchmark: $3.5M median, 90-day DOM.
Enclave Deep Dive
Submarket 1
The Ridges' pinnacle: full-custom estates on the most premium lots, many with panoramic Red Rock Canyon views and the largest footprints in the community. Sales are infrequent, individually negotiated, and often off-market — comp selection here is art, not spreadsheet work.
Browse The Pointe homes →Submarket 2
Elevated lots with sweeping views of both the Las Vegas Valley and Red Rock Canyon, in a desert-contemporary architectural aesthetic. Promontory is where buyers who want canyon panoramas without The Pointe price tag typically land.
Browse Promontory homes →Submarket 3
Premium lots with unobstructed views and a modern design program. Popular with buyers seeking custom-build opportunities and buyers comparing new-build potential to resale value in nearby villages.
Browse Topaz Ridge homes →Submarket 4
Newer construction with modern desert-contemporary design: open floor plans, floor-to-ceiling glass, and clean-line architecture. The go-to sub-enclave for buyers who want the Ridges address in a fresher build.
Browse Cloud Chaser homes →Submarket 5
Homes along the Bear's Best fairways with direct course and mountain views — the most accessible price point inside The Ridges, popular with golf-first buyers who want the amenity at their back door.
Browse Bear's Best homes →Submarket 6
The Ridges' earlier phase, with mature landscaping, established custom homes, and 20 years of desert character. Buyers who value a finished, tree-lined feel over brand-new shell typically discover Falcon Ridge first.
Browse Falcon Ridge homes →Submarket 7
A Jack Nicklaus-designed 18-hole championship course featuring replicas of 18 of his greatest holes worldwide, played against Red Rock Canyon views. Membership is available to residents but never required — the flexibility that makes golf-lifestyle buyers choose The Ridges over mandatory-membership communities.
Browse Bear's Best Las Vegas — The Ridges Golf Anchor homes →STILL DECIDING?
BY ZIP CODE
The Ridges sits entirely in ZIP code 89135, which also covers other Summerlin villages. The table below contextualizes The Ridges within its ZIP, from the ultra-luxury estates inside the gate to the neighboring Summerlin communities sharing the postal code — the spread illustrates why The Ridges commands a premium within its own ZIP.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89135 | The Ridges — guard-gated custom & semi-custom estates | $2M–$20M+ (plan range) | Highest in LV metro | ~90 days (ultra-luxury) | 800+ homes (plan count) | n/a* |
| 89135 | Red Rock Country Club (adjacent guard-gated golf) | From $1.2M | n/a* | varies | — | n/a* |
| 89135 | Summerlin West villages (mixed mid-to-upper range) | From $700K | n/a* | 21 (citywide) | — | n/a* |
| 89135 | Downtown Summerlin area (retail corridor) | n/a (commercial) | n/a | n/a | — | n/a |
| 89135 | Full ZIP benchmark — 89135 combined | Varies widely ($700K–$20M+) | — | Varies | Varies by season | n/a* |
Source: Las Vegas REALTORS MLS plus NREG community analysis. *Enclave-level $/SF and YTD changes are intentionally omitted: sub-community samples are too small to be meaningful, so we publish plan ranges and community benchmarks instead. Boundaries per Clark County GIS.
New Construction & Custom Builds
The Ridges operates on a custom and semi-custom model: Howard Hughes Corporation sets the architectural standards, and buyers choose between resale semi-customs, custom lots with approved architects, and luxury design-build firms such as Blue Heron and Sun West Custom Homes. Adjacent Summerlin villages offer production builders at lower price points.
Ultra-Luxury Custom
The Ridges' signature contemporary desert architect and builder
Custom Estate
Full-custom desert contemporary with long Ridges history
Luxury Semi-Custom
Closest luxury production profile for buyers wanting new vs resale
Design-Forward Move-Up
Contemporary architecture buyers cross-shop against Ridges resale
Family & Mid-Market
Broadest new-build selection in the Summerlin corridor
Outdoor Recreation
Red Rock Canyon immediately west, Summerlin's 150-mile trail network, and Bear's Best Jack Nicklaus golf inside the gate — The Ridges offers a natural setting no urban community matches. The Bureau of Land Management manages the 195,819-acre Red Rock Canyon conservation area ten minutes from the gate, with 300 annual sunshine days.
IN-COMMUNITY
The Ridges' anchor amenity: a Jack Nicklaus-designed championship course featuring replicas of 18 of his greatest holes, played against Red Rock Canyon views. Membership available to residents — not required.
10 MIN
The Mojave's signature conservation area — the 13-mile scenic loop, world-class hiking and sport climbing, wildlife viewing, and a visitor center managed by the Bureau of Land Management.
8 MIN
Summerlin's adventure park — zip lines, climbing structures, disc golf, and trail connections inside the master-plan green space.
5 MIN
Walking trails, desert native gardens, and open space threading through the Summerlin trail network adjacent to The Ridges.
5 MIN
The west valley's 125+ shop and restaurant hub — Las Vegas Ballpark, farmers markets, seasonal festivals, and outdoor dining five minutes from The Ridges gate.
AT GATE
Howard Hughes Corporation's 150-mile master-plan trail network connects through The Ridges buffer zones to regional parks and Red Rock Canyon access points.
20 MIN
West-side regional park with soccer fields, aquatics, skate park, and playground — a quick drive east when community trails are not enough.
~50 MIN
The Spring Mountains rise to 11,918 feet less than an hour from The Ridges — skiing in winter, alpine hiking in summer, a true four-season escape.
The Ridges Lifestyle
Three moods within minutes of the gate: an early morning hike on Red Rock Canyon's 13-mile scenic loop just ten minutes away, eighteen holes at Bear's Best inside the community, and dinner at Downtown Summerlin's best restaurants — all per the Howard Hughes Corporation master plan that has connected these amenities since 2006.
THIS WEEKEND'S OPEN HOUSES
Open houses are structurally rare at The Ridges — a 24-hour guard-gated community means most sellers show by appointment only, coordinated through the gate in advance. Set up instant alerts to be notified the moment a Ridges home schedules a showing, or browse every active listing now and let us arrange gate-cleared private tours.
Build a budget around the particular home and your circumstances. Obtain current financing terms, property records and service quotes before comparing the cost of a move. A community average cannot establish your tax bill, insurance premium, association charges or savings.
Ask a tax adviser to review income sources, residency dates and any continuing connections to another state. California-source income can remain taxable after a move; the Franchise Tax Board explains part-year and nonresident rules. A headline tax-rate comparison does not calculate your savings.
Get the exact parcel's current tax bill and assessment record from its county. Confirm the property's abatement status and any effect of new construction, a change in use or your circumstances with the assessor. Do not apply a community-wide percentage to a purchase price or assume a tax cap is automatic.
Use lender estimates, insurance quotes, association documents and utility information for the exact address. Include maintenance, moving expenses and any special assessments in the comparison. Renting and buying involve different costs and obligations; future equity or resale gains are not assured.
Check school assignments for the enrollment year and ask about choice-program applications. Investigate parcel-specific hazards and permitted uses with the responsible agencies. Review travel routes and the features that matter to you instead of relying on a broad safety score or a neighborhood recommendation based on household type.
Discuss the homes, budget and timing you want to evaluate with the team.
Explore relocation planningRELOCATION TIMELINE
Plan the purchase and move around your circumstances and the property's verified requirements. Coordinate the transaction, possession and moving arrangements with the relevant parties. For license and vehicle questions, consult the Nevada DMV new-resident guide. Confirm your own deadlines and any exemptions directly with the agency.
Compare homes using your budget, accessibility needs, desired features and travel routes. Evaluate the particular property and surroundings using your own priorities; a neighborhood label does not establish its suitability.
Ask a lender for terms based on your circumstances and the property. Obtain the parcel tax record, insurance quotes, association charges and other recurring costs; a community-wide estimate cannot establish your payment or approval.
Discuss services, compensation, communication and touring arrangements with the agent. Confirm the details in the applicable agreement before relying on a promised service or access to a property.
Check school assignments with the district for the enrollment year and ask about separate program applications. Review parcel-specific flood, wildfire, utility, zoning and intended-use questions with the relevant agencies and service providers.
Discuss price, deposit, contingencies and the proposed schedule with your agent and lender. The signed contract determines the transaction deadlines; market averages do not promise when an offer will be accepted or a purchase will close.
Arrange appropriate inspections and review disclosures, title information, association documents and financing conditions. Investigate unresolved findings with the relevant specialist before the contractual decision deadlines.
Verify which utilities serve the address, what deposits or appointments are required, and when service can begin. Coordinate access and the moving date with the agreed possession terms and any building or association requirements.
Confirm completion and possession with the closing parties before arranging access. Consult the Nevada DMV's current new-resident guide for license, registration, documentation and exemption requirements that apply to you.
ECONOMY & JOBS
The Ridges runs on a high-net-worth professional economy: executives, entrepreneurs, attorneys, physicians, professional athletes, and entertainment principals rather than any single anchor employer. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro labor market is historically strong, and community records put average household income above $350,000 — roughly five times the Clark County median.
Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.
COMMUNITY COMPARISON
If you're weighing The Ridges against the valley's other luxury addresses, this side-by-side covers the metrics buyers ask about most, updated June 2026. The Ridges wins on prestige and per-SF prices, Summerlin on breadth of choice, Henderson on citywide safety, Las Vegas on selection. Sources are LVR, the U.S. Census, and FBI UCR.
| Metric | The Ridges | Summerlin | Henderson | Las Vegas |
|---|---|---|---|---|
| Community Median Price | $3.5M (The Ridges) | $728K (Summerlin-wide) | $548K | $476K |
| Price Range | $2M–$20M+ | $450K–$5M+ | $350K–$3M+ | $250K–$20M+ |
| Days on Market | ~90 (ultra-luxury) | 21 | 21 | 20 |
| Population | ~2,500+ (enclave) | ~127,000 (Summerlin area) | 331,857 | 656,274 |
| Median Household Income | $350,000+ avg (community) | $95,200 | $88,654 | $66,820 |
| Guard-Gated | 24/7 staffed since 2006 | Select enclaves (The Ridges) | Select enclaves (MacDonald Highlands) | Select enclaves (Queensridge) |
| Golf | Bear's Best (Jack Nicklaus) — in-community | TPC Las Vegas + multiple courses | DragonRidge CC + multiple | Multiple public + private |
| New Construction | Custom lots only | Very High (Summerlin West) | Very High (Cadence, Inspirada) | Moderate |
| Best For | Trophy Prestige · Views · Golf | Selection · Schools · Outdoors | Families · Retirees · Safety | Variety · Urban · Investors |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. The Ridges income and population figures are community plan-record values; city-level demographics are Las Vegas citywide — the Census does not tabulate the enclave separately. Last updated June 2026.
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.
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
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.
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.
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.
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
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.
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.
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.
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
The Ridges sits on the valley's western edge, but Summerlin Parkway and the 215 Beltway make it less remote than the canyon backdrop suggests. Mean Las Vegas commutes run about 25 minutes per U.S. Census ACS data — and most Ridges residents beat that comfortably to Downtown Summerlin and the Strip.
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
Most Ridges purchases close in 30 to 60 days through a Nevada escrow company. Cash offers — common at the $5M+ estate tier — can close in 7–14 days. Jumbo-financed files on full custom estates sometimes need 45–60 days, as comparable sales are scarce and appraisers require extra time. HOA packages add roughly a week.
Quick Answer
Most Ridges buyers put down 20% to 30%. Every home here exceeds the conforming loan limit, so jumbo financing is the rule — on a $3.5 million entry estate, plan roughly $700,000 (20%) to $1.05 million (30%). Lenders typically want 12–18 months of reserves documented on top of the down payment. VA buyers have no loan-limit cap but still need strong asset documentation. Secure your jumbo pre-approval before scheduling tours — Ridges sellers expect it.
The Ridges FAQ — 18 Answers
The Ridges runs from roughly $2 million for resale semi-customs to over $20 million for new custom estates with Red Rock Canyon views, per the community plan record and a $898,550 median tracked by Las Vegas REALTORS. The community commands the highest per-SF residential prices in the Las Vegas metro across 793 gated acres.
Yes — The Ridges is fully guard-gated with a 24-hour staffed entrance and comprehensive security patrols, making it one of the most secure residential communities in Nevada. The 793-acre enclave pairs controlled access with strict HOA governance, a core reason executives, athletes, and entertainment figures choose this address. Plan showings ahead: gate entry requires advance coordination through a licensed agent, which our team handles with same-day notice in most cases.
Bear's Best Las Vegas, a Jack Nicklaus-designed 18-hole championship course anchoring The Ridges, features replicas of 18 of the greatest holes Nicklaus has ever designed — played against Red Rock Canyon views. Membership is available to residents but never required for homeownership, so non-golfers are not forced into club dues. If golf matters, ask us which streets border the fairways before you schedule your first tour.
HOA fees in The Ridges run $500 to $1,200 per month, combining the master Summerlin association fee with The Ridges sub-association fee. That covers 24-hour guard gate staffing, security patrols, common-area maintenance, and community amenities. Exact dues vary by neighborhood and lot, so always request the resale package — current dues, reserve study, and assessment history — during due diligence; our team pulls and reviews it on every Ridges transaction.
The Ridges is zoned to Clark County School District campuses rated among the best in the valley: John W. Bonner Elementary (9/10), Sig Rogich Middle School (10/10 on GreatSchools), and Palo Verde High School (8/10). Private standouts include The Meadows School (A+) and Bishop Gorman High School (A+), with Doral Academy Red Rock (9/10) on the charter side. Verify zoning for a specific address with CCSD before writing an offer.
The Ridges is in Las Vegas — it sits within Summerlin, which falls under the City of Las Vegas and unincorporated Clark County, in ZIP 89135 on the valley's western rim. Henderson's comparable luxury enclaves, such as MacDonald Highlands and Ascaya, sit on the opposite side of the valley. If you're weighing both sides, we can structure tours on opposite flanks of the metro in a single visit.
The Ridges contains six named enclaves: The Pointe (the most exclusive, from $5M+), Promontory (elevated views, from $3M+), Topaz Ridge (premium lots, from $899K+), Cloud Chaser (modern new-build, from $2.5M+), Bear's Best (golf fairway addresses, from $2M+), and Falcon Ridge (established semi-customs, from $2M+). Each carries its own character, view corridor, and architectural profile — our team maps the trade-offs before your first tour.
Property taxes in The Ridges are low by national standards. Nevada's effective 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 $3.5 million Ridges home that means approximately $17,500–$24,500 per year — a fraction of what a comparable gated estate carries in coastal California, where the effective rate runs closer to 1.1%.
The Ridges wins on prestige, views, and ultra-luxury architecture: $2M–$20M+ range, 793 gated acres against Red Rock Canyon, the highest per-SF prices in the metro. Red Rock Country Club (from $1.2M) sits adjacent with two Arnold Palmer courses and a broader price range. Queensridge (from $800K) sits fifteen minutes east — more central, lower entry, mature character but no Red Rock panoramas. Buyers choosing The Ridges are paying for the canyon backdrop and the address, not square footage per dollar.
Strong. The Ridges has appreciated through every market cycle and consistently commands the highest per-square-foot prices in the Las Vegas metro. Limited supply — roughly 800 homes behind one gate with strict architectural control and no land to add more — creates structural price support that luxury buyers consistently pay for. For sellers that scarcity argues for strategic pricing; for buyers it argues against indefinitely waiting for deep discounts.
Custom lot opportunities surface through the resale market in The Ridges, and full custom estates by firms like Blue Heron and Sun West Custom Homes define the community's top tier. Production builder tracts do not exist here. Availability, architectural guidelines, and approved-builder requirements change, so Nevada Real Estate Group tracks current lot inventory and can connect you with qualified custom architects and builders before you commit to a parcel.
The tax case for moving from California to The Ridges is substantial. California's top marginal state income-tax rate is 13.3% per the California Franchise Tax Board; Nevada's is zero. A household earning $600,000 saves roughly $67,000 per year in state income taxes alone. Pair that with a 0.5–0.7% effective property-tax rate capped at 3% annual growth under NRS 361.471, and the carrying cost of a $5M Ridges estate compares favorably to a far more modest California home with equivalent California tax exposure.
Yes, with a licensed agent who coordinates gate entry in advance — there is no public walk-in access. Nevada Real Estate Group handles all access arrangements, typically confirmed before your arrival with same-day notice in most cases. Call (702) 637-1759 a day ahead and we will have the gate expecting you; out-of-state buyers can also complete a virtual tour via live video walkthrough before scheduling a physical visit.
Red Rock Canyon National Conservation Area — roughly 195,819 acres managed by the Bureau of Land Management — sits about ten minutes from The Ridges gate, with the 13-mile scenic loop, world-class hiking, and sport climbing. Fox Hill Park (zip lines, disc golf, adventure playground) is minutes away inside Summerlin's trail network. Downtown Summerlin's Ballpark, restaurants, and farmers-market circuit are five minutes east.
Four things move real money here. First, HOA tiers: $500–$1,200/mo combined, plus any custom-lot CC&R surcharges. Second, architectural review: all exterior changes require The Ridges Architectural Review Committee approval — factor 8–12 weeks into renovation timelines. Third, financing: custom estates well above the conforming limit need jumbo programs with meaningful reserves. Fourth, comps: with 800 homes and wide custom variation, valuation demands judgment — call (702) 637-1759 and we will pull every comparable before you write.
Most Ridges buyers put down 20% to 30% on custom estate purchases. At a $3.5 million median, plan roughly $700,000 (20%) to $1.05 million (30%) — virtually every home here exceeds the conforming loan limit, so jumbo financing is the rule, and lenders typically want 20–25% down plus 12–18 months of reserves. VA loans work for eligible veterans with no loan-limit cap, but even VA lenders want strong assets on a $3M+ purchase. Get pre-approved for a jumbo product before touring — Ridges sellers expect it.
Budget $500 to $1,200 per month combining the master Summerlin HOA and The Ridges sub-association. That range covers 24-hour gate staffing, security patrols, common-area maintenance, Bear's Best Club access programs, and Summerlin master-plan amenities. On a custom-view lot in The Pointe or Topaz Ridge, dues lean toward the top of the band. Always pull the full resale package — dues, reserve study, assessment history, and CC&R addenda — early in escrow so there are no surprises at closing.
Most Ridges purchases close in 30 to 45 days through a Nevada escrow company; cash offers — common at the $5M+ estate tier — can close in 7–14 days. Jumbo-financed files on full custom estates sometimes need 45–60 days because comparable sales are scarce and appraisers require extra time to support value. Architectural review documents and HOA resale packages add roughly a week to escrow timelines. Our team pre-orders every document set at offer acceptance to compress the critical path.
Updated September 2026
STILL HAVE QUESTIONS?
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PEOPLE ALSO ASK
These are the queries Ridges buyers actually type into Google and AI assistants — answered concisely with specifics you can verify: market figures from Las Vegas REALTORS, tax law from the Nevada Revised Statutes, and community facts from the Howard Hughes Corporation plan record.
By per-square-foot pricing, yes — The Ridges consistently commands the highest residential $/SF in the Las Vegas metro, supported by 793 gated acres, Red Rock Canyon views, Bear's Best golf, and Howard Hughes Corporation architectural standards. Individual peak sales in communities like The Summit Club can exceed Ridges transactions, but The Ridges leads on community-wide $/SF.
Executives, entrepreneurs, professional athletes, entertainment industry principals, and high-net-worth California relocators make up the core buyer profile. Average household income tops $350,000 per community records, and 92% of residents own — meaning the community is permanent-resident rather than investor-owned.
Yes — The Ridges is a guard-gated village within the Summerlin master plan, developed by Howard Hughes Corporation beginning in 2006. It sits in ZIP 89135 on the western edge of the Summerlin footprint, adjacent to Red Rock Canyon. The Ridges has its own HOA, architectural standards, and guard gate in addition to the master Summerlin association.
Yes, on available lots through the resale market. Howard Hughes Corporation's Architectural Review Committee must approve all plans, and most custom builds use approved firms like Blue Heron or Sun West Custom Homes. Availability changes — our team tracks current lot inventory and can connect you with approved architects before you commit to a parcel.
About 15–16 miles by road — plan approximately 20 minutes via Summerlin Parkway and I-15 under normal conditions. Harry Reid International Airport runs about 30 minutes via the 215 Beltway. Red Rock Canyon, in the other direction, is only 10 minutes west.
Nevada's effective property-tax rate runs roughly 0.5–0.7% of assessed value per the Clark County Assessor, capped at 3% annual growth for primary residences under NRS 361.471. On a $5 million Ridges estate that's approximately $25,000–$35,000 per year — a fraction of comparable California estate taxes at the 1.1%+ effective rate.
A small number of executive leases surface, but 92% of households own — so rentals are scarce. Short-term rentals are tightly regulated by the City of Las Vegas and restricted by the HOA. Never underwrite vacation-rental income on a Ridges purchase; the community is designed for long-hold ownership, not yield.
Historically yes. The Ridges has appreciated through every market cycle and commands the highest per-SF prices in the Las Vegas metro. Limited supply — 800+ homes on 793 gated acres with Howard Hughes Corporation standards preventing dilution — creates structural price support. View lots with Red Rock Canyon panoramas are the strongest sub-segment; they never return to market once sold at this tier.
WHY NEVADA REAL ESTATE GROUP
Nevada's largest agent team, direct builder relationships at The Ridges, and 9,061+ verified five-star reviews back every transaction. Across 9,600+ closings and $4.85B+ in volume since 2011, our agents have represented buyers and sellers across all six Ridges enclaves — with off-market access and valuation expertise this ultra-luxury community demands.
WORK WITH THE BEST
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
Compare The Ridges with neighboring master plans and guard-gated communities across the west valley. Each card pairs commute time with price positioning — from Red Rock Country Club at $1.2M+ to Queensridge at $800K+ — so you can judge whether a different community offers comparable prestige at a lower entry point.
More Summerlin communities
Shopping the whole city? Browse all Summerlin homes for sale — live MLS listings updated daily.
A–Z INDEX
Six sub-enclaves make up The Ridges' 800+ home community, from Falcon Ridge's established semi-customs to The Pointe's pinnacle trophy estates. Dedicated enclave pages are rolling out — the entries below are indexed alphabetically for orientation, and our team can pull current listings, HOA details, and architectural guidelines for any of them on request.
KEEP LEARNING
These guides extend the research most Ridges buyers do next — understanding Summerlin's full luxury offering, comparing guard-gated options valley-wide, and mapping the buying process for ultra-luxury estates — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET GUIDE
The citywide playbook — pricing, inventory, rates, and where the valley's momentum actually is this year.
Read →LUXURY COMPARISON
How the valley's two luxury poles compare — useful context for judging The Ridges against Henderson's guard-gated communities.
Read →COMMUNITY HUB
All 20+ Summerlin villages, master-plan data, and side-by-side comparisons — the full picture of Nevada's best-selling master plan.
Read →Sources & Methodology
Every statistic on this page is sourced from a primary or government dataset and refreshed monthly. Because The Ridges is only 800+ homes, enclave-level medians would be statistical noise — we deliberately present community-wide benchmarks and plan ranges, never enclave-only claims small samples cannot support. Follow any link below to verify a figure.
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).
Updated: September 2026 · Next update: September 15