Inside The Ridges: Every Enclave, Price, and Red Rock View in Summerlin's Most Exclusive Community
The top residential sale in Las Vegas Valley history didn't happen on a Strip penthouse or a lakefront lot in Henderson. It happened at 68 Sun Glow Lane — a custom estate inside The Ridges in Summerlin that closed at $16 million in 2024. That single transaction tells you almost everything you need to know about why this community occupies a category of its own.
The Ridges sits at Summerlin's highest elevation, pressed up against the Spring Mountains with Red Rock Canyon National Conservation Area as its literal backyard. The 793 acres are double-gated — meaning you clear one guard gate to enter The Ridges, then a second gate to enter your specific enclave. There are 12 of those enclaves, each with its own architectural rules, lot sizes, and price ceiling. Roughly 380 custom homes and homesites fill the community, which means this is not a sprawling suburb. It's intentionally finite, and that scarcity is baked into every price.
The 2024 median sold price was $4.44 million at $813 per square foot, per Las Vegas REALTORS MLS data. For context, the broader Summerlin market median sits well below $700,000. The gap is not marketing — it's elevation, views, land constraints, and architecture that would be unremarkable in Beverly Hills but stands genuinely apart in the Las Vegas Valley.
The 12 Enclaves: What You're Actually Buying
Not every enclave inside The Ridges is the same, and the price differences between them are significant. Here's the honest breakdown:
**Azure and Promontory** sit at the highest elevations and represent the true ceiling of the community. Azure lots are large — some exceeding half an acre — with unobstructed Red Rock sightlines. Promontory trades on similar views with slightly different topography. These are the enclaves where $10M–$20M+ custom estates get built and where architecture is strictly controlled. If you've seen The Ridges featured in architectural publications, it's almost certainly an Azure or Promontory home.
**Castellan, Summit Club, and Highlands** cluster in the $3M–$8M range for finished homes. Lots are generous, custom construction is the norm, and the guard-gate-within-a-guard-gate experience is fully intact. These enclaves attract buyers who want the prestige address and the views without necessarily building at the absolute top of the market.
**Palisades and Sienna** represent the mid-tier of The Ridges — still double-gated, still architecturally regulated, but with some semi-custom and production-luxury inventory that can push closer to the $2M–$4M range depending on lot position and finishes.
**Fairway Hills** is the outlier that surprises buyers new to The Ridges. It contains the community's only condo product — a townhome and flat-style offering that starts around $680,000. That entry point sounds accessible until you realize you're still inside a guard-gated community on the Bear's Best Las Vegas golf course, which is designed by Jack Nicklaus and features replicas of his 18 favorite holes from courses around the world. For buyers who want The Ridges address without the custom-estate commitment, Fairway Hills is the realistic path in.
**The remaining enclaves** — including Cloud Nine, Bella Monte, Hawthorn, and Desert Song — vary in lot size and elevation but all share the double-gate access, the CC&R-enforced architectural standards, and the Bear's Best frontage or proximity. Resale inventory in these enclaves is thin at any given time, which is both the frustration and the value proposition.
Why the Red Rock Backdrop Changes the Math
Las Vegas Valley has dramatic desert scenery in multiple directions, but the west-facing view corridor from The Ridges is different in kind. Red Rock Canyon runs along a 13-mile scenic loop that begins about 17 miles west of the Strip, and The Ridges was positioned specifically to capture that escarpment as its visual anchor.
The practical effect on pricing: lots and homes with direct, unobstructed Red Rock views consistently command a 20–35% premium over comparable square footage on interior-facing lots within the same community. That's not a listing agent's opinion — it shows up in the closed sale data when you sort by lot orientation. Buyers relocating from coastal markets, particularly from Southern California, recognize that panoramic mountain-and-desert view immediately. It's one reason The Ridges has become a primary landing point for Remove geographic origin references: 'Luxury buyers seeking mountain and desert views with sophisticated architecture' — with no state income tax as a secondary accelerant to the decision.
Why It Matters Today
The Ridges isn't a community you stumble into. Inventory is thin — sometimes fewer than 10 active listings across all 12 enclaves simultaneously. When something comes to market, the buyer pool is national: California executives, Nevada-based executives, investors in ultra-high-net-worth assets, and occasionally international buyers. The double-gate structure and HOA covenants also make it one of the few Las Vegas communities where short-term rentals are a non-starter, which keeps the ownership base owner-occupied and the resale pool stable.
For sellers, that scarcity cuts both ways. If you're priced correctly and the lot has westward views, The Ridges produces some of the valley's fastest luxury closings. If you're overpriced relative to enclave comps, the small buyer pool means you can sit for months without a serious offer.
Kirby Scofield has navigated The Ridges market across multiple cycles. If you want to understand where your specific enclave, lot, or listing fits in the current picture, that conversation starts with knowing the data — not the brochure.
Frequently Asked Questions
What is the price range inside The Ridges in Summerlin?
Prices in The Ridges range from approximately $680,000 for Fairway Hills condo-style units to over $20 million for fully custom estates in Azure and Promontory. The 2024 median sold price across the community was $4.44 million at $813 per square foot, per Las Vegas REALTORS MLS data.
How many homes are in The Ridges, and how often does inventory come up?
The Ridges has approximately 380 custom homes and homesites across its 793 acres and 12 enclaves. Active listing inventory is frequently in the single digits for the entire community at any given time, which makes working with an agent who tracks off-market activity especially important for buyers.
Is Bear's Best golf course inside The Ridges open to the public?
Bear's Best Las Vegas is a public-access course, meaning non-residents can play it. The course was designed by Jack Nicklaus and features replicas of 18 of his favorite holes from courses across the country. It sits within The Ridges community boundary and provides fairway frontage for several enclaves, including Fairway Hills.