The Ridges in Summerlin: Guard-Gated Luxury Homes and Custom Estates

What makes The Ridges different?

Privacy is the main draw. The community has a staffed main gate, and several enclaves inside add a second gate of their own, so guests and deliveries pass more than one checkpoint. Streets are quiet, and lots are generally larger and more spread out than in Summerlin's production neighborhoods.

The terrain helps too. Much of The Ridges sits on rising ground at the western edge of the valley, so depending on the lot, you may look east to the Strip skyline, west to Red Rock and the Spring Mountains, or both.

At the center is a Jack Nicklaus-designed golf course, long known as Bear's Best. It changed hands in 2024 and has been going through a redesign as part of a conversion into a private club, so membership terms are evolving. Ask me for the latest before you factor golf into your decision, and see my golf course homes guide for what to check on a course-side lot.

Homes in The Ridges: custom estates, semi-custom and homesites

Inventory falls into three broad groups:

• Custom estates designed for a specific owner, often on the largest lots with the best views.
• Luxury semi-custom homes from high-end builders in individual enclaves, with more design consistency from street to street.
• Custom homesites for buyers who want to design and build their own.

Architecture has shifted over time. Earlier homes lean Mediterranean and Tuscan, while newer builds favor desert-modern design: flat roof lines, stone, steel, walls of glass and indoor-outdoor living spaces built around the pool. For a broader look at the top of the market, see my Las Vegas luxury homes guide.

Building a custom home in The Ridges

Buying a lot and building is a long project, and the lot itself drives much of the cost and timeline. Before you commit to a homesite, I want answers to these questions:

• What do the architectural guidelines allow for height, setbacks, materials and view corridors?
• How steep is the lot, and what will grading and retaining walls cost?
• Which way does it face? Western exposure means strong afternoon sun in summer.
• Could a future home on a neighboring lot block your view?
• Do the governing documents set a deadline to start or finish construction?

Plans go through architectural review before construction starts, and changes during the build may need approval too. Line up your architect, builder and construction lender early. My new construction guide covers how to manage a build from contract to close.

Location: Downtown Summerlin, Red Rock and the 215

The Ridges is minutes from Downtown Summerlin, with its shopping, restaurants, Las Vegas Ballpark and Red Rock Casino. The entrance to Red Rock Canyon's scenic drive is a short trip west, which makes early hikes and bike rides easy to fit in.

• The Strip: about 20–25 minutes off-peak
• Harry Reid International Airport: about 25–30 minutes via the 215
• Downtown Las Vegas: about 20–25 minutes

The 215 Beltway and Summerlin Parkway are both close by for trips across the valley. For the rest of the master plan, see my Summerlin neighborhood guide.

What does it cost to own in The Ridges?

Plan for several layers of dues: the Summerlin master association, The Ridges' own association, and in many cases an enclave sub-association for the inner gate and private streets. Golf club membership is separate. Dues and assessments vary by enclave, so I request exact figures for every property.

Nevada's property tax abatement limits annual increases on an owner-occupied primary residence to 3%, which makes budgeting more predictable. New construction and major additions can change a home's assessed value, though, so ask how a build or remodel will affect your bill. My Nevada property tax guide explains the details; confirm your situation with a CPA.

Insurance deserves early attention too. High-value custom homes often need coverage from carriers that specialize in luxury properties, so get quotes during your inspection period.

Buying a luxury home in The Ridges: my advice

At this level, preparation is what gets an offer taken seriously. Here's what I ask my luxury clients to line up:

• Proof of funds. Have recent statements for cash or your down payment ready; many luxury listing agents ask for them before scheduling a showing.
• Jumbo financing, early. Loans above conforming limits come with stricter reserve and documentation requirements. Talk to a lender with jumbo experience before you shop, and confirm terms with them directly.
• A plan for the appraisal. One-of-a-kind homes have few true comparables, so decide in advance how you'd handle a gap.
• Specialist inspections. Large pools, complex roofs, elevators, smart-home systems and big HVAC setups may need inspectors beyond a general home inspection.
• The HOA rulebook. If you plan to renovate, review the architectural rules before you buy, not after.

Ready to start? Browse a current home search or reach out to me to set up private tours.