The Ridges is the guard-gated custom-home enclave at the top of the Summerlin market. It sits on roughly 793 acres in Summerlin South, against the foothills west of Downtown Summerlin, and it is where most of the valley’s highest-priced resales happen in any given year. Inside the gates you will find a set of distinct custom and semi-custom neighborhoods, each with its own architecture, lot sizes and sub-association.
I think of The Ridges less as one neighborhood and more as a collection of small luxury markets. A home in one enclave can sell for twice what a similar-size home sells for a quarter mile away, so pricing here is about the specific street, view corridor and build quality, not a community-wide average.
The Ridges Snapshot, Fall 2026
Sales data: 9 closed sales, July through September 2026, Las Vegas REALTORS MLS; median 77 days on market and $699 per square foot. Guard-gated. ZIP 89135. HOA figures are approximate.
Who The Ridges Fits Best
The Ridges fits buyers who want privacy, a staffed guard gate, room for a true custom home and some of the best Strip and mountain views in the valley, all within a few minutes of Downtown Summerlin and Red Rock Canyon. It draws a lot of buyers relocating from California and other high-cost states, along with local buyers moving up from elsewhere in Summerlin.
Homes and Price Ranges in The Ridges
| Home Type | Approximate Price Range | What to Know |
|---|---|---|
| Attached and smaller semi-custom homes | Under $1.5M | The entry point into the gates; limited inventory |
| Semi-custom single-family | $1.5M to $3M | Builder-designed enclaves with consistent architecture |
| Custom estates | $3M to $8M | Larger lots, view corridors and full custom builds |
| Trophy properties | $8M+ | The valley’s top resales; usually marketed quietly as well as on MLS |
Ranges are approximate. From July through September 2026, sales ran from about $1.05 million for attached homes to $11 million for a custom estate (Las Vegas REALTORS MLS).
The Golf Course Change
The Ridges was long known for Bear’s Best, the course that recreated famous Jack Nicklaus holes. In 2025 the course sold for about $30.5 million and closed to public play in June 2025, and it is being converted to a private club. For homeowners on or near the course, that shift from public to private golf is worth watching, because private clubs often support values for fairway homes. If you are buying a golf-frontage home, ask me what we know about the club’s membership structure before you write an offer.
What Is Coming Next Door
Astra, a 171-acre guard-gated custom enclave with about 167 lots, is the first new custom-home community in Summerlin since The Ridges, with homes expected to top $10 million. New ultra-luxury supply nearby tends to lift buyer attention for the whole west side, and it also gives buyers one more option to compare against, which matters when pricing a Ridges resale.
Costs to Plan For
Ridges owners pay the Summerlin South master assessment ($76 per month in 2026) plus a sub-association fee for their enclave. Combined dues range from roughly $400 to more than $1,400 per month, with a median near $720. Property taxes are a meaningful line item at this price point, so I build them into every buyer’s budget. See my Las Vegas and Henderson HOA guide for what to review in the resale documents.
Selling a Home in The Ridges
Luxury sellers in The Ridges are competing with a small pool of buyers who tour everything, including Red Rock Country Club, The Summit Club and new custom builds. In a market with rising inventory, the homes that sell are the ones with a clear story: the view, the architecture, the updates and why this home beats the alternative across the street. My marketing package for listings like these includes professional photography, video, a 3D tour and targeted out-of-state advertising. You can request a pricing consultation any time.
Frequently Asked Questions About The Ridges
Is The Ridges in Summerlin guard-gated?
Yes. The Ridges is a guard-gated community in Summerlin South with staffed entry.
How much do homes cost in The Ridges?
From July through September 2026, nine homes closed in The Ridges, from about $1.05 million to $11 million, with a median of about $3.02 million (Las Vegas REALTORS MLS).
What happened to Bear’s Best golf course in The Ridges?
Bear’s Best sold for about $30.5 million, closed to public play in June 2025 and is being converted into a private golf club.
What are HOA fees in The Ridges?
Owners pay the Summerlin South master assessment plus a sub-association fee. Combined dues generally run from about $400 to more than $1,400 per month depending on the enclave.
What ZIP code is The Ridges in?
The Ridges is in ZIP code 89135 in Summerlin South, in unincorporated Clark County.
Buying or Selling in The Ridges?
Luxury homes in The Ridges need precise pricing and a marketing plan that reaches buyers before they look elsewhere. Call or text me at 702-960-2289 for a private consultation.
Contact JasonSearch Summerlin Homes