Published May 9, 2026 · Updated May 9, 2026 · By Chris Nevada, Nevada Real Estate Group · NV License S.181401
Direct Answer: The Ridges is a 793-acre, double-gated ultra-luxury community in Summerlin with approximately 380 custom homes and homesites spread across 12 individually gated enclaves. Prices range from $680,000 for Fairway Hills condos to $20 million+ for Azure and Promontory estates. The 2024 median sold price was $4.44 million at $813 per square foot, with the top sale reaching $16 million at 68 Sun Glow Lane, per Las Vegas REALTORS MLS data. The $300 million Amara Golf Club renovation (Jack Nicklaus design, opening 2027) is the largest value catalyst the community has seen in a decade.
Key Takeaways
- The Ridges spans 793 acres at Summerlin's highest elevation with 380 homesites across 12 guard-gated enclaves — the most exclusive residential community in the Las Vegas Valley.
- 2024 median sold price: $4.44 million at $813 per square foot. The top three sales in 2025 ranged from $13.5 million to $16 million, all in the Azure enclave, per Las Vegas REALTORS data.
- The Amara Golf Club (formerly Bear's Best) is undergoing a $300 million renovation with a Jack Nicklaus-designed course, clubhouse, restaurants, and 15 luxury villas — expected to drive 10-15% appreciation along fairway-fronting homesites.
- Entry into The Ridges starts at $680,000-$1.7 million for Toll Brothers Fairway Hills condos, making the community accessible below the $2 million+ threshold for detached estates.
- Double-gated security (community gate + individual enclave gate) and advance-appointment-only showings mean most transactions require a luxury agent with established community relationships.
I have sold over $85 million in Ridges transactions since 2012. This community is not like any other neighborhood in Las Vegas — it operates on its own market dynamics, its own pricing logic, and its own set of buyer expectations. Most of the homes I sell here never appear on public MLS listings. They trade through private networks, off-market introductions, and relationships built over years. This guide covers everything a buyer needs to understand before entering this market.
For context on how The Ridges compares to the valley's other ultra-luxury enclaves, our Ascaya vs MacDonald Highlands analysis covers the Henderson alternatives, and our luxury neighborhoods ranking maps the full luxury landscape.
What Makes The Ridges the Most Exclusive Community in Las Vegas?
Three factors set The Ridges apart from every other luxury community in the valley: elevation, architecture, and scarcity.
Elevation. The Ridges sits at the highest point in Summerlin, directly adjacent to Red Rock Canyon National Conservation Area. Western-facing homes have unobstructed canyon views — no future development can block the sightlines because the land behind them is federally protected. Eastern-facing homes overlook the entire Las Vegas Valley and Strip. This dual-view positioning is unique to The Ridges.
Architecture. The Ridges pioneered desert contemporary architecture in Las Vegas — floor-to-ceiling glass walls, flat rooflines, natural stone and steel, indoor-outdoor living with disappearing wall systems. The community's architectural review board enforces design standards that prevent Mediterranean or Tuscan builds, maintaining a cohesive modern aesthetic that has become the defining visual identity of Las Vegas luxury real estate.
Scarcity. With approximately 380 total homesites and no undeveloped land adjacent, The Ridges is a fixed-supply community. When a home sells, the buyer pool for the next listing shrinks. In 2024, only 52 properties transacted across all 12 enclaves — meaning turnover is roughly 14% annually. At the top end (Azure, Promontory), fewer than 8-10 homes sell per year.
This scarcity drives pricing power. While the broader Las Vegas luxury market saw a Market Action Index of 35 in April 2026 with 34% of listings carrying price reductions, The Ridges' top enclaves trade on independent fundamentals — limited supply, irreplaceable views, and a buyer pool that is not rate-sensitive.
What Are the 12 Guard-Gated Enclaves Inside The Ridges?
The Ridges is not a single neighborhood — it is a collection of 12 individually gated enclaves, each with its own character, price tier, and buyer profile. Understanding the enclaves is the most important step in a Ridges purchase.
Ultra-Luxury Tier ($5M-$20M+)
| Enclave | Homesites | Lot Size | Price Range | Signature Feature |
|---|---|---|---|---|
| Azure | ~120 | 0.25-1+ acre | $5M-$20M+ | Crown jewel; Red Rock Canyon panoramas; top 3 sales in 2025 |
| Promontory | ~40 | 0.5-1+ acre | $5M-$15M+ | Grand-scale estates 6,000-20,000+ sq ft; multiple $10M+ trades |
| The Pointe | 12 | Large custom | $8M-$20M+ | Highest elevation; triple-gated; homes rarely listed publicly |
| Rimrock | 21 | Expansive | $6M-$12M+ | Most private setting; 21 ultra-exclusive homesites |
Premium Tier ($2M-$8M)
| Enclave | Homesites | Lot Size | Price Range | Signature Feature |
|---|---|---|---|---|
| Redhawk | 80+ | 0.33-1 acre | $3M-$8M | Strip + golf course views; established custom builds |
| Falcon Ridge | ~60 | 0.25-0.5 acre | $2.5M-$7M | Recently constructed; adjacent to Club Ridges |
| Arrowhead | ~45 | ~1 acre | $3M-$7M | Largest lots; golf course and Strip panoramas |
| Silver Ridge | 83 | Varies | $2M-$5M | Valley and fairway views; luxury semi-custom |
| Sterling Ridge | ~55 | Varies | $2M-$5M | William Lyon Homes; contemporary semi-custom designs |
Entry Tier ($680K-$3.5M)
| Enclave | Homesites | Type | Price Range | Signature Feature |
|---|---|---|---|---|
| Boulder Ridge | ~40 | Semi-custom | $1.5M-$3.5M | Entry to detached Ridges living |
| Topaz Ridge | ~35 | Partial-custom | $1.5M-$3M | Accessible pricing with Ridges prestige |
| Fairway Hills | 100+ | Condos | $680K-$1.7M | Toll Brothers; 2,000+ sq ft; elevator access |
Source: Nevada Real Estate Group internal records, Las Vegas REALTORS MLS data, Clark County Assessor 2024-2026.
The entry through Fairway Hills is the detail most buyers miss. At $680,000-$1.7 million for a 2,000+ square foot condo with Toll Brothers finishes, a buyer gets full access to Club Ridges amenities, double-gated security, and a Ridges address — without the $2 million+ price tag for a detached home. For buyers who want the lifestyle but not the estate maintenance, Fairway Hills is the smartest entry point.
What Does the Ridges Market Look Like in 2026?
The Ridges market operates differently from the broader Las Vegas residential market. Understanding these dynamics is essential for pricing expectations and negotiation strategy.
The Ridges Market Snapshot (2024-2026)
| Metric | 2024 Full Year | Feb 2026 | Trend |
|---|---|---|---|
| Median sold price | $4.44M | $2.7M* | Entry/mid-tier activity pulling median down |
| Average price/sq ft | $813 | $780-$850 | Stable; ultra-luxury holds above $900/sq ft |
| Total sales | 52 | — | ~14% annual turnover |
| Avg. days on market | 63 | 55-70 | Luxury DOM is 2-3x valley median |
| Top sale | $16M (Azure) | — | Azure dominates the top tier |
February 2026 median reflects seasonal mix and does not indicate price decline. Source: Las Vegas REALTORS MLS, Nevada Real Estate Group transaction data.
Top 2025 Sales in The Ridges:
| Address | Enclave | Sale Price | Sq Ft | Price/Sq Ft |
|---|---|---|---|---|
| 68 Sun Glow Lane | Azure | $16,000,000 | 12,400 | $1,290 |
| 14 Magic Stone Lane | Azure | $14,700,000 | 11,200 | $1,313 |
| 19 Flying Cloud Lane | Azure | $13,500,000 | 10,800 | $1,250 |
Azure's top-tier pricing of $1,250-$1,313 per square foot puts it in the same conversation as Beverly Hills ($1,200-$2,000/sq ft) and Scottsdale's Silverleaf ($900-$1,400/sq ft) — but with Nevada's zero state income tax advantage. A buyer purchasing a $15 million home in Azure instead of Beverly Hills saves approximately $150,000-$200,000 per year in state income tax alone, based on Tax Foundation comparative analysis.
What Is the Amara Golf Club and Why Does It Matter for Home Values?
The Amara Golf Club is the single most significant value catalyst The Ridges has seen in a decade. Formerly known as Bear's Best, the golf course closed in June 2025 for a $300 million renovation that will transform it into one of the premier private golf experiences in the American West.
What is changing:
- Complete course redesign by Jack Nicklaus (replacing the previous tribute-hole format)
- New 45,000+ square foot clubhouse with fine dining, casual restaurants, and event space
- 15 luxury villas integrated into the club campus
- Enhanced practice facilities and member amenities
- Projected opening: 2027
What it means for home values:
Homes with direct fairway frontage in Redhawk, Arrowhead, Silver Ridge, and Falcon Ridge are expected to see 10-15% appreciation above community baseline as the Amara renovation completes. Golf-course-fronting homes in comparable communities (Southern Highlands Golf Club, Red Rock Country Club) carry a 12-18% premium over non-golf lots — and Amara's Nicklaus pedigree positions it above both.
I am advising clients to acquire fairway-fronting lots in The Ridges now, before the Amara opening announcement triggers the next pricing wave. The window for pre-renovation pricing is 2026 — once the course opens in 2027, the premium will be baked in.
What Does Club Ridges Offer Residents?
Club Ridges is the private amenity center available exclusively to Ridges residents. It is not a golf club — it is a lifestyle facility that functions as the community's social anchor.
Club Ridges amenities:
- State-of-the-art fitness center with personal training
- Resort-style pool and spa
- Five lit tennis courts
- Community center with event space
- Private lounge and meeting rooms
- Residents-only access (no public memberships)
The monthly HOA fees ($400-$800+ depending on enclave) cover Club Ridges access, guard gate staffing, common area maintenance, and desert landscaping in shared spaces. The master HOA is managed separately from individual enclave HOAs — buyers should expect two HOA payments: the master Ridges HOA plus the specific enclave HOA.
For buyers comparing The Ridges to MacDonald Highlands or Ascaya, the Club Ridges amenity program is more comprehensive than Ascaya's (which has no clubhouse) but less golf-centric than MacDonald Highlands' DragonRidge Country Club. The Amara Golf Club renovation will close this gap by 2027.
How Do You Actually Buy a Home in The Ridges?
Buying in The Ridges is not like buying in a typical Las Vegas neighborhood. The process has three key differences:
1. Most inventory trades off-market. In my experience, 40-50% of Ridges transactions happen before the property appears on MLS. Sellers in this price tier value privacy — they do not want open houses, public listing photos, or days-on-market tracking. As a buyer, you need an agent who is plugged into the private listing network, not someone who searches public portals.
2. Showings require advance appointments. The double-gated security means you cannot drive through The Ridges on a whim. Every showing must be scheduled through the guard gate with advance notice and the listing agent's authorization. This is a feature, not a bug — it protects the privacy of every homeowner in the community.
3. Architectural review applies to modifications. If you plan to renovate, expand, or even change the exterior landscaping, the Ridges architectural review board must approve your plans before work begins. The review process takes 4-8 weeks and enforces the desert contemporary aesthetic that defines the community. Mediterranean, Tuscan, and Colonial Revival designs are not permitted.
My recommendation for Ridges buyers: Start the relationship before you are ready to buy. Call our team at (702) 637-1759 and tell us your budget, timeline, and enclave preferences. We will add you to our private listing notification list so you see properties before they hit MLS. When the right home surfaces, you will have the context and confidence to move quickly.
How Does The Ridges Compare to Other Ultra-Luxury Las Vegas Communities?
Buyers in the $3 million+ range are typically evaluating three or four communities simultaneously. Here is how The Ridges stacks up against the valley's other premier enclaves:
Ultra-Luxury Community Comparison (2026)
| Factor | The Ridges | MacDonald Highlands | Ascaya | Southern Highlands |
|---|---|---|---|---|
| Location | Summerlin (west) | Henderson (south) | Henderson (south) | SW Las Vegas |
| Elevation | Highest in Summerlin | Hillside Henderson | Highest in Henderson | Valley floor |
| Total homesites | ~380 | ~700 | ~300 | ~4,200 |
| Price range | $680K-$20M+ | $800K-$10M | $2M-$15M | $580K-$4.5M |
| 2024 median | $4.44M | $2.1M | $4.8M | $712K |
| Price/sq ft | $813 | $425 | $680 | $285 |
| Golf | Amara (2027, Nicklaus) | DragonRidge CC | None | Tom Fazio course |
| Gating | Double-gated + enclave | Guard-gated | Guard-gated | Guard-gated + villages |
| Architecture | Desert contemporary (enforced) | Mixed contemporary/Med | Ultra-modern (enforced) | Mixed styles |
| Views | Red Rock Canyon + Strip | Strip + valley | Strip + valley | Golf + mountain |
Sources: Las Vegas REALTORS MLS data, Clark County Assessor, Nevada Real Estate Group transaction records 2024-2026.
The Ridges wins on: scarcity (380 vs 700-4,200 homesites), elevation/views (Red Rock Canyon adjacency is irreplaceable), architectural cohesion (enforced contemporary), and the Amara Golf Club catalyst.
MacDonald Highlands wins on: lower entry price ($800K vs $1.5M for detached homes), active golf program (DragonRidge is already operating), and a larger selection of inventory at any given time.
Ascaya wins on: the most dramatic hillside architecture in the valley, the highest per-sale prices, and the newest construction (most homes built 2018-2025).
For most buyers I work with in this price tier, the decision comes down to views (Red Rock vs Strip), golf (Amara vs DragonRidge vs none), and lifestyle fit. I always recommend touring all three before making a decision — the feeling of driving through each community's gate tells you more than any data point.
Who Is Buying in The Ridges in 2026?
The Ridges buyer profile has shifted meaningfully over the past three years. Based on our transaction data:
California relocators (45% of 2024-2025 buyers). Households leaving Los Angeles, San Francisco, and Orange County for Nevada's zero state income tax. Typical profile: tech executives, entertainment industry professionals, and business owners liquidating California real estate at peak prices and redeploying into The Ridges at 40-60% of their California home value. A buyer selling a $10 million home in Bel Air and purchasing a $6 million home in Azure keeps $4 million in equity while saving $150,000+ per year in state income tax.
Sports and entertainment figures (20%). The Las Vegas Raiders, Golden Knights, and the forthcoming A's franchise have brought athletes, coaches, and front-office executives who need ultra-private, security-conscious residences. The Ridges' double-gated structure and no-public-access policy make it the top choice for high-profile residents. For more on how sports investment drives Las Vegas real estate, see our Las Vegas sports boom analysis.
Second-home and seasonal buyers (15%). Buyers who maintain primary residences in other states but want a Las Vegas presence for entertainment, business, and tax-residency planning. The Fairway Hills condos ($680K-$1.7M) are particularly popular with this group — low maintenance, lock-and-leave, with full Club Ridges access.
Local move-up buyers (20%). Families currently in Summerlin sub-communities (The Hills, Stonebridge, Red Rock Country Club) who are upgrading to The Ridges after a liquidity event (business sale, IPO, inheritance). These buyers know the area intimately and typically target specific enclaves based on view orientation and lot size.
What Should You Expect to Spend Beyond the Purchase Price?
The Ridges is not a community where the purchase price tells the whole cost story. Monthly carrying costs at this price tier are significant, and buyers should model the full picture before committing.
Annual Cost of Ownership: $5M Home in The Ridges
| Expense | Annual Cost | Monthly Equivalent |
|---|---|---|
| Property tax (0.6% effective) | $30,000 | $2,500 |
| HOA (master + enclave) | $6,000-$9,600 | $500-$800 |
| Homeowner insurance (high-value) | $10,000-$18,000 | $833-$1,500 |
| Pool/spa maintenance | $4,800-$7,200 | $400-$600 |
| Desert landscaping maintenance | $3,600-$6,000 | $300-$500 |
| Security system monitoring | $1,200-$2,400 | $100-$200 |
| Total annual (beyond mortgage) | $55,600-$73,200 | $4,633-$6,100 |
Source: Nevada Real Estate Group client cost data 2024-2026, Clark County Assessor effective tax rates.
For a $5 million all-cash purchase (common at this tier — 60%+ of Ridges transactions are cash), the total annual carrying cost of $55,600-$73,200 equates to roughly 1.1-1.5% of the home's value. That is competitive with comparable communities nationally — Scottsdale's Silverleaf runs 1.3-1.8%, and Beverly Hills runs 1.6-2.2% (before California state income tax).
The Nevada tax advantage compounds this further. A buyer earning $1 million annually saves approximately $130,000 per year in state income tax by establishing primary residence in Nevada versus California. Over 10 years, that is $1.3 million in tax savings — enough to cover the entire carrying cost of a Ridges home with surplus.
What Practical Details Should Buyers Know About Living in The Ridges?
Location and commute:
- 5-7 minutes to Downtown Summerlin (retail, dining, Las Vegas Ballpark)
- 20-25 minutes to the Las Vegas Strip via 215 Beltway
- 20-25 minutes to Harry Reid International Airport
- Adjacent to Red Rock Canyon National Conservation Area (hiking, cycling)
Schools:
- Zoned for top-rated Summerlin schools (K-12)
- Private school proximity: The Meadows School (15 minutes), Bishop Gorman (20 minutes)
- Many Ridges families with high-school-age children attend private schools
Property tax:
- Nevada's effective property tax rate: 0.557-0.742%
- On a $5 million home: approximately $27,850-$37,100 per year
- No state income tax on any income, capital gains, or inheritance
Insurance:
- High-value homeowner insurance for $5M+ homes: $8,000-$18,000 per year
- Wildfire proximity to Red Rock Canyon adds a modest brush-fire rider ($500-$1,500/year)
For a comprehensive comparison of all Summerlin villages and their pricing, see our Summerlin housing market report.
What Are the Best Investment Strategies for The Ridges in 2026?
For buyers evaluating The Ridges as a wealth-preservation or appreciation play, three strategies are performing well in the current market:
Strategy 1: Fairway Hills condo entry ($680K-$1.7M). Purchase a Fairway Hills unit as a primary or secondary residence. Enjoy full Club Ridges access and The Ridges address at a fraction of the estate cost. When Amara Golf Club opens in 2027, golf-adjacent units will likely appreciate 8-12% above baseline. This is the lowest-risk entry into the community.
Strategy 2: Pre-Amara fairway lot acquisition ($2.5M-$7M). Acquire a detached home in Redhawk, Falcon Ridge, or Silver Ridge with direct fairway frontage before the Amara course reopens. Comparable analysis from Southern Highlands and Red Rock Country Club shows golf-fronting homes carry a 12-18% premium over non-golf lots once the course is active. At a $4 million purchase, that is $480,000-$720,000 in potential value creation from the golf premium alone.
Strategy 3: Azure trophy hold ($10M+). For ultra-high-net-worth buyers, Azure estates function as trophy assets with strong store-of-value characteristics. The enclave's fixed supply of ~120 homesites, combined with increasing demand from high-tax-state relocators, creates structural price support. Azure's median has increased from $6.2 million in 2019 to over $10 million in 2024 — a 61% increase in five years, outpacing the S&P 500 over the same period.
The common thread across all three strategies: The Ridges is a supply-constrained asset in a market with growing demand. Nevada's zero state income tax continues to attract wealth from California, New York, and Illinois. As long as that migration continues — and every demographic forecast projects it will through at least 2030 — The Ridges' pricing trajectory remains positive.
Q: What is the price range for homes in The Ridges Summerlin?
Prices range from $680,000 for Fairway Hills condos (Toll Brothers, 2,000+ sq ft) to $20 million+ for custom estates in Azure and Promontory. The 2024 median sold price across all enclaves was $4.44 million at $813 per square foot. Entry-level detached homes in Boulder Ridge and Topaz Ridge start at $1.5 million-$3.5 million.
Q: Is The Ridges a good investment in 2026?
Yes. The broader Las Vegas luxury market has appreciated 161% over the past decade, per Las Vegas REALTORS data. The Ridges' fixed supply of 380 homesites, combined with continued migration from high-tax states (California, New York, Illinois), supports sustained demand. The $300 million Amara Golf Club renovation is expected to add 10-15% to fairway-fronting home values by 2027-2028.
Q: How do I see homes in The Ridges?
All showings require advance appointments due to double-gated security. Contact a luxury agent with established Ridges relationships — most homes never appear on public listing sites. Call Nevada Real Estate Group at (702) 637-1759 to schedule a private tour or join our off-market listing notification list.
Q: What are the HOA fees in The Ridges?
Combined master HOA plus enclave HOA fees range from $400 to $800+ per month. Fees cover guard gate staffing, Club Ridges amenity access (fitness center, resort pool, tennis courts), common area landscaping, and shared infrastructure maintenance.
Q: How does The Ridges compare to MacDonald Highlands and Ascaya?
The Ridges is more established (380 homes built) with higher top-end pricing ($16M+ vs $8M-$10M). MacDonald Highlands offers DragonRidge Country Club with an active golf program. Ascaya offers the most dramatic hillside architecture but has fewer than 50 completed homes and no clubhouse. The Ridges' Club Ridges amenity center and upcoming Amara Golf Club give it the most complete lifestyle package. See our Ascaya vs MacDonald Highlands comparison for more detail.
Q: What architectural style is required in The Ridges?
Desert contemporary is the enforced style — floor-to-ceiling glass, flat or low-slope rooflines, natural stone, steel, and concrete. Mediterranean, Tuscan, Colonial, and traditional styles are not permitted. All modifications, expansions, and exterior changes require architectural review board approval (4-8 week process).
Q: Can I build a custom home in The Ridges?
Yes, but available homesites are extremely limited. Most undeveloped lots in Azure, Promontory, and The Pointe have been acquired by builders or private buyers. Contact our team to check current homesite availability — we track both MLS-listed and privately held lots.
Q: What is the Amara Golf Club?
Amara Golf Club (formerly Bear's Best) is a private golf club adjacent to The Ridges undergoing a $300 million renovation designed by Jack Nicklaus. The project includes a complete course redesign, a 45,000+ sq ft clubhouse, restaurants, and 15 luxury villas. Opening is projected for 2027. Membership details have not been publicly released.
Nevada Real Estate Group has no ownership stake in The Ridges, Club Ridges, or Amara Golf Club. All pricing is sourced from MLS data, Clark County Assessor records, and our internal transaction database. Prices and availability are subject to change.
About the Author: Chris Nevada leads Nevada Real Estate Group, the #1 real estate team in Nevada with 150+ licensed agents and 5,770+ verified five-star reviews. Licensed in Nevada (S.181401), Chris has personally closed $85 million+ in Ridges transactions since 2012. For private Ridges showings, call (702) 637-1759 or email info@nevadagroup.com.
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