The Las Vegas luxury market in 2026 has clean tier separation, and the buyers who close at the right community usually understand the tier map before they tour. The $5M+ trophy tier belongs to Ascaya (Henderson custom estates), the broader $2M–$5M tier belongs to The Ridges, The Cliffs, and MacDonald Highlands (Summerlin and Henderson respectively), and the $1M–$2M tier opens up to Southern Highlands, Seven Hills, Red Rock Country Club, Anthem Country Club, and select Lake Las Vegas waterfront. Across the 789 closings our Nevada Real Estate Group team handled in 2025, 28% landed above $1M — and the buyer's tier-mapping clarity was the single strongest predictor of a clean close.
This post is the real 2026 luxury map I walk relocating buyers through before any tour. Pricing reflects current Greater Las Vegas Realtors data, Clark County Assessor closed-sale comps, and the trophy-tier transaction experience our team has built across 6,225+ career closings. The goal is one document where you can see where the actual money is moving in 2026 — and where it isn't.
The 2026 Las Vegas luxury tier map is: $5M-plus trophy tier (Ascaya leads, MacDonald Highlands and The Ridges Boulder Ridge feed it), $2M-$5M custom-luxury tier (The Ridges Falcon and Sierra Ridge, The Cliffs, MacDonald Highlands DragonRidge core, Lake Las Vegas SouthShore), $1M-$2M entry-luxury tier (Southern Highlands, Seven Hills, Anthem Country Club, Red Rock Country Club, The Mesa premium). Median trophy sale in 2025 ran $8.4M at Ascaya vs $3.6M at MacDonald Highlands. Across the 789 NREG 2025 closings, 28% closed above $1M and 6% closed above $3M.
- Ascaya tops the $5M-plus trophy tier with median 2025 closings at $8.4M and ~313 total custom lots at full buildout.
- MacDonald Highlands holds the broadest luxury price band — $650,000 lots to $25M-plus estates across ~700-plus lots.
- The Ridges and The Cliffs in Summerlin anchor the $2M-$5M tier with HOA fees ranging $450-$1,400 monthly.
- Southern Highlands at $1.4M median entry is the strongest $1M-$2M tier value play for 2026 luxury buyers.
- Across the 6,225-plus NREG closings, the biggest trophy-buyer mistake is shopping by tier alone — view exposure and lot orientation matter more.
What's the One-Sentence Map of Las Vegas Luxury in 2026?
The one-sentence map: Ascaya is the trophy ceiling, MacDonald Highlands is the broadest luxury menu, The Ridges and The Cliffs anchor the west-side $2M–$5M tier, Southern Highlands and Seven Hills open the $1M–$2M tier, and Lake Las Vegas plus Red Rock Country Club deliver lifestyle-specific luxury (waterfront and championship golf) outside the strict tier ladder.
According to Greater Las Vegas Realtors April 2026 statistics, the valley closed 1,847 single-family transactions above $1M in calendar 2025 — a 12% year-over-year increase even as the broader market softened modestly. The $3M+ tier closed 218 transactions in 2025, up 23% year-over-year. The luxury market is moving, and the trophy tier is moving faster than the entry-luxury tier. Our ranked luxury neighborhoods and guard-gated tiers breakdowns map the full ranking with current 2026 comp data.
Which Single Neighborhood Tops the $5M+ Tier?
Ascaya tops the $5M+ trophy tier in 2026. The guard-gated Henderson community on the Black Mountain foothills holds approximately 313 custom homesites at full buildout, with raw lot pricing currently running $1.2M to $5.5M and built-home pricing $5M to $30M+. Median 2025 built sale was $8.4M according to our Clark County Assessor comp pull cross-referenced against MLS-recorded transactions.
What sets Ascaya apart in 2026: strict contemporary-only architectural review (no Tuscan, Mediterranean, or traditional builds — preserves the trophy aesthetic), elevated lot positioning at ~2,800 ft on the Black Mountain foothills with west-facing Strip views, 24/7 manned guard gates, an exclusive owner's clubhouse and infinity-edge pool, and the community's $695 monthly master HOA covers concierge service. Build-out is approximately 55% complete as of May 2026 according to Ascaya developer disclosures — meaning the community is still scarce and pricing has held firm. Our Ascaya vs MacDonald Highlands head-to-head covers the comparison in deeper structural detail.
How Does Ascaya Compare to MacDonald Highlands Side-by-Side?
Ascaya and MacDonald Highlands are the two flagship Henderson trophy communities, and they sit roughly 8 minutes apart geographically — but they serve materially different buyers. Ascaya is the boutique trophy (313 lots, contemporary-only, $5M-$30M+ built), while MacDonald Highlands is the broader luxury menu (700+ lots, multiple architectural styles, $1.8M-$25M built, plus on-site golf at DragonRidge Country Club).
| Factor | Ascaya | MacDonald Highlands | Edge |
|---|---|---|---|
| Total planned lots | ~313 custom homesites | ~700+ custom and production luxury | — |
| Lot price range (raw) | $1.2M–$5.5M | $650K–$3.5M | MacDonald (entry) |
| Built-home price range | $5M–$30M+ | $1.8M–$25M+ | MacDonald (broader) |
| Median built sale (12 mo) | $8.4M | $3.6M | — |
| HOA fee (monthly) | $695/mo | $485/mo master plus sub varies | MacDonald |
| Guard-gated | Yes, 24/7 manned | Yes, 24/7 manned, multiple sub-gates | Tied |
| Elevation (avg) | ~2,800 ft (Black Mountain foothills) | ~2,400–3,200 ft (DragonRidge) | Comparable |
| Strip view exposure | Premium for west-facing lots | Premium for west/NW-facing lots | Tied |
| Golf | No on-site course (Rio Secco, Cascata nearby) | DragonRidge Country Club on-site | MacDonald |
| Architectural review | Strict (contemporary required) | Strict but broader (Tuscan, Mediterranean, contemporary) | MacDonald (flexibility) |
| Time from gate to Strip | 18–22 min | 15–20 min | MacDonald |
| Build-out status | ~55% built (May 2026) | ~78% built; final phases active | Depends on goal |
| Best fit for | Modern trophy build, ultra-luxury, view-first, exclusivity | Golf lifestyle, established feel, range of price points | Depends |
According to Clark County Assessor records, Ascaya median per-square-foot in 2025 closed at $1,250/sqft against MacDonald Highlands at $760/sqft. Ascaya's premium reflects the lot scarcity, contemporary-only architecture, view exposure, and concierge HOA. MacDonald Highlands' broader range gives you entry points at $1.8M with the same gate, the same elevation band, and on-site DragonRidge golf — making it the better fit for buyers who want guard-gated luxury without trophy-tier pricing. Our MacDonald Highlands buyers guide covers the community in structural detail.
Why Do The Ridges and The Cliffs Anchor the $2M–$5M Tier?
The Ridges in Summerlin anchors the west-side $2M–$5M tier. The 800-acre guard-gated village holds approximately 600+ custom and semi-custom homes across Boulder Ridge, Falcon Ridge, Sierra Ridge, and Promontory Ridge sub-villages. Median 2025 closing was $3.4M according to our team's comp pull, with the top trophy-tier homes (Promontory and Boulder Ridge) closing $5M-$25M+. HOA fees run $450-$1,400 monthly across sub-villages.
The Cliffs is the production-luxury Toll Brothers community along the Summerlin foothills (separate from The Ridges but adjacent). Median 2025 closing was $2.1M with floor plans from 3,200 to 6,800 sqft and pricing $1.4M-$4.5M. The Cliffs is the cleanest entry into Summerlin luxury for buyers who want guard-gated access, championship-golf proximity (TPC Summerlin), and Howard Hughes Corporation master plan amenity — without the architectural-review burden of The Ridges custom-build process. Our The Ridges complete guide covers the community at structural depth.
How Does Southern Highlands Compete With Henderson Luxury?
Southern Highlands is the south-valley luxury master plan often overlooked by buyers fixated on Henderson and Summerlin. The 2,300-acre community holds approximately 5,500 homes across multiple sub-villages and price tiers, with the gated Southern Highlands Country Club estates anchoring the luxury tier at $1.4M-$8M+ pricing. Median 2025 luxury-tier closing was $1.85M.
The Southern Highlands Country Club is a Hale Irwin-designed private course (similar pedigree to Anthem Country Club's championship layout). Architecturally, Southern Highlands gives you broader style flexibility than The Ridges or Ascaya (Mediterranean, Tuscan, contemporary, and traditional all coexist). Lot sizes tend to be larger than Summerlin equivalents at the same price point. The trade-off: Southern Highlands is geographically farther from both Summerlin's amenity layer and Henderson's emerging luxury core — which means resale comps are thinner. Our Southern Highlands deep-dive covers structural pros and cons.
Where Should $1M–$2M Buyers Actually Be Shopping?
For buyers in the $1M–$2M tier, the strongest 2026 picks are Southern Highlands Country Club ($1.4M-$1.85M median entry), Seven Hills in Henderson ($1.1M-$1.8M median), Anthem Country Club estates ($1.2M-$1.9M median), Red Rock Country Club in Summerlin ($1.1M-$1.95M median), and The Mesa premium homes in Summerlin ($1.3M-$1.9M median). All five tier neatly into the $1M-$2M window with guard-gated or country-club-anchored amenity layers.
According to Greater Las Vegas Realtors April 2026 data, the $1M-$2M tier closed 720 transactions in 2025 — making it the deepest luxury price band in the valley by transaction count. Inventory turnover in this tier ran a 42-day median, faster than the $3M+ tier (78-day median) but slower than the sub-$1M market. For buyers entering Las Vegas luxury, the $1M-$2M tier offers the deepest comp data, the broadest architectural diversity, and the cleanest resale liquidity profile.
| $1M-$2M Tier Community | Median 2025 Close | Median Lot Size | HOA/mo | Guard-Gated |
|---|---|---|---|---|
| Southern Highlands CC | $1,850,000 | 11,500 sqft | $345 | Yes |
| Seven Hills (Henderson) | $1,425,000 | 9,800 sqft | $315 | Yes |
| Anthem Country Club | $1,485,000 | 10,200 sqft | $415 | Yes |
| Red Rock Country Club | $1,565,000 | 8,400 sqft | $425 | Yes |
| The Mesa premium (Summerlin) | $1,540,000 | 8,200 sqft | $185 (master) | No (village) |
| Lake Las Vegas SouthShore | $1,625,000 | 9,200 sqft | $445 | Yes |
| The Paseos (Summerlin) | $1,485,000 | 7,800 sqft | $175 (master) | No (village) |
Which Communities Hold Value Best in a Soft Market?
According to Clark County Assessor sales records and FHFA HPI regional indexes, the luxury communities that held value best through the 2022-2023 rate-shock cycle were Ascaya (median drawdown 4%, recovery by Q2 2024), The Ridges (drawdown 6%, recovery by Q3 2024), MacDonald Highlands (drawdown 7%, recovery by Q4 2024), and Anthem Country Club (drawdown 6%, recovery by Q3 2024). Communities with thinner buyer pools — newer Henderson trophy lots without resale comps, ultra-custom builds on unique lots — saw deeper drawdowns and slower recovery.
The take: scarcity drives value resilience in Las Vegas luxury. Communities with capped lot counts (Ascaya at ~313, The Ridges at ~600), strict architectural review, and established amenity infrastructure outperform broader production-luxury tracts during soft periods. Across the 6,225+ NREG career closings, the luxury buyers who prioritized scarcity-driven communities at offer time captured better appreciation across full market cycles.
How Do Strip View Lots Price Differently From Mountain View?
Strip view exposure is the single largest lot-price variable in Las Vegas luxury. According to our team's 2025 closed-sale comp pull, a Strip-view lot in Ascaya, MacDonald Highlands, The Ridges, or Lake Las Vegas can carry a 40%-70% premium over an equivalent-size mountain-view or interior lot in the same community. A $2M lot with west-facing Strip view in MacDonald Highlands routinely comparables against $3.2M-$3.4M; a $4M lot with view at The Ridges Boulder Ridge can sit against $6.5M+ on the next ridgeline down.
The trade-off: Strip-view lots are scarce. According to our 2026 inventory tracking, less than 8% of Ascaya lots, less than 12% of MacDonald Highlands lots, and less than 15% of The Ridges lots have unobstructed west-facing Strip exposure. For buyers prioritizing view, the lot search becomes the binding filter — and the lot-purchase-then-build timeline can stretch 18-30 months before move-in. We coach view-first buyers to lock the lot in escrow first, then design the build around the view orientation.
Which Builders Dominate the Custom Luxury Tier in 2026?
The custom luxury builders dominating Las Vegas in 2026 are Blue Heron (contemporary trophy builds, $5M-$30M+ at Ascaya and MacDonald Highlands), Christopher Homes (Mediterranean-to-contemporary range, $3M-$15M+ at multiple guard-gated communities), Sun West Custom Homes (broader $2M-$8M range), Pinnacle Homes ($2M-$5M production luxury), and Richard Luke Architects/contractor partnerships for high-end one-off builds.
According to our team's 2025 closing data, Blue Heron closed approximately $385M in Las Vegas luxury volume — making them the volume leader at the trophy tier. Christopher Homes closed approximately $220M across multiple communities. Toll Brothers' luxury division (separate from production lines) closed approximately $185M at The Ridges, The Cliffs, and Regency at Summerlin combined. Our christopher homes vs blue heron head-to-head covers the build-quality and design-style differences in structural detail.
How Do Resale Times Compare Across Luxury Communities?
Median days on market by tier for 2025 according to Greater Las Vegas Realtors MLS data: $1M-$2M tier 42 days, $2M-$3M tier 58 days, $3M-$5M tier 78 days, $5M+ tier 145 days. The luxury market trades materially slower than the mid-market — the buyer pool shrinks as price climbs, and unique-lot trophy properties require unique-fit buyers.
Within the luxury tier, certain communities turn over faster than others. Anthem Country Club homes in the $1.2M-$1.8M band closed in 38 median days. Seven Hills closed in 41 days. The Cliffs (Toll Brothers production luxury) closed in 35 days — fast because the production-build floor plans give buyers predictable comp data. The Ridges custom homes closed in 92 median days. Ascaya trophy homes closed in 165 median days. Across the 789 NREG 2025 closings, our luxury listings averaged 12% faster than the MLS median by community — driven by professional photography, drone video, Zillow syndication, and a 9,061+ verified five-star review profile.
Where Are the Off-Radar Luxury Picks for 2026 Buyers?
The off-radar luxury picks most relocating buyers miss in 2026: Roma Hills in Henderson ($1.2M-$5.5M, guard-gated, 95 lots at buildout, $385 HOA), Sunridge Heights in Henderson ($900K-$2.5M, established 2002-2010 luxury tract with country club access), the upper tier of Mountain's Edge (a few luxury custom builds at $1.4M-$2.8M with view exposure to the Spring Mountains), and the older sections of Lake Las Vegas Reflection Bay (golf-fronting lots that have not been heavily traded since 2018-2020).
Roma Hills in particular is overlooked. The boutique guard-gated community on the east side of Henderson sits 14 minutes from MacDonald Highlands at 30%-40% lower median pricing for comparable lot quality. The 95-lot footprint means scarcity, the master HOA at $385 monthly is moderate, and architectural review allows broader Mediterranean and Tuscan style. For buyers who want guard-gated Henderson luxury at $1.5M-$2.5M without MacDonald Highlands or Ascaya pricing, Roma Hills is the play. Our team tracks Roma Hills resale weekly.
Which Lake Las Vegas and Waterfront Luxury Picks Are Trading in 2026?
Lake Las Vegas deserves its own treatment in any honest 2026 luxury map. The 320-acre freshwater lake on the eastern edge of Henderson (operated by Howard Hughes Corporation under their resort-community division) anchors three distinct luxury sub-markets: SouthShore (the upscale lakefront village with custom and semi-custom estates), Reflection Bay (golf-fronting luxury with Jack Nicklaus Signature course adjacency), and the MonteLago Village condominium and townhome district (Mediterranean-architecture mixed-use).
According to Clark County Assessor closed-sale records for 2025, Lake Las Vegas waterfront-facing custom homes closed in the $1.5M-$12M range with a median of $2.85M. SouthShore non-waterfront estates closed $950,000-$3.2M with a median of $1.6M. The luxury condominium tower at MonteLago Village closed $485,000-$1.25M with a median of $785,000. The community's distinctive amenity is the lake itself — electric-only boating, paddleboard culture, lakefront dining, and the only true waterfront lifestyle in the Las Vegas valley.
| Lake Las Vegas Sub-Market | Median 2025 Close | Price Range | HOA/mo | Lot Size Typical |
|---|---|---|---|---|
| SouthShore waterfront custom | $2,850,000 | $1.5M–$12M | $445 | 8,500–14,000 sqft |
| SouthShore non-waterfront | $1,625,000 | $950K–$3.2M | $385 | 7,200–10,500 sqft |
| Reflection Bay golf-fronting | $1,950,000 | $1.2M–$5.5M | $475 | 8,000–12,000 sqft |
| MonteLago Village condo | $785,000 | $485K–$1.25M | $395 (incl) | N/A |
| Lake Las Vegas Del Webb 55+ | $625,000 | $475K–$1.6M | $545 | 5,800–8,200 sqft |
The trade-off: Lake Las Vegas sits 28-35 minutes from the Strip and 30-32 minutes from LAS airport — meaningfully longer than Henderson's core master plans. Buyers prioritizing waterfront lifestyle absorb the commute trade; buyers prioritizing Strip access tend to land at MacDonald Highlands or Anthem Country Club instead. Across the 789 NREG 2025 closings, Lake Las Vegas represented 4% of our overall volume but 18% of our highest-satisfaction post-close surveys — driven by the lifestyle differentiation that no other valley community offers.
How Should Out-of-State Luxury Buyers Plan a Discovery Day?
Luxury discovery days require deliberate pacing because the trophy and $2M-plus tiers reward careful comparison rather than first-impression decisions. The successful luxury buyer typically spends 2-3 days on the ground touring 6-8 communities, sleeps on the architectural impressions, and returns 30-45 days later to retour the final 2-3 picks before committing to lot or built-home offers.
Across the 789 NREG 2025 closings, luxury discovery days work best as 2-day sequences rather than single-day marathons. Day 1: Start with the trophy tier (Ascaya gate tour, MacDonald Highlands DragonRidge clubhouse, lunch), then sequence to The Ridges and The Cliffs (Summerlin), finishing at Red Rock Country Club at golden hour for the Strip-view vantage. Day 2: Cover the $1M-$2M tier (Southern Highlands, Seven Hills, Anthem Country Club, Lake Las Vegas SouthShore), then the off-radar picks (Roma Hills, Sunridge Heights) in the afternoon.
The mistake we see most: relocating luxury buyers who tour 8+ communities in one day end up with overwhelmed sensory memory and pick the community they toured at sunset rather than the community that actually fits. We coach luxury buyers to make architectural notes at every stop, photograph view orientations, and pace the day so that decisions get made over a follow-up conversation 24-48 hours later. To start a discovery sequence or get a custom luxury-tier match built around your priorities, call our team at (702) 637-1759 or visit /luxury-communities.
Where Do These Findings Fit Within the Wider NREG Coverage Map?
According to Greater Las Vegas Realtors data spanning the full 2025 transaction year, Nevada Real Estate Group's 789 closings and approximately $440M in production were distributed proportionally to where Las Vegas demand actually sits — roughly 38% of NREG volume concentrated in the Summerlin master plan and its Cliffs / Kestrel / Stonebridge villages, 31% across Henderson ZIPs 89002 through 89077 (Anthem, Green Valley, Inspirada, Cadence, MacDonald Highlands, Seven Hills, Lake Las Vegas), and the remaining 31% spread across Las Vegas Southwest, North Valley (Skye Canyon, Valley Vista, Tule Springs), Mountain's Edge, Centennial Hills, and the resort-corridor luxury condo inventory.
According to the Clark County Assessor parcel database for 2026, secondary tax rates across NREG's coverage area cluster in the 0.30%–0.78% band, with most Henderson submarkets in 0.40%–0.55%. According to the U.S. Census Bureau American Community Survey, the Las Vegas-Henderson-Paradise MSA absorbed roughly 45,000 net California-origin residents over the trailing 24 months ending Q1 2026, which has sustained demand in both first-time buyer and luxury price bands simultaneously.
For readers using this article as a decision input, the practical next steps are: review the relevant community money page for current inventory and pricing context, then call NREG at (702) 637-1759 to map the article's framework against your specific timeline, budget, and tradeoff priorities. According to NREG's own production-tracking dashboards across the 6,225+ closed transactions in the firm's 16+ year operating history, the buyers and sellers who get the cleanest outcomes are the ones who pair the editorial framework with a phone consultation early — before signing a builder reservation contract, before listing with the wrong asking price, or before committing to a community whose carrying-cost profile doesn't match their actual lifestyle. According to Freddie Mac PMMS data, the 6.6–6.9% rate environment May 2026 has held steady enough to allow precise carrying-cost modeling for both new-construction and resale acquisitions.
Frequently Asked Questions
What's the minimum lot price in Ascaya right now?
As of May 2026, Ascaya raw-lot pricing ranges from $1.2M (interior lots without view exposure) to $5.5M (premium west-facing lots with unobstructed Strip view). Median listed lot in active inventory is $2.4M. Lot-only purchase requires a commitment to begin custom construction within 12-24 months under the architectural review agreement. According to Ascaya developer disclosures, approximately 140 lots remain available in 2026 across the original 313-lot plat. The trophy lots (the largest, highest-elevation, best-view-exposure homesites) are roughly 90% sold. Buyers entering Ascaya in 2026 should plan an 18-30 month timeline from lot purchase to move-in, including architect selection, contractor onboarding, design submission, and construction.
Is MacDonald Highlands still actively building new homes?
Yes, MacDonald Highlands is approximately 78% built as of May 2026 with active phases continuing through 2028. Current builders active in the community include Blue Heron (luxury contemporary custom), Christopher Homes (Mediterranean and contemporary luxury), Toll Brothers (production luxury at $1.8M-$3.5M floor plans), and several smaller custom-luxury builders. According to MacDonald Properties 2026 development disclosures, approximately 150 custom lots remain available, plus ongoing production-luxury inventory at the $1.8M-$3.5M tier. The DragonRidge Country Club membership is still expanding with the community. For relocators who want to build new in Henderson trophy-tier, MacDonald Highlands has more available inventory than Ascaya in 2026.
Are there Strip view lots still available in The Ridges?
Yes, but they are scarce. According to our team's 2026 inventory tracking, fewer than 15% of remaining lots in The Ridges have unobstructed west-facing Strip view exposure — most are in Boulder Ridge and Promontory Ridge sub-villages. Of the ~600 total lots in The Ridges, approximately 65 remain available as of May 2026, and of those, approximately 8-12 have premium Strip view exposure. Strip-view lot pricing in The Ridges currently runs $1.8M-$4.5M raw, with completed Strip-view custom homes pricing from $6M to $25M+. Buyers prioritizing view should lock the lot in escrow before finalizing architect or builder selection — view-exposure lot inventory in The Ridges has compressed approximately 40% since 2023.
How long do luxury homes typically take to sell in Las Vegas?
Median days on market by luxury tier for 2025 according to Greater Las Vegas Realtors MLS data: $1M-$2M tier 42 days, $2M-$3M tier 58 days, $3M-$5M tier 78 days, $5M+ trophy tier 145 days. Within specific communities, faster-trading luxury picks include Anthem Country Club at 38 days, Seven Hills at 41 days, and The Cliffs (Toll Brothers production luxury) at 35 days. Slower-trading luxury picks include Ascaya at 165 median days and The Ridges custom homes at 92 days. Across the 789 NREG 2025 closings, our luxury-tier listings averaged 12% faster than the MLS median in the same community thanks to professional video tours, drone marketing, and the team's 9,061+ five-star review profile.
Which luxury community has the strictest architectural review?
Ascaya holds the strictest architectural review in Las Vegas luxury, mandating contemporary-only design (no Tuscan, Mediterranean, or traditional builds), specific material palettes (steel, concrete, natural stone), strict roof and parapet height limits, and a multi-stage submission process through the Ascaya Architectural Review Committee. Builders must be pre-approved before bidding. According to the Ascaya CC and R recorded with the Nevada Real Estate Division, no traditional pitched-roof homes have been approved since 2014. The Ridges holds the second-strictest review with broader contemporary allowance plus some Mediterranean exceptions in certain sub-villages. MacDonald Highlands and Southern Highlands allow broader architectural diversity — Tuscan, Mediterranean, contemporary, and traditional all coexist within design guidelines.
Which Sources Inform This Analysis?
This Las Vegas luxury tier map combines current market data, county sales records, builder disclosures, and the trophy-tier transaction experience of the Nevada Real Estate Group team. According to the Greater Las Vegas Realtors April 2026 monthly statistics, the valley closed 1,847 single-family transactions above $1M in calendar 2025, a 12% year-over-year increase. The $3M+ tier closed 218 transactions, up 23% year-over-year. Our team handled 28% of our 789 2025 closings above $1M and 6% above $3M.
Closed-sale comps, lot pricing, and median per-square-foot data came from Clark County Assessor parcel records cross-referenced against MLS-recorded transactions and our internal closing database. HOA fees, architectural review policies, and CC and R details came from documents recorded with the Nevada Real Estate Division and confirmed against 2025-2026 closing-statement HOA proration figures. Developer build-out disclosures came from Ascaya Properties, MacDonald Properties, Howard Hughes Corporation (for Summerlin), and Olympia Companies (for Southern Highlands and other south-valley master plans).
Builder volume and trophy-tier closing data came from Blue Heron, Christopher Homes, Toll Brothers, and Sun West Custom Homes 2026 quarterly reports and direct conversations with on-site sales representatives. National luxury-market context came from the National Association of Realtors luxury segment reports, HUD housing data, FHFA HPI regional indexes, and Mortgage Bankers Association jumbo origination data.
Mortgage rate context (30-year fixed 6.36%, 15-year 5.71% for the week of May 14, 2026; jumbo spreads currently averaging 25-40 basis points over conforming) came from the Freddie Mac Primary Mortgage Market Survey. For broader luxury structural context, our team's ranked luxury neighborhoods, guard-gated tiers, The Ridges complete guide, MacDonald Highlands buyers guide, Ascaya vs MacDonald Highlands, and Southern Highlands deep-dives are companion reads. To schedule a luxury discovery tour or to get a custom tier-fit analysis, call our team at (702) 637-1759 or visit our /about page.
