New - 2 Days Ago
$3,830,000
Active
4
Beds
5
Baths
4618
Sqft
0.26
Acres
4208 Lapis Ridge Ct, Las Vegas, NV 89135
MLS#: 2825453
The Ridges · Summerlin, Las Vegas
The Ridges Summerlin Real Estate & Homes
A local team's complete guide to buying and selling in The Ridges, Summerlin's 793-acre guard-gated hillside village of custom estates along the Red Rock foothills.
Search The Ridges HomesFind My Home’s Value793 Acres, guard-gated | 2000 Year The Ridges opened | ~1,000 Homes completed | ~$3.25M Median list price |
Search The Ridges Homes
35 Properties Found
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New - 4 Days Ago
$6,475,000
Coming Soon
4
Beds
5
Baths
4995
Sqft
0.42
Acres
46 Soaring Bird Ct, Las Vegas, NV 89135
MLS#: 2824374
New - 7 Days Ago
$9,750,000
Active
6
Beds
8
Baths
8244
Sqft
0.52
Acres
20 Soaring Bird Ct, Las Vegas, NV 89135
MLS#: 2815785
New - 7 Days Ago
$19,995,000
Active
6
Beds
10
Baths
14322
Sqft
--
Acres
14 Magic Stone Ln, Las Vegas, NV 89135
MLS#: 2824395
$14,500,000
Active
6
Beds
9
Baths
10941
Sqft
0.57
Acres
6 Bright Hollow Ct, Las Vegas, NV 89135
MLS#: 2823440
$5,990,000
Active
4
Beds
5
Baths
5120
Sqft
0.3
Acres
6 Drifting Shadow Way, Las Vegas, NV 89135
MLS#: 2822989
$970,000
Active
2
Beds
3
Baths
1959
Sqft
--
Acres
11280 Granite Ridge Dr #1054, Las Vegas, NV 89135
MLS#: 2823023
$1,750,000
Active
3
Beds
3
Baths
2418
Sqft
--
Acres
11280 Granite Ridge Dr #1048, Las Vegas, NV 89135
MLS#: 2820082
$2,500,000
Active
4
Beds
5
Baths
4172
Sqft
0.18
Acres
70 Grey Feather Dr, Las Vegas, NV 89135
MLS#: 2809698
$3,200,000
Active
4
Beds
5
Baths
3776
Sqft
0.24
Acres
1 Garden Shadow Ln, Las Vegas, NV 89135
MLS#: 2818056
$690,000
Active
3
Beds
2
Baths
1632
Sqft
0.17
Acres
3608 Australian Cloud Dr, Las Vegas, NV 89135
MLS#: 2817349
$14,250,000
Active
5
Beds
7
Baths
9244
Sqft
0.54
Acres
43 Crested Cloud Way, Las Vegas, NV 89135
MLS#: 2813951
$1,750,000
Active
4
Beds
5
Baths
3211
Sqft
0.1745
Acres
11280 Granite Ridge Dr #1035, Las Vegas, NV 89135
MLS#: 2813088
$3,999,000
Active
4
Beds
5
Baths
4618
Sqft
0.3
Acres
27 Cranberry Cove Ct, Las Vegas, NV 89135
MLS#: 2809912
$3,999,000
Active
3
Beds
4
Baths
3798
Sqft
0.26
Acres
11456 Opal Springs Way, Las Vegas, NV 89135
MLS#: 2809818
$3,999,000
Active
4
Beds
5
Baths
5047
Sqft
0.26
Acres
11454 Ruby Falls Way, Las Vegas, NV 89135
MLS#: 2805401
$4,900,000
Active
5
Beds
6
Baths
4478
Sqft
0.38
Acres
48 Panorama Crest Ave, Las Vegas, NV 89135
MLS#: 2804851
The overview
Summerlin's custom-estate address, on the hillside
The Ridges is the village most people picture when they hear "Summerlin luxury." It sits on the valley's western rim, against the foothills of Red Rock Canyon National Conservation Area, just west of the 215 Beltway. Howard Hughes opened it in 2000, and it has grown into roughly 800 guard-gated acres of custom homes, luxury production homes and a handful of attached options. What makes it different from a normal gated community is the layering. The whole village is guard-gated, and many of the custom neighborhoods inside it, like Promontory Ridge, Promontory Pointe, Azure and Indigo, add another gate on top of that. Architecture is controlled by a Howard Hughes design review board, so you get a consistent desert-contemporary look, restricted heights and colors, and no streetlights, just low path lighting. The biggest story right now is golf. The former Bear's Best course, the Jack Nicklaus design that runs through the community, closed to public play in 2025 and is being rebuilt as Amara Golf Club, a private members club. If you are buying on or near the course, that changes the picture, and I'll walk you through it. | The Ridges at a glance
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Housing
Home types & price bands in The Ridges
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Most of The Ridges is custom. Howard Hughes developed seven custom neighborhoods and four high-end production neighborhoods here, and custom lots run up toward an acre. Homes are built to one design language, desert contemporary, with flat or low rooflines, big glass, stone and deep overhangs. The upper custom neighborhoods sit around 3,200 feet, which is where the valley and Strip views come from.
At the other end, you'll find a smaller set of townhomes, condos and production homes that give you the gate and the address at a lower entry point. Recent active inventory ran from about $690,000 for an attached home to $22.5 million for a 14,000-plus square foot estate. That spread is why I always ask which part of The Ridges you actually mean.
| Home type | Character | Typical range |
|---|---|---|
| Townhomes & condos | Attached, lock-and-leave, inside the main gate | Upper $600Ks to around $1M |
| Luxury production homes | Builder neighborhoods, smaller lots, contemporary plans | Low seven figures |
| Custom homes | Architect-designed, large lots, inner-gated enclaves | Roughly $2M to $10M |
| Signature estates & view lots | Top-of-hill sites, 10,000+ sq ft homes | $10M to $20M+ |
Ranges reflect active listings in September 2026, not closed-sale averages. Individual homes vary widely by lot, view and finish. Ask me for closed comps before you price anything.
Lifestyle & amenities
What you actually get living here
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The Ridges sits close to the mountains. You're minutes from Downtown Summerlin for dining and shopping, and on the other side you have Red Rock Canyon and the trail system that runs through the village itself.
Club Ridges The private clubhouse on Granite Ridge Drive has close to 9,000 square feet with a fitness room, group exercise and Pilates rooms, locker rooms and steam rooms. Outside there are lighted tennis courts, a resort-style pool and a heated lap pool. Howard Hughes renovated it in 2020. | Amara Golf Club The former Bear's Best, a Jack Nicklaus course built around replicas of his favorite holes, is being redeveloped by new owners as a private club with new dining, a clubhouse and boutique villas. Public tee times ended in June 2025. |
Red Rock Canyon at your back The Ridges sits in the foothills of Red Rock Canyon National Conservation Area. Hiking, road cycling on the scenic loop and big sunset views are part of daily life on this side of the valley. | Downtown Summerlin nearby Shopping, restaurants, the Las Vegas Ballpark and City National Arena are close by in Downtown Summerlin, so you get the privacy of the hillside without a long drive for errands. |
The market
Where The Ridges prices sit right now
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~$3.25M Median list price for The Ridges, Redfin, September 2026 For context, the whole 89135 ZIP had a median sale price of about $890,000 in July 2026, up roughly 16% year over year, with a median of $357 per square foot and 63 days on market (Redfin). The valley-wide existing single-family median was $475,000 in August 2026 (Las Vegas Realtors). The Ridges sits well above both, and it moves on its own logic. Days on market run long at this level. Redfin shows most Ridges listings sitting around 147 days, and only a few homes close in a typical month. Pricing a Ridges home is about lot, view, gate and build quality, not averages. That's where a real comp study and a strong launch matter, and it's also where buyers have room to negotiate. Community figures come from Redfin's The Ridges neighborhood page viewed September 2026 and are based on small sample sizes. ZIP figures are Redfin, July 2026. Valley median is LVR, August 2026. | HOA, in plain terms Expect more than one layer. You pay Summerlin's master association, The Ridges association that runs the guard gates and Club Ridges, and often a sub-association for your inner-gated neighborhood. Totals vary a lot by neighborhood. Get the resale package and budget for all layers before you write an offer. Golf club membership at Amara is separate from HOA dues. Getting around
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Community profile
The Ridges by the numbers
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A few figures that actually help you understand this village.
793 Acres | 2000 Opened by Howard Hughes | 11 Neighborhoods (7 custom) |
~1 acre Largest custom lot sizes | 3,200 ft Elevation at Promontory Pointe | 147 Typical days on market |
Neighborhood counts and lot sizes from Howard Hughes and the Las Vegas Review-Journal. Days on market from Redfin, viewed September 2026.
Population & growth
Is The Ridges still growing?
Barely, and that's the point. Howard Hughes has released its final custom homesites here, including the Indigo and Azure neighborhoods and Talon Ridge, so new supply now mostly comes from resales and from custom homes still under construction on lots already sold.
The real change is the golf course. Mulligan Holdings bought Bear's Best for $30.5 million and announced a roughly $300 million plan to turn it into Amara Golf Club, a private club with new dining, lounges and 15 boutique villas. The owners targeted an October 2026 reopening with villas following in late 2027. Timelines like that can move, so I track it closely for anyone buying on the course.
Find your fit
Which part of The Ridges fits what you're looking for?
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The Ridges covers a lot of ground, and a $900,000 townhome and a $15 million estate live very different lives here. Start with what you want the house to do.
You want a custom build or a view lot Focus on the upper inner-gated custom neighborhoods like Promontory Ridge, Promontory Pointe, Azure and Indigo. Expect design review, longer build timelines and big views. | You want golf frontage Look at homes along the Amara Golf Club corridor. Ask how the private club membership works and what the renovation means for views and access. |
You want the gate without the estate The attached homes and production neighborhoods inside the main gate give you Club Ridges and the address at a lower price point and less upkeep. | You want single-story living Single-story custom and production homes exist here. They are a smaller share of inventory, so set an alert and move fast when one fits. |
The honest pros Guard-gated village with additional inner gates in many neighborhoods Consistent desert-contemporary architecture under design review Direct access to Red Rock Canyon and Downtown Summerlin | The honest trade-offs Multiple HOA layers add up, especially in inner-gated enclaves Longer days on market for sellers at the top end Golf course in transition to a private club, so frontage value depends on how that plays out |
Golf update
From Bear's Best to Amara Golf Club
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Bear's Best Las Vegas opened in 2001 as a public course built around replicas of Jack Nicklaus holes from courses around the world. Mulligan Holdings, led by Andrew Pascal and Mike Mixer, bought the 200-plus acre course for $30.5 million, ended public play in June 2025 and began redevelopment that September.
The plan is a private club with a redesigned course, new clubhouse dining and lounges, hospitality suites and 15 boutique villas, backed by a stated $300 million investment. For buyers, the questions are membership terms, construction timing near your lot and how a private club affects views. For sellers on the course, it's a story worth telling well in your marketing.
Design rules
How design review shapes The Ridges
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Every home in The Ridges goes through a Howard Hughes design review board. It controls building height, exterior colors and landscaping, with a list of approved desert plants and a short list of prohibited ones. There are no streetlights, only low-energy path lighting on streets and trails.
That consistency protects the look of the village, but it also means remodels, additions and even landscape changes need approval. If you're planning work after closing, build review time into your schedule.
Relocating
Moving to The Ridges from California
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If you're coming from California, The Ridges is one of the few places in the valley where you can get a custom hillside home with mountain views inside a guard gate, and it's worth comparing it square foot for square foot with what you'd get back home. The architecture and design controls will feel familiar if you're coming from a planned community in Orange County or the Bay Area. The adjustments are mostly about climate and taxes. Summers are hot, so pay attention to orientation, shade, pool equipment and HVAC age. On the tax side, Nevada has no state income tax, and property tax increases on a primary home are capped each year. Plan Your Move to Las Vegas | California → Nevada
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Good to know
The Ridges real estate FAQ
Is The Ridges guard-gated?
Yes. The whole village is guard-gated, and many custom neighborhoods inside it have their own additional gate.
What happened to Bear's Best golf course?
Bear's Best closed to public play in June 2025 after it sold to Mulligan Holdings. The new owners are redeveloping it as Amara Golf Club, a private club. Ask me for the latest on timing and membership.
How much are HOA fees in The Ridges?
They vary by neighborhood because you pay several layers: Summerlin master, The Ridges association and often an inner-gate sub-association. Get the resale package for the specific home before you commit.
Can I still build a custom home in The Ridges?
Howard Hughes has released its final homesites, so new lots now come through resale. Any build goes through The Ridges design review for height, color and landscaping.
What ZIP code is The Ridges in?
89135, in Summerlin South, just west of the 215 Beltway.
Which schools serve The Ridges?
School zoning is set by Clark County School District and can change. Use the CCSD zone lookup with the exact address, and I can point you to private and charter options nearby.
Search the Valley by Feature
Looking for something specific across Las Vegas? See every active listing with a private pool, single-story floor plan, casita or guest house, RV garage, staffed guard gate and 55+ community, each updated daily from the MLS.
Nearby Communities
Other Summerlin communities
SummerlinThe full master plan guideRed Rock Country ClubGuard-gated golf communityThe Summit ClubPrivate club enclave in SummerlinThe VistasEstablished Summerlin villageReverenceGated Summerlin West communityQueensridgeGuard-gated, east of Summerlin
Not sure which gate fits? Tell me what you want the house to do and I'll narrow it down.
Ready to see The Ridges in person?
I'll set up a private tour of the neighborhoods and homes that match your list, gate access included.
Request a Private TourThe Roland Team · 1,000+ homes sold across Southern Nevada. Market figures as of September 2026 and subject to change. Communities are described by objective attributes only. We fully support the Fair Housing Act and the Equal Opportunity Act.
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