Published April 30, 2026 · Last updated April 30, 2026 · By Chris Nevada
Direct Answer: The Ridges is an ultra-luxury guard-gated community within Summerlin, featuring approximately 700 homesites on lots ranging from half an acre to over 1.5 acres. Home prices range from $2 million for smaller estate homes to $15 million+ for custom compounds on premium view lots. The community is divided into six sub-neighborhoods, each with distinct architectural character. The Ridges has experienced 19.4% appreciation over the past two years, driven by California wealth migration and limited remaining lot inventory. Average price per square foot is $420, the highest in the Las Vegas valley.
Key Takeaways
- Approximately 700 homesites on lots from 0.5 to 1.5+ acres, with limited remaining buildable lots (Las Vegas Realtors)
- Home prices range from $2 million to $15 million+, with an average price per square foot of $420 (Greater Las Vegas Association of Realtors)
- 19.4% total appreciation over the past two years, the strongest performance in the Las Vegas luxury segment (Las Vegas Realtors)
- 24/7 guard-gated security with a secondary gate for each sub-neighborhood (Clark County)
- California buyers account for approximately 40% of Ridges purchases in 2025-2026 (National Association of Realtors)
What Makes The Ridges Special?
I've sold luxury real estate in Las Vegas for 35 years, and The Ridges stands alone at the top. Located in the western reaches of Summerlin, the community occupies elevated terrain at the base of Red Rock Canyon, providing the most dramatic views in the Las Vegas valley.
Every home in The Ridges looks out onto something extraordinary. East-facing lots command panoramic views of the Las Vegas Strip and the valley floor. West-facing lots look directly into the red sandstone formations of Red Rock Canyon. Some premium lots offer both.
The community's exclusivity isn't just about price. It's about privacy, architectural standards, and a curated residential experience that no other Las Vegas community can match.
What Are the Sub-Neighborhoods Within The Ridges?
The Ridges is organized into six distinct sub-neighborhoods, each with its own secondary gate:
| Sub-Neighborhood | Lots | Lot Size Range | Price Range | Character | |---|---|---|---|---| | Cloud Chaser | ~80 | 0.5-1.0 acres | $2M-$5M | Modern desert contemporary | | Falcon Ridge | ~90 | 0.5-0.8 acres | $2M-$4.5M | Mediterranean and transitional | | Silver Ridge | ~110 | 0.4-0.7 acres | $1.8M-$4M | Elegant estates | | Promontory Ridge | ~85 | 0.6-1.2 acres | $3M-$8M | Premium elevated lots | | Bear's Best | ~120 | 0.3-0.6 acres | $1.5M-$3.5M | Golf course frontage | | Arrowhead Ridge | ~70 | 0.8-1.5+ acres | $4M-$15M+ | Ultra-premium compounds |
Each sub-neighborhood has distinct design guidelines that ensure architectural harmony while allowing individual expression. The result is a community where every home feels intentional and every streetscape is visually stunning.
What Do Homes in The Ridges Look Like?
Architectural styles in The Ridges have evolved from the Mediterranean influences of early phases to the desert modern aesthetic that dominates new construction. Today's Ridges homes typically feature:
- Desert modern architecture: Clean lines, flat or low-slope roofs, floor-to-ceiling glass, natural stone and steel accents
- Indoor-outdoor living: Retractable glass walls, covered outdoor living rooms, fire features, and infinity-edge pools
- Grand scale: Homes range from 4,000 to 15,000+ square feet, with most in the 5,000-8,000 sqft range
- Smart home integration: Whole-home automation for lighting, climate, security, audio/video, and motorized shades
- Motor courts and garages: 3 to 8+ car garages with climate control, often including car lifts
- Resort-style pools: Infinity edges, swim-up bars, grottos, and integrated spa features
| Feature | Typical Ridges Home | Typical Summerlin Home | |---|---|---| | Lot Size | 0.5-1.5 acres | 0.1-0.25 acres | | Home Size | 5,000-10,000 sqft | 2,000-3,500 sqft | | Price/SqFt | $420 | $275 | | Garage | 3-6 cars | 2-3 cars | | Pool | Resort-style | Standard | | Security | Dual-gated, cameras | Community gate or none |
Who Lives in The Ridges?
The Ridges attracts a specific buyer profile:
- California transplants (40%): High-net-worth individuals relocating from Beverly Hills, Newport Beach, Atherton, and other premium California markets. They're drawn by the tax savings and comparable luxury lifestyle.
- Business owners and executives (25%): CEOs, founders, and partners who want privacy and a prestigious address.
- Professional athletes and entertainers (10%): Multiple current and former professional athletes and entertainment industry figures own in The Ridges.
- Retirees from luxury markets (15%): Downsizing from larger estates in other states while maintaining a luxury lifestyle.
- International buyers (10%): High-net-worth individuals from Asia, the Middle East, and Europe seeking a U.S. luxury residence.
How Has The Ridges Market Performed?
The Ridges has been the top-performing luxury market in Las Vegas:
- 2-year appreciation: 19.4%
- 5-year appreciation: 48%
- Average days on market: 45-75 days for well-priced properties
- Annual sales volume: 35-50 transactions
- Cash buyer percentage: 70%+
The limited number of remaining buildable lots is creating genuine scarcity. As The Ridges approaches buildout, resale values are being supported by the reality that new Ridges homes simply cannot be built in significant numbers going forward.
What Does It Cost to Build Custom in The Ridges?
For buyers who want to build custom, here's what to expect:
- Lot purchase: $1.5 million to $5 million+ depending on size and views
- Construction cost: $350 to $600+ per square foot for high-end custom
- Architecture and engineering: $150,000 to $500,000+
- Landscaping: $200,000 to $800,000+
- Pool and outdoor features: $150,000 to $500,000+
- Timeline: 14 to 24 months from groundbreaking to move-in
A 7,000 sqft custom home on a $3 million lot with $500/sqft construction would have an all-in cost of approximately $7 million including soft costs and landscaping. This compares favorably to purchasing an equivalent resale home at market prices.
For custom build guidance, contact Nevada Real Estate Group.
What Are the HOA Rules and Fees?
The Ridges has a master HOA plus sub-neighborhood HOAs:
- Master HOA fee: Approximately $350-$450/month
- Sub-neighborhood HOA: Varies, typically $100-$200/month additional
- Total monthly: $450-$650 depending on sub-neighborhood
HOA fees cover guard gate staffing, common area maintenance, landscaping of community areas, and community amenities. Architectural review is strict, with detailed design guidelines governing everything from exterior colors to landscaping to fence materials.
The strict architectural standards are a feature, not a bug. They protect property values by ensuring that every home meets the community's aesthetic standards. Buyers who want creative freedom should work with an architect experienced with The Ridges design review process.
How Does The Ridges Compare to MacDonald Highlands?
The two premier luxury communities in Las Vegas are often compared:
- The Ridges: Western Summerlin location, Red Rock Canyon backdrop, more established, higher average price point, limited remaining lots
- MacDonald Highlands: Henderson hills location, DragonRidge Golf Club, more remaining development potential, slightly lower price point, stunning Strip views from elevation
Both communities are exceptional. My recommendation depends on the buyer's priorities: Summerlin lifestyle and Red Rock proximity favor The Ridges, while Henderson location, golf, and a broader price range favor MacDonald Highlands.
Is The Ridges a Good Investment?
For buyers at this price point, The Ridges has delivered exceptional returns. The 19.4% two-year appreciation and the scarcity of remaining lots suggest continued strong performance. However, ultra-luxury real estate is inherently less liquid than the general market, and buyers should plan on a minimum 3-5 year hold to optimize returns.
The tax advantages of Nevada ownership magnify the investment returns. A California buyer saving $130,000 annually in state income tax effectively earns a 3-4% annual return on a $3.5 million home from tax savings alone, on top of property appreciation.
Browse luxury listings at Nevada Real Estate Group or explore our Summerlin page.
Frequently Asked Questions
Q: How many homes are in The Ridges Summerlin?
The Ridges contains approximately 700 homesites across six sub-neighborhoods. The community is approaching buildout, with limited remaining undeveloped lots. This scarcity is a key driver of resale value appreciation.
Q: What is the cheapest home in The Ridges?
Entry-level pricing in The Ridges starts at approximately $1.8 million to $2 million for smaller homes (4,000-4,500 sqft) in the Bear's Best and Silver Ridge sub-neighborhoods. These represent relative value within the community and often attract buyers looking to enter The Ridges at the most accessible price point.
Q: Are there rentals available in The Ridges?
A small number of Ridges homes are available for long-term rental, typically at $8,000 to $20,000+ per month. Short-term rentals are generally prohibited or heavily restricted by the HOA. Rental activity is limited because most owners are primary residents.
Q: What celebrities live in The Ridges?
While I respect the privacy of all residents, The Ridges is home to several current and former professional athletes, entertainment industry figures, and prominent business leaders. The community's guard-gated security and privacy protections are a primary draw for high-profile individuals.
Q: How do I get approved to buy in The Ridges?
Purchasing in The Ridges requires standard real estate procedures. There is no membership or approval committee for buying. However, any new construction or renovations must be approved through the architectural review committee. Working with an agent experienced in The Ridges streamlines the process.
Q: What is the property tax on a $5 million home in The Ridges?
Property taxes on a $5 million home in The Ridges would be approximately $10,000 to $14,000 annually after Nevada's 3% cap is applied. This is remarkably low compared to other luxury markets: a comparable home in Beverly Hills would carry property taxes of $60,000+, and in Aspen, $30,000+.
Disclaimer: This article is for informational purposes only and does not constitute financial or investment advice. Luxury market data and community details are approximate and sourced from publicly available reports and MLS data.
About the Author: Chris Nevada is the owner of Nevada Real Estate Group at lpt Realty, specializing in luxury real estate across Summerlin and the Las Vegas valley for over 35 years. Chris has extensive experience representing buyers and sellers in The Ridges and other guard-gated luxury communities.
Nevada Real Estate Group | lpt Realty Phone: (702) 935-2963 License: S.181401 8945 W Russell Rd #170, Las Vegas, NV 89148 nevadarealestategroup.com