Selling in The Ridges With Amara Membership? Know This
August 20, 2026
August 20, 2026
If you belong to Amara Golf Club and you're getting ready to list your home in The Ridges, there's a question worth settling before the sign goes in the yard. Does your membership go with the house?
The honest answer is no. The more useful answer, the one that actually changes how you should market the sale, is that something else does.
With Amara capped at 265 total memberships and a grand reopening targeted for October 2026, just two months from now, this is exactly the wrong time to guess. Sellers who assume membership transfers end up over-promising to a buyer who later finds out the club access they thought they were getting isn't part of the deal. Sellers who assume the opposite, that membership has nothing to do with the sale, leave a real piece of leverage sitting unused on the table.
The first mistake is thinking a home near the course comes with club privileges baked in, the way a home in some communities might come bundled with a homeowner discount at the local gym. It doesn't work that way here. Villa ownership at Amara does not automatically include club membership, and the same separation holds for any single-family home in The Ridges, whether it sits on the fairway or three enclaves away. Membership is bought, held, and priced entirely apart from the real estate. A $6 million home and a $2.5 million home carry the exact same relationship to the club: none, unless the owner separately joined.
The second mistake runs the other direction. Because membership doesn't transfer, it's tempting to conclude it has no bearing on the sale at all and leave it out of the conversation entirely. That's also wrong, because of one specific mechanic written into how Amara structures its waitlist.
When a buyer purchases a single-family home in The Ridges from someone who already holds an Amara membership, that buyer moves to first in line on the club's waitlist. Not automatic membership. Not a discount. Priority placement, ahead of buyers who purchase Ridges homes from non-members.
That distinction matters more than it might sound like on paper, because of how tightly the club has capped itself. Amara will admit no more than 250 general members plus 15 memberships reserved for villa owners, a hard ceiling of 265. The initiation fee starts at $250,000 and increases every 50 memberships sold, structured as a 50 percent holding retainer at signup with the remaining half due once the course is complete. Monthly dues run around $4,000 and include family access for children up to age 25.
Put those two facts together and the waitlist privilege stops being a footnote. As the club fills toward its cap and the fee escalates in $50-member steps, being the person who can hand a buyer a front-of-line position becomes worth something distinct from the price of the house itself. It's not for sale. It doesn't show up as a line item in escrow. But it's real, and a seller who ignores it is failing to mention an asset a buyer would want to know about.
The reason Amara is built this scarce traces back to who bought the course and why. In 2024, Mulligan Holdings Inc., led by Andrew Pascal, CEO of PlayStudios and former COO of Wynn Resorts, and Mike Mixer, co-founder of Colliers International's Las Vegas office, acquired the former Bear's Best Las Vegas for $30.5 million. Both live in The Ridges themselves. Their stated motivation was partly protective, with the Badlands golf course saga in Las Vegas, where a developer's attempt to rezone a shuttered course for housing turned into a prolonged legal fight, reportedly top of mind. Converting the course into a private club with a $300 million investment behind it was, in effect, a way to make any future rezoning attempt economically pointless.
That backstory explains why membership was designed to be scarce and expensive rather than open and transferable. A tightly capped, high-friction membership protects the golf land as a permanent amenity rather than a future development site. It also means the waitlist itself was never meant to move quickly, which is exactly what makes front-of-line placement valuable to the right buyer.
The course, an 18-hole Jack Nicklaus design built in 2001, played its last public round in June 2025. The rebuild includes a new two-level clubhouse with underground parking and a new entrance off Flamingo Road, part of a full teardown and reconstruction rather than a renovation. If membership normally sits in a queue, a Ridges home purchased from a current member is one of the only ways to skip toward the front of it before the club fully opens.
If you're an Amara member selling in The Ridges, the waitlist privilege belongs in your listing conversation, but it needs careful framing. It is not membership. It is not guaranteed acceptance. It is priority placement on a waitlist that a non-member buyer would otherwise join from the back. Overstating it risks a dispute later. Leaving it out risks losing a buyer who would have valued it enough to move faster or pay more.
Nevada's resale disclosure law, NRS 116.4109, governs what an HOA must hand over during a sale: the current budget, reserve study summary, any pending litigation, and a statement of transfer and transaction fees. It does not list private club membership status as a required disclosure item. That's a separate relationship between you and Amara, not between you and your homeowners association. But because buyers routinely assume something is included when it isn't, most sellers choose to put the facts on the table early rather than let a buyer discover the gap mid-negotiation.
The HOA package itself still has its own clock to watch. Under NRS 116.4109, once a resale package is requested, the association has 10 calendar days to deliver it, and the buyer then gets a 5-day window to review it before it's deemed accepted. Getting that request in early keeps escrow moving, especially in The Ridges, where combined master and enclave HOA assessments typically run $400 to $800 or more per month and cover guard gate staffing, common area upkeep, and access to Club Ridges, a separate resident amenity from Amara entirely.
A few things worth handling before your home goes live if you hold an Amara membership:
Do I have to disclose my Amara membership when I sell? Nevada's HOA resale disclosure statute doesn't require it. But because buyers often assume something is bundled in that isn't, most sellers raise it directly rather than risk the conversation happening after an offer is already in.
If I'm not an Amara member, does any of this apply to me? No. The waitlist mechanic only activates when the seller holds a membership. Non-member sellers in The Ridges won't need to navigate it, though a buyer may still ask about golf access given the home's proximity to the course.
Does my buyer automatically become a member if they buy my house? No. They still apply and pay whatever initiation fee tier is active at the time. What they gain is priority placement at the front of Amara's waitlist, ahead of buyers purchasing Ridges homes independent of a current member.
If you're weighing a sale in The Ridges and want help thinking through how an Amara membership, or the absence of one, fits into your pricing and marketing strategy, Kaylee Gallagher works this market closely enough to know where these details matter and where they don't. Schedule a consultation or request a home valuation before your listing goes live.
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