The Ridges in Summerlin: The Crown Jewel of Las Vegas Luxury Real Estate
The Ridges is Summerlin's premier 24/7 guard-gated luxury enclave, sitting at the valley's highest elevation with sweeping views of the Las Vegas Strip and the Spring Mountains. This guide walks through the neighborhoods inside The Ridges, realistic price ranges, schools, commute times and the questions buyers ask most before they make the move.
Quick Takeaways
- The Ridges is Summerlin's premier 24/7 guard-gated, double-gated luxury enclave.
- Prices span roughly $1.5M entry semi-custom estates to well over $10M for custom homes; 2026 active listings commonly range about $1.8M to $18M+, with a median list around $3.4M (always check current listings).
- It sits at Summerlin's highest elevation, with many Strip and mountain views.
- Custom lots run roughly $700K to $6M+ in the 2026 market.
- Homes are 4,000 to 12,000+ sq ft across roughly a dozen gated enclaves on about 793 acres.
The Ridges at a Glance
- Location
- Summerlin South, west of the 215, ZIP 89135
- Gated status
- 24/7 guard-gated with roving patrols; double-gated enclaves
- Home types
- Custom estates and semi-custom luxury homes
- Typical price range
- Roughly $1.5M to $10M+; 2026 lists ~$1.8M-$18M+, median ~$3.4M
- Home sizes
- 4,000 to 12,000+ sq ft
- Lot sizes
- 10,000 to 40,000+ sq ft
- Notable amenities
- Bear's Best Las Vegas Golf Club adjacency, private trails, The Summit Club access
- Design control
- Design Review Board architectural standards
What Makes The Ridges the Crown Jewel of Summerlin?
I say this as someone with more than 36 years in Las Vegas real estate and roughly 20 of them as a licensed residential appraiser: The Ridges earns its reputation through elevation, views and the discipline of custom construction, not through marketing. The community was master-planned by the Howard Hughes Corporation to sit on Summerlin's highest ground, where many homes hold forever views of the Strip and the Spring Mountains.
Strict architectural guidelines, enforced by the Design Review Board, protect the look and standard of the homes across the ridge. That design control is one of the reasons values hold here the way they do. You are not just buying a house; you are buying into a standard that every future owner has to meet, and that protects the investment on both sides of your transaction.
From my appraiser's seat, the combination is what makes The Ridges the most coveted address in Summerlin: the views, the privacy of a staffed gate, the architectural discipline and the infrastructure of a 22,500-acre master plan behind it. Any single one of those is nice. Together, they are hard to duplicate.
The Neighborhoods Within The Ridges
The Ridges is really a collection of roughly a dozen gated enclaves across about 793 acres, and each has its own lot sizes, price range and construction style. Knowing the difference matters when you compare homes, because the same budget buys something different in each one. Here are the four enclaves buyers ask about most.
Aristocrat Ridge: The Entry Point
Aristocrat Ridge is the entry point to The Ridges. This is where Toll Brothers built semi-custom luxury homes on generous lots, and it is where many buyers start their search before moving up the ridge.
- Price range: Roughly $1.5M-$2.5M
- Lot sizes: 8,000 to 12,000 sq ft lots
- Builders: Toll Brothers (semi-custom)
- Architecture: Contemporary desert, modern, Spanish/Mission and transitional estates
- Key features: Mountain view sites, gourmet kitchens, casita options, covered patios, and the community's full private trail system right outside the door.
Ascension Ridge: Larger Lots, More Custom
Ascension Ridge steps up from Aristocrat with larger lots and more custom features. Homes here give owners more room to make the property unmistakably theirs, with more input into the design.
- Price range: Roughly $2M-$3.5M
- Lot sizes: 12,000 to 20,000 sq ft lots
- Builders: William Lyon, Christopher, and other established builders
- Architecture: Contemporary desert, modern, Spanish/Mission and transitional estates
- Key features: Private pools, outdoor kitchens, casitas, wine cellars and smart-home systems on larger, more buildable sites.
Crested Ridge: Premium View Lots
Crested Ridge is where The Ridges goes for views. This is the fully custom tier: premium view lots and rim lots that command some of the highest prices in Summerlin.
- Price range: Roughly $2.5M-$5M+
- Lot sizes: 15,000 to 30,000+ sq ft lots
- Builders: Fully custom, Design Review Board approval required
- Architecture: Bespoke custom design across contemporary desert, modern, Spanish/Mission and transitional styles
- Key features: Strip views, infinity pools, guest houses, wine cellars, theaters, motor courts and rooftop decks on the higher ground.
The Summit Club: Ultra-Luxury, Double-Gated
The Summit Club is The Ridges at its most exclusive: a double-gated enclave on the community's higher ground, home to the biggest custom estates and the views that never go away.
- Price range: Roughly $3M-$10M+
- Lot sizes: 15,000 to 40,000+ sq ft lots
- Builders: Approved custom builders only
- Architecture: Bespoke custom design
- Key features: Its own private clubhouse, resort pool, fitness center and social calendar, plus forever Strip views, motor courts, basements, infinity pools and staff quarters.
Custom Estate Lots
For buyers who want their name on the plans, The Ridges occasionally sells custom estate lots, from the entry point of the market up through the biggest parcels in the community. Lot availability changes constantly, so the current inventory is a conversation, not a list.
- Lot price range: roughly $500K to $2M+ in source context; the 2026 market is roughly $700K to $6M+ depending on position and view.
- Build timeline: typically 18 to 36 months.
- Design Review: Design Review Board approval is required for all plans.
- Approved architect list: builds must be designed by an approved architect under the community's architectural guidelines.
What Schools Serve The Ridges Area?
The Ridges sits within the Clark County School District, and most of the community is typically zoned to the same Summerlin school pattern:
- Linda Rankin Givens Elementary School
- Sig Rogich Middle School
- Palo Verde High School
Attendance boundaries are set by the Clark County School District and can change over time, so you should verify the current zoning for a specific address through the CCSD zone locator before you rely on any assignment.
Families also have respected private school options nearby. Each has its own character and admissions process, so the links below take you to their doorsteps:
What Employment and Business Opportunities Are Nearby?
Summerlin's economy runs on the master plan itself. The Summerlin business corridor, anchored by the Howard Hughes Corporation's headquarters and the Class A office space around Downtown Summerlin, keeps thousands of professional jobs minutes from The Ridges' gate.
The 215 Beltway and Summerlin Parkway put residents within roughly 20 to 25 minutes of the Strip and about 25 to 30 minutes of Harry Reid International Airport. For sellers, that steady stream of relocating professionals, especially from California, is part of why the west side keeps its demand.
What Parks and Outdoor Activities Are Near The Ridges?
The outdoor life is where the west side wins. Red Rock Canyon National Conservation Area, with its hiking, climbing and scenic loop, is roughly 10 minutes from The Ridges, and the Summerlin Trail System connects villages, parks and shopping across more than 200 miles.
Inside The Ridges, residents have private trail access of their own, and golfers are minutes from some of the best courses in the valley:
- Red Rock Canyon National Conservation Area
- Summerlin Trail System
- Bear's Best Las Vegas Golf Club
- TPC Las Vegas
- The Arroyo Golf Club
Bear's Best Las Vegas Golf Club, a Jack Nicklaus-designed course, sits right at the community's edge, one of the reasons the enclave commands its premium.
Where Can Residents Shop, Dine and Find Entertainment?
Downtown Summerlin is the west side's living room: an outdoor shopping, dining and entertainment district with more than 125 stores and restaurants, roughly 8 to 12 minutes from The Ridges.
On game and concert nights the whole area turns out. City National Arena is home to the Vegas Golden Knights' practice facility, Las Vegas Ballpark hosts the Las Vegas Aviators, and Red Rock Casino Resort & Spa rounds out the scene with its restaurants, casino and pool, minutes from The Ridges' gate.
What Is the Location and Commute Like?
The Ridges sits west of the 215 Beltway in Summerlin South. That puts the Strip within reach without living on top of it, and the airport, Red Rock and the area's own commercial center are all short drives. These are the travel times I quote most (they vary with traffic and exact destination):
- Las Vegas Strip About 20-25 minutes
- Harry Reid International Airport About 25-30 minutes
- Downtown Summerlin About 8-12 minutes
- Red Rock Canyon entrance About 10 minutes
- Summerlin Parkway About 3 minutes
Sandy's Valuation Perspective
From an appraiser's seat, the view premium is one of the strongest value drivers in Las Vegas. An unobstructed Strip view can command roughly $500,000 to $1 million or more over a comparable home without the view. It is the single biggest line item in a luxury home's value, and it is the easiest to get wrong.
When I look at a home in The Ridges, I check the sightlines and whether anything could be built between the home and the horizon. The Design Review Board protects design standards, but not every view corridor is guaranteed forever. The homes that hold their premium are not always the biggest; they are the ones whose view cannot be taken away.
FAQ: Buying a Home in The Ridges Summerlin
Q: What is the price range for homes in The Ridges?
A: Prices run from roughly $1.5 million for entry semi-custom estates to well over $10 million for custom homes. In 2026, active listings commonly span about $1.8 million to $18 million or more, with a median list around $3.4 million. Always check current listings for the number that applies today.
Q: Is The Ridges a gated community?
A: Yes. The Ridges is a 24/7 guard-gated community with roving patrols, and several enclaves, including The Summit Club, add a second private gate for their own residents.
Q: What are the HOA fees in The Ridges?
A: Residents pay the Summerlin master association fee plus a Ridges-specific sub-association fee. Combined, they commonly run roughly $400 to $450 a month, or about $5,200 a year. Summit Club members pay additional club dues. Fees vary by enclave and should be verified for a specific property.
Q: Can I buy a lot and build a custom home in The Ridges?
A: Yes. Custom estate lots are occasionally available, with 2026 lots running roughly $700,000 to $6 million or more depending on position and view. All construction requires Design Review Board approval under the community's strict architectural guidelines.
Q: What schools are zoned for The Ridges?
A: Most of The Ridges is typically served by Linda Rankin Givens Elementary, Sig Rogich Middle School and Palo Verde High School, with several private schools nearby. Attendance boundaries are set by the Clark County School District and can change, so confirm the current assignment for a specific address with CCSD.
Q: How far is The Ridges from the Las Vegas Strip?
A: About 20 to 25 minutes via Summerlin Parkway and I-15, depending on traffic. Harry Reid International Airport is roughly 25 to 30 minutes away.
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Written by
Sandy Margolin
REALTOR · Certified AI Agent · 36+ years in real estate · Former Appraiser · Nevada license S.72707.
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