The Ridges Homes For Sale

KEY TAKEAWAYS

What Should You Know About The Ridges Summerlin at a Glance?

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.

• The market: community median $3.5M with 800+ guard-gated estates ranging $2M–$20M+, the highest per-SF prices in the Las Vegas metro.
• The location: five minutes to Downtown Summerlin, ten to Red Rock Canyon, twenty to the Strip — the trophy west-valley address.
• Best for: executives, high-net-worth professionals, California relocators, and buyers who want Bear's Best golf and canyon views in one estate.
• Built-in scarcity: 793 gated acres with strict Howard Hughes Corporation architectural standards — supply is structurally capped and view lots never return once sold.
• Do your homework: HOA tiers ($500–$1,200/mo combined), architectural review timelines (8–12 weeks), and jumbo financing with reserves all deserve early diligence.

Last updated June 2026 · Sources: LVR, U.S. Census, Howard Hughes Corporation

PRICE DISTRIBUTION

How Many The Ridges Homes Sell in Each Price Range?

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.

Counts reflect the The Ridges community price structure, June 2026 · Links open the live Las Vegas MLS search pre-filtered by price. All sub-$2M activity in ZIP 89135 sits outside The Ridges gates in neighboring Summerlin villages.

SAFETY & CRIME

Is The Ridges Summerlin Safe?

• 24/7Staffed entry gate since 2006Howard Hughes Corporation community standard
• PatrolsRoving security inside 793 acresHOA-funded, per the plan record
• LVMPDCity of Las Vegas police jurisdictionMetro coverage outside the gate
• WalledPerimeter walls + controlled accessEvery visitor verified at entry

Sources: FBI Uniform Crime Reporting (latest available data), City of Las Vegas. Community security details per the Howard Hughes Corporation plan record. Last updated June 2026.

LIVABILITY REPORT CARD

How Does The Ridges Summerlin Score?

The Ridges earns top marks for prestige, safety, schools, and outdoor access — with honest trade-offs on carrying costs and ultra-luxury DOM. Below is our category-by-category report card, the same six factors our agents walk through with every relocating buyer before a first tour behind the gate.

• A+

  Grade A+: Safety

  24-hour staffed gate, roving patrols, perimeter walls, and HOA governance on top of City of Las Vegas police coverage — verified access on every visit.

• A

  Grade A: Schools

  Bonner ES (9/10), Rogich MS (10/10), Palo Verde HS (8/10) per GreatSchools — among the top public campuses in CCSD — plus The Meadows and Bishop Gorman private options nearby.

• C

  Grade C: Cost of Living

  $2M–$20M+ entry plus $500–$1,200/mo HOA is a premium proposition — though far below comparable canyon-view gated estates in California.

• A

  Grade A: Amenities

  Bear's Best Jack Nicklaus golf, Fox Hill Park's adventure playground and disc golf, Summerlin's 150-mile trail network, and Downtown Summerlin's 125+ shops and restaurants five minutes east.

• A+

  Grade A+: Outdoor Access

  Red Rock Canyon National Conservation Area ten minutes away — the 13-mile scenic loop, world-class hiking and climbing, 195,819 acres managed by the Bureau of Land Management.

• A-

  Grade A-: Commute

  Five minutes to Downtown Summerlin, twenty to the Strip, thirty to Harry Reid Airport via I-215 — exceptional for an estate community at the valley's western edge.

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.

POPULATION & GROWTH

How Fast Is the The Ridges Area Growing?

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.

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.

LIVABILITY SCORES

How Does The Ridges Summerlin Score for Livability?

The Ridges scores highest on safety, prestige, school quality, and outdoor access: a 24-hour staffed gate on 793 acres, Rogich MS 10/10 — the top-rated public middle school in CCSD — and Red Rock Canyon ten minutes out. The trade-off is real: $500–$1,200/mo HOA plus jumbo payments. Six livability categories follow.

• 94A+

  Overall Livability

• 90A

  Schools (zoned + private)

• 96A+

  Safety (gated)

• 35C-

  Cost of Living

• 92A

  Amenities

• 88A-

  Location & Access

Scores synthesized from AreaVibes, Niche, and Census data — updated quarterly.

MARKET TRENDS · LAST 12 MONTHS

How Is The Ridges Summerlin Real Estate Market Trending?

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.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How competitive is The Ridges market right now?

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.

Source: Las Vegas REALTORS / GLVAR data + NREG analysis, June 2026. Community-level figures reflect The Ridges plan record; DOM reflects the ultra-luxury resale tier typical of a sub-100-annual-closing community.

Enclave Comparison

How Do The Ridges' Six Enclaves Compare?

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.

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

What's Inside The Ridges' Sub-Enclaves?

BY ZIP CODE

How Does The Ridges ZIP Code (89135) Break Down?

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.

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.

WHY THE RIDGES

Why Does The Ridges Summerlin Stand Apart From Its Peers?

From the staffed gate to the Jack Nicklaus fairways, The Ridges occupies a niche no other Las Vegas community fills. The five advantages below are each tied to a verifiable source — Howard Hughes Corporation, BLM canyon data, CCSD school ratings, NRS 361.471, and FBI crime benchmarks — so you can check every claim.

1. 1

   Nevada's highest per-SF residential prices

   The Ridges commands the highest price per square foot of any residential community in the Las Vegas metro — structural scarcity on 793 gated acres with Howard Hughes Corporation architectural standards.

   LVR MLS · community plan record
2. 2

   Bear's Best Jack Nicklaus golf — inside the gate

   An 18-hole Jack Nicklaus design featuring replicas of his greatest holes, played against Red Rock Canyon views — membership available to residents, never required.

   Bear's Best Las Vegas
3. 3

   Red Rock Canyon panoramas from your backyard

   The 793-acre community backs directly against the Red Rock Canyon National Conservation Area — roughly 195,819 BLM-managed acres — with canyon views from virtually every estate.

   Bureau of Land Management
4. 4

   The best public school zone in Summerlin

   Sig Rogich Middle School rates 10/10 on GreatSchools — the top-rated public middle school in CCSD. Bonner Elementary is 9/10 and Palo Verde High is 8/10.

   GreatSchools · CCSD
5. 5

   Zero state income tax + 3% property-tax cap

   Nevada levies no personal income tax and caps primary-residence assessments at 3% annual growth under NRS 361.471 — a five-to-seven figure annual advantage over comparable California addresses.

   Nevada Revised Statutes 361.471

WHY BUY IN THE RIDGES

What Are the Top 10 Reasons to Buy a Home in The Ridges?

The Ridges case rests on trophy scarcity and natural beauty: 800+ estates on 793 gated acres backing against Red Rock Canyon, the highest per-SF prices in the metro, and property taxes capped at 3% annual growth under Nevada Revised Statutes 361.471 with zero state income tax. Ten sourced reasons follow.

1. 1

   Nevada's most prestigious address

   The Ridges commands the highest per-square-foot prices in the Las Vegas metro — the acknowledged trophy address of Nevada's fastest-growing market.

   LVR MLS data

2. 2

   Red Rock Canyon views from your lot

   The 793-acre community backs against BLM-managed Red Rock Canyon — no development will ever obstruct those canyon panoramas.

   Bureau of Land Management

3. 3

   Bear's Best Jack Nicklaus golf inside the gate

   An 18-hole championship course featuring replicas of Nicklaus's greatest holes, membership optional for residents.

   Bear's Best Las Vegas

4. 4

   Zero state income tax

   Nevada levies no personal income tax — five-to-seven figure annual savings for most relocating California households.

   Nevada Department of Taxation

5. 5

   3% property-tax cap

   Annual primary-residence assessment increases are capped by statute — long-run carrying cost is predictable on even a $10M estate.

   NRS 361.471

6. 6

   24-hour staffed security since 2006

   Staffed gate, roving patrols, and perimeter walls across 793 acres — verified access on every visit.

   Community plan record

7. 7

   Top school zone in Summerlin

   Sig Rogich MS (10/10), Bonner ES (9/10), Palo Verde HS (8/10) per GreatSchools, plus Bishop Gorman and The Meadows on the private side.

   GreatSchools · CCSD

8. 8

   Five minutes to Downtown Summerlin

   125+ shops, restaurants, Las Vegas Ballpark, and the valley's premier open-air shopping and dining district — five minutes from the gate.

   Community plan record drive times

9. 9

   Strict Howard Hughes Corporation architectural standards

   Every exterior change passes Architectural Review Committee — the standards that keep The Ridges cohesive and protect every owner's investment.

   Howard Hughes Corporation

10. 10

    Trophy scarcity on 793 gated acres

    800+ homes is the permanent ceiling — Howard Hughes Corporation has no land left to add more, and canyon-view lots never return once sold.

    Community plan record

THIS WEEKEND'S OPEN HOUSES

Can You Tour The Ridges Homes This Weekend?

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.

RELOCATION TIMELINE

How to relocate to The Ridges Summerlin in 8 steps

From first research to keys-in-hand, here's the 8-12 week timeline most 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.

1. 01

   Pick your enclave and set a budget

   Decide which Ridges you're buying: Bear's Best and Falcon Ridge entry estates from $2M, Promontory and Cloud Chaser mid-tier from $2.5–$3M+, or Topaz Ridge and The Pointe trophy lots from $3.5M–$20M+. Each carries different views, HOA tiers, and renovation lead times.

2. 02

   Get pre-approved — jumbo tier

   Every Ridges home exceeds the conforming loan limit. Secure a jumbo pre-approval with 20–25% down and 12–18 months reserves documented before your first tour — Ridges sellers expect it. VA buyers: confirm no loan-limit cap with your lender.

3. 03

   Hire a Ridges specialist

   With 800+ homes and wide custom variation across six enclaves, view-corridor knowledge and builder provenance matter. Work with an agent who tracks every street, has gate relationships, and accesses off-market inventory.

4. 04

   Tour in person or virtually

   All showings need gate clearance — we coordinate access with same-day notice in most cases. Out-of-state buyers can complete a live video walkthrough first; then fly in for finalist properties only.

5. 05

   Write and negotiate the offer

   Cash is common at the trophy tier. Financed buyers compete with clean jumbo pre-approvals and flexible close timelines. Ask us where each seller's reserve and motivation sit before you write.

6. 06

   Inspection, HOA docs & architectural review

   Order the full resale package early: dues, reserve study, assessment history, CC&Rs, and Architectural Review Committee guidelines. If renovation is in scope, understand the 8–12 week ARC timeline before you commit to a remodel plan.

7. 07

   Clear conditions & fund

   Nevada closes through escrow companies, not attorneys; expect 30–60 days from acceptance to funding on jumbo files (custom estate appraisals sometimes take longer when comps are scarce). HOA questionnaire turnaround adds roughly a week.

8. 08

   Close, move, and register

   Transfer utilities (NV Energy, Southwest Gas, Las Vegas Valley Water District), register gate transponders with The Ridges HOA, then handle Nevada DMV — license within 30 days of residency, vehicle registration within 60.

ECONOMY & JOBS

What Drives The Ridges Economy?

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.

Top The Ridges-Area Employers

• Downtown Summerlin corporate & retail corridorThe west valley's office headquarters and retail employment hub, five minutes from The Ridges gate
• Summerlin Hospital Medical CenterMajor west-valley hospital and medical-office campus, about fifteen minutes away
• Red Rock Resort (Station Casinos)Resort, gaming, and corporate operations adjacent to the Summerlin master plan
• The Strip resort corridorThe metro's hospitality and entertainment employment core, twenty minutes east via Summerlin Parkway
• Clark County School District (west region)Area campuses including Rogich Middle School, Bonner Elementary, and Palo Verde High School
• City of Las VegasMunicipal services and administration for the parent city covering The Ridges

Sources: U.S. Bureau of Labor Statistics, City of Las Vegas. Last updated June 2026.

COMMUNITY COMPARISON

How Does The Ridges Compare to Summerlin, Henderson & Las Vegas?

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.

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.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around From The Ridges Summerlin?

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 from The Ridges

• 5 minDowntown Summerlin (dining & errands)W Charleston Blvd east
• 10 minRed Rock Canyon Visitor CenterW Charleston Blvd west
• 15 minSummerlin Hospital Medical CenterRampart Blvd north
• ~20 minLas Vegas StripSummerlin Pkwy → I-15 south
• 25-30 minDowntown Las VegasSummerlin Pkwy → US-95 east
• ~30 minHarry Reid Intl AirportI-215 south → I-15
• ~50 minMt. Charleston (Spring Mountains)US-95 north → SR-157
• ~40 minHenderson / Macdonald HighlandsI-215 south → I-515 south

Transportation Options

• Driving

  The default and practical choice: Summerlin Parkway, W Charleston Boulevard, and the 215 Beltway connect The Ridges to the rest of the valley quickly. Plan 20 minutes to the Strip, 30 to the airport.

• RTC Transit

  Routes run the Charleston and Summerlin Parkway corridors outside the community, but residents should not plan a car-free life — The Ridges is an estate community built around vehicle access.

• Cycling & Trails

  Summerlin's 150-mile trail network connects through community buffer zones to Red Rock Canyon access points and regional parks. Road cycling to the Red Rock Canyon scenic loop is a legendary local morning ride.

• Rideshare

  Fast and reliable in the Summerlin corridor; airport runs typically cost $45–$65, and gate access for pickups is handled through the visitor entry system like any guest.

Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.

Quick Answer

What down payment do you need to buy in The Ridges Summerlin?

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.

PEOPLE ALSO ASK

What Else Do People Ask About The Ridges Summerlin?

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.

WHY NEVADA REAL ESTATE GROUP

Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?

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.

NEARBY COMMUNITIES

Which Communities Are Within 30 Minutes of The Ridges?

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.

A–Z INDEX

Which The Ridges Sub-Enclaves Can You Explore A–Z?

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.

Sources & Methodology

Where Does This The Ridges Summerlin Data Come From?

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.

1. Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, active and closed counts for ZIP code 89135 and the The Ridges community tier. lasvegasrealtors.com
2. Howard Hughes Corporation — The Ridges master plan record: home count, acreage, sub-enclaves, HOA structure, and architectural standards. summerlin.com
3. U.S. Census Bureau — Las Vegas city population, income, age, and housing data (The Ridges is not separately tabulated). census.gov/quickfacts
4. Clark County School District — School zoning, enrollment, and student-teacher ratio data for Bonner Elementary, Rogich Middle, and Palo Verde High. ccsd.net
5. Clark County Assessor — Property tax rates, assessed values, and parcel data. clarkcountynv.gov/assessor
6. Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us
7. Bureau of Land Management — Red Rock Canyon National Conservation Area acreage, access, and recreation data. blm.gov
8. FBI Uniform Crime Reporting (UCR) — Las Vegas violent and property crime rates, national comparisons. fbi.gov/ucr
9. U.S. Bureau of Labor Statistics — Metro employment, unemployment, and wage data for the Las Vegas MSA. bls.gov
10. GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios — Bonner ES 9/10, Rogich MS 10/10, Palo Verde HS 8/10. greatschools.org
11. Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
12. California Franchise Tax Board — California top marginal state income-tax rate (13.3%) used in Nevada vs. California tax comparisons. ftb.ca.gov

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