The Ridges is the address other Las Vegas neighborhoods get compared to. It sits at the western edge of Summerlin, up against Red Rock Canyon, and it has spent two decades as the place where the valley’s most expensive custom homes get built. In 2026 it is also in the middle of the biggest change it has seen since the first homesites sold: the golf course at its center is reopening in October as a private club.
If you are considering a home here, or you already own one and want to understand what is happening to values, this is what actually matters.
Where The Ridges sits, and why it commands what it does
The Ridges occupies roughly 800 acres in the 89135 zip code, on elevated ground at Summerlin’s western boundary. That elevation is the whole story. Homes here look east across the valley to the Strip and west into the red rock escarpment, and because the community backs onto federally protected land, those views cannot be built out from underneath you. Scarcity of that kind is what separates a $4 million home in The Ridges from a $2 million home two miles east with a similar floor plan.
The community is guard-gated, and most of the individual enclaves inside it are gated again behind their own entries. Lot sizes run from about a quarter acre in the smaller enclaves to more than an acre in the custom sections. Architecture skews contemporary desert modern rather than the Tuscan and Mediterranean styles that define older Summerlin villages, which is part of why The Ridges has held its appeal with buyers relocating from California and the Pacific Northwest.
The enclaves of The Ridges, and roughly what each one costs
People talk about The Ridges as one place, but buying here means choosing among a dozen distinct enclaves with very different price points and very different inventory. Broadly, they fall into three tiers.
The custom estate tier
- Azure — the marquee enclave, roughly 120 homesites on quarter-acre to acre-plus lots. Recent trades have ranged from about $5 million into the high teens.
- Promontory — around 40 homesites on half-acre to acre-plus lots, with multiple sales above $10 million.
- The Pointe — a dozen homesites at the top of the community. Homes here often trade privately and never hit the MLS.
- Rimrock — about 21 homesites, the most secluded position in The Ridges.
The premium tier
- Redhawk, Arrowhead and Falcon Ridge — larger semi-custom and custom homes, generally in the $2.5 million to $8 million band depending on lot and view.
- Silver Ridge and Sterling Ridge — typically $2 million to $5 million, and the enclaves where you are most likely to find something actually available.
The entry tier
- Boulder Ridge and Topaz Ridge — semi-custom production homes, broadly $1.5 million to $3.5 million.
- Fairway Hills — the Toll Brothers attached homes and condominiums, which start well under a million and run past $1.7 million. This is the only realistic way into The Ridges under seven figures, and it is where I take buyers who want the address, the gate and the club access without a custom-home budget.
Ranges above reflect recent sales activity and move with the market. For what is actually available today, see my current Las Vegas listings or call me and I will pull the live enclave-by-enclave numbers.
Amara Golf Club: the biggest change to The Ridges in twenty years
For most of its life, the golf course inside The Ridges was Bear’s Best Las Vegas — a Jack Nicklaus design, open to the public, with replicas of eighteen of his best holes from around the world. In 2024 it was purchased by Mulligan Holdings for a reported $30.5 million, public play ended in June 2025, and the property has been undergoing a redevelopment reported at roughly $300 million.
It reopens this October as Amara Golf Club — private, members-only, with luxury villas following in 2027. Reported membership terms put the initiation around $250,000, rising as membership tiers fill, with monthly dues in the neighborhood of $4,000 and the roster capped at a few hundred.
Three things follow from that, and they matter whether you are buying or selling:
- Membership is not attached to the house. This is the single most common misunderstanding I hear right now. Buying in The Ridges does not convey a club membership, and a seller’s membership does not automatically transfer with the property. If club access is part of why you want to be here, treat it as a separate transaction with its own timeline and its own cost.
- Course-adjacent lots are being repriced. A backyard that fronted a public course and one that fronts a private club are not the same asset. Expect that to show up in comparable sales through 2027 as the club stabilizes.
- Construction is still visible in places. If you tour in the next few months, look at the actual sightline from the property, not the rendering.
What you actually pay to own here
The list price is the beginning of the conversation, not the end. Budget for the following:
- HOA dues. The Ridges carries a master association plus, in most cases, a sub-association for your individual enclave. Combined, owners commonly see something in the range of $400 to $800+ per month, and the custom enclaves sit at the higher end. Get the actual current figures for the specific enclave in writing during due diligence.
- Club Ridges. The community’s private fitness, tennis and pool facility is separate from Amara and comes with its own dues structure.
- Property taxes. Nevada’s effective residential rate is low relative to California, and owner-occupied primary residences are subject to an annual assessment increase cap. On a $4 million home the annual difference against a California equivalent is substantial — it is one of the main reasons my out-of-state buyers end up here.
- Insurance and maintenance. Large glass elevations, resort pools and desert landscape packages carry real annual cost. On a 6,000-square-foot contemporary home, plan accordingly.
Is The Ridges the right fit for your search?
The Ridges is the strongest choice when views and privacy are the priority, when you want contemporary architecture rather than traditional, and when Red Rock and the western valley are where you want to spend your time. It is also the most liquid ultra-luxury market in Las Vegas — when it comes time to sell, buyers know the name.
It is not automatically the right answer. If you want the newest custom inventory and a club that is already established, MacDonald Highlands in Henderson deserves a look. If you want walkability and a shorter drive to the Strip and the airport, the high-rise market does things The Ridges cannot. And there are excellent Summerlin villages at half the price per foot — I cover the wider picture in my guide to Summerlin real estate and in my Henderson community guide.
How to buy well in The Ridges right now
- Decide on the club before you decide on the house. If Amara access matters to you, start that conversation first — it changes which enclaves and which price points make sense.
- Do not shop The Ridges from the MLS alone. A meaningful share of the top-tier inventory here never gets publicly listed. Working with an agent who is inside the off-market flow is not a sales line in this community; it is how a large part of it actually trades.
- Underwrite the view, not the square footage. Two homes of identical size in the same enclave can differ by seven figures purely on elevation and sightline. Price per square foot is close to useless here without adjusting for it.
- Read the enclave’s CC&Rs before you fall in love. Architectural review, rental restrictions and construction rules vary from one enclave to the next, and they will shape what you can do with the property.
- Get a real number on your current home first. If your move depends on selling, that figure sets your whole timeline — you can start with a free home valuation.
Thinking about The Ridges?
I am a Las Vegas native and I have spent more than ten years selling in Summerlin, Henderson and the valley’s luxury market. If you want the honest read on a specific enclave, what a particular home should actually trade for, or what Amara is likely to do to values on your street, call me directly at 702.528.9913 or book a call. If you are earlier in the process, my Las Vegas buyer’s guide is a good place to start.
Nick Devitte, REALTOR®, Real Broker, LLC — Nevada license BS.0144565. Price ranges, HOA figures and club terms in this article are drawn from publicly reported sources and recent market activity as of September 2026; they change, and they are provided for general information rather than as an appraisal, investment advice or a guarantee of value. Verify all figures independently before making a decision. Equal Housing Opportunity.