The Ridges Doesn't Have a Median Price. It Has Twelve.

Open five browser tabs on The Ridges and you'll come away with five different ideas of what a home there costs. One source puts the community median at $1.8 million for March 2026. Another, published the same spring, lands on $2.7 million. A third cites $2.95 million for the first quarter of that year. A fourth, from July, shows $3.1 million. A fifth, from April, says $4.6 million. All of them are current. All of them claim to describe the same 793 acres behind the same guard gates.

None of them are wrong. That's the part worth sitting with before you shop this neighborhood against anywhere else in Summerlin. The Ridges isn't a single housing market with a wobbly headline number. It's a dozen or so individually gated enclaves, ranging from sub-$1 million condos to $20 million ridgetop estates, and the sales volume in the priciest pockets is thin enough that one closing can drag the community-wide median by six figures in either direction. Read the "median price" for The Ridges the way you'd read a single at-bat instead of a season average, and you'll misjudge both what you can afford and what you'd actually be competing against.

Same Zip Code, Six Different Answers

Here's what the reported numbers actually looked like across recent 2026 snapshots, alongside what was closing in each window.

Days on market swings just as hard. Some trackers show a median around 47 days for the first quarter of 2026. Others put the community average above 100 days for the same general period. Neither figure is fabricated. They're just counting different homes.

Why One Closing Can Move the Whole Community

The Ridges has roughly 380 homesites split across a dozen enclaves, and the top tier barely trades. Azure and Promontory, the two most exclusive addresses in the community, each see fewer than 8 to 10 closings in a typical year. When three of those closings land in the same rolling window, as they did in 2025 with 68 Sun Glow Lane at $16 million, 14 Magic Stone Lane at $14.7 million, and 19 Flying Cloud Lane at $13.5 million, all in Azure, they pull the community median upward hard enough to make the whole neighborhood look like an $8 million-plus market.

Swap that quarter for one where Fairway Hills condos and a Verona townhome or two make up most of the closings, and the same "Ridges median" can fall by half. Nothing about buyer demand changed. The mix of what happened to close did.

The median price you're reading for The Ridges isn't measuring the market. It's measuring which dozen homes happened to sell that month.

This is also why price per square foot breaks down as a comparison tool here. A 2,000-square-foot Fairway Hills condo and a 10,000-square-foot Promontory custom carry different land costs, different finish levels, and different lot premiums that a blended dollar-per-foot figure simply averages away.

The Enclave Ladder

If you're pricing The Ridges against another Summerlin community, the community-wide number is the wrong tool. The enclave you're actually shopping is the right one. In rough order from entry point to summit:

1. Fairway Hills — condos from roughly $680,000 to $1.7 million, 2,000-plus square feet with Toll Brothers finishes. This is the access point: a Ridges address and full Club Ridges use without the estate-scale price tag.
2. Verona and Arrowhead — townhome and production-luxury entry, with Verona running around $1.55 million all-in for original builder finish.
3. Redhawk, Falcon Ridge, Silver Ridge, Sterling Ridge, Rimrock, Boulder Ridge, Topaz Ridge — the mid-tier custom belt, where lot size, vintage, and view orientation drive most of the price spread rather than the enclave name itself.
4. Promontory — grand custom estates on 0.39 to 2.36-acre lots, with average listing prices around $6.5 million.
5. Azure — the top of the ladder for volume, with 2025 closings ranging from $13.5 million to $16 million and lot sizes from a quarter acre up to a full acre.
6. The Pointe — the outlier at only about a dozen homes behind a third gate, rarely on market at all.

Treat this ladder as the actual comp map. A $2.95 million community median tells you almost nothing about what a Falcon Ridge resale should list for.

What Amara Adds to the Math

The other complication sitting inside these numbers right now is Amara Golf Club, the $300 million reimagining of the former Bear's Best Las Vegas course. Mulligan Holdings Inc., led by Andrew Pascal (CEO of PlayStudios and former Wynn Resorts COO) and Mike Mixer (co-founder of Colliers International's Las Vegas office), bought the Jack Nicklaus-designed course for $30.5 million in 2024. Both men live in The Ridges themselves, which matters for how the project has been positioned to residents: as protection against the kind of rezoning fight that played out at Badlands, not just a lifestyle amenity.

The course renovation is expected to reopen as early as October 2026, with a new clubhouse, a short par-3 course, and golf simulators. Club villas and custom homesites tied to the club are slated to follow, with construction beginning in 2027.

Here's the part that affects pricing conversations directly: membership is sold separately from the real estate. Owning a home in Falcon Ridge or Azure Ridge, the two enclaves whose lots back directly to the fairways, does not include a seat in the club. Amara is capping total membership at 265, split between 250 general memberships and 15 reserved for the future villa owners. The initiation fee starts at $250,000 and increases every 50 memberships sold, with monthly dues running around $4,000 and covering family access up to age 25.

That means a golf-fronting home's list price and a buyer's actual carrying cost to use that course are two separate underwriting exercises, and a seller marketing a fairway lot should be explicit about which one they're selling. One additional wrinkle worth knowing before you write an offer: buying an existing single-family home in The Ridges from a current Amara member has reportedly moved buyers ahead on the membership waitlist compared with applying cold. If membership matters to your decision, that's a detail to raise with the seller's side before, not after, you're in contract.

Building a Comp That Actually Works

None of this means The Ridges is unpredictable. It means the community-level statistics you'll find on any given day are describing a sample size too small to trust on their own. The fix is straightforward if less convenient than reading a single headline number:

• Pull a rolling 12-month window, not a single month or even a single quarter, before drawing conclusions about direction.
• Filter by enclave first. A Redhawk comp does not price a Promontory listing, and vice versa.
• Match lot orientation and view corridor. Strip-facing and canyon-facing lots in the same enclave can carry meaningfully different premiums.
• Treat golf frontage and golf membership as two separate line items, especially while Amara's cap and pricing structure are still filling in.

The zip code, 89135, has ranked among the five highest median-price zip codes in Nevada for five consecutive years running. That much is stable. The month-to-month number describing exactly how high is not, and won't be until enough of the dozen enclaves are trading consistently to smooth the sample out.

A Short FAQ

Is the 2024 median of $4.44 million still the right number to use in 2026? No. That figure covers a full calendar year of 52 closings, which is a large enough sample to mean something. Any single 2026 month or quarter you find quoted against it is describing a much smaller, more mix-sensitive slice of the same community.

Does buying a home in The Ridges include Amara Golf Club membership? No. Membership is sold and capped separately from real estate, including for homes on golf-fronting lots. Budget the initiation fee and monthly dues as their own line item if club access is part of your decision.

Which enclaves actually border the golf course? Falcon Ridge and Azure Ridge have lots that back directly to the fairways. Bordering the course affects lot premium and privacy, not club access, which runs on its own separate waitlist and pricing.

If you're trying to compare The Ridges against another Summerlin enclave, or you're deciding whether a specific listing's price reflects its actual comp set or just a thin month of closings, that's exactly the kind of read Kaylee Gallagher does for clients before an offer goes in. Schedule a consultation or request a home valuation to get enclave-level numbers instead of a community-wide guess.