If you are thinking about buying in The Ridges, you are probably asking a bigger question than just whether you like the homes. You want to know if this is a smart place to put serious money for the long run, especially in a luxury market where a few sales can change the headlines fast. The good news is that The Ridges shows many signs of long-term strength, but it also calls for patience, price discipline, and a clear strategy. Let’s dive in.
The Ridges long-term outlook
The Ridges has several traits that often support long-term value. It is a roughly 800-acre guard-gated community in Summerlin South near Red Rock Canyon, with private-club amenities that help define its appeal and limited remaining room to expand.
Summerlin reports that fewer than three dozen custom homesites remain, and several custom neighborhoods are already sold out. Summerlin also previously described the community as home to nearly 1,000 completed homes, with most used as primary residences. That kind of limited supply and low churn can be a positive sign if your goal is wealth preservation over time.
Scarcity matters in luxury real estate
In a neighborhood like The Ridges, scarcity is one of the biggest factors to watch. When there are only so many homes, homesites, and view corridors available, buyers are often paying for more than square footage alone.
That does not mean values move in a straight line every quarter. It does mean the community has characteristics that can help support demand over longer holding periods, especially for buyers who value location, privacy, and the broader Summerlin setting.
Low turnover shapes the investment case
One of the clearest signals in The Ridges is low turnover. Public reporting showed 52 sales in 2024, 11 closed sales in the first quarter of 2026, and only a small number of monthly closings in spring 2026 snapshots.
For you, that points to a market that looks more like a long-term hold than a quick resale play. In other words, The Ridges may be a better fit if you are planning to own for years, not if you expect fast and easy liquidity.
Price trends can swing quarter to quarter
Luxury buyers often look for a clean price chart, but The Ridges does not always behave that way. In smaller, high-end communities, a few large sales can pull the median up or down quickly.
Douglas Elliman’s 2024 annual report showed 52 total sales, a median price of $4.44 million, an average price of $4.96 million, an average of 63 days on market, and an average price per square foot of $813. Sotheby’s first quarter 2026 report showed a median sales price of $3.09 million, 11 closed sales, 39 active listings, and 65 days on market.
That does not automatically signal weakness. It usually shows how much product mix matters in a low-volume luxury enclave where custom estates, townhomes, and condos do not all trade the same way.
What the current market says
Recent snapshots show a market that is active, but not effortless. Redfin’s trailing three-month data through May 2026 showed a $2.686 million median sale price, 17 homes sold in May, 66 median days on market, a 96.8% sale-to-list ratio, no homes sold above list, and 38.4% of homes with price drops.
Realtor.com’s April 2026 overview showed 45 homes for sale, a $3.5 million median listing price, and 37 days on market. When you compare those figures, the main lesson is not that one source must be right and another wrong. The lesson is that small sample sizes and short time windows can produce very different headlines in The Ridges.
Is The Ridges easy to resell?
The short answer is no, not in the way a broad, middle-market neighborhood might be. The Ridges has a functioning buyer pool, but it is still a thin market where pricing, presentation, and product type matter a lot.
That is why it helps to think of The Ridges as a premium, low-turnover asset. If your top goal is preserving value in a scarce community over time, that may be appealing. If your top goal is a fast exit at any moment, you should go in with realistic expectations.
How The Ridges compares locally
Compared with other Las Vegas luxury enclaves, The Ridges sits in an interesting middle ground. Douglas Elliman’s 2024 report showed MacDonald Highlands with 45 sales, a $3.0 million median price, 77 days on market, and $650 average price per square foot.
The same report showed Red Rock Country Club with 47 sales, a $1.85 million median price, 34 days on market, and $580 average price per square foot. Ascaya posted 6 sales, a $9.73 million median price, 118 days on market, and $1,000 average price per square foot.
On that annual view, The Ridges landed between Red Rock Country Club and Ascaya for liquidity, and between MacDonald Highlands and Ascaya for price tier. That positioning suggests a market with meaningful prestige and buyer demand, but still a market where timing can vary.
Short-term rankings can change
Spring 2026 data tells a slightly different story. Redfin snapshots showed The Ridges at 66 days on market, MacDonald Highlands at 105, Red Rock Country Club at 137, and Ascaya at 93.
That shift is a good reminder not to rely on one ranking or one quarter when making a long-term decision. In luxury real estate, short-term performance can change based on the exact homes closing, whether custom estates dominate the mix, and how sellers are pricing relative to current demand.
Why comps matter so much
If you buy in The Ridges, your purchase price matters just as much as the community itself. Because this neighborhood includes custom homes, condos, and townhomes, broad median prices can hide major differences between one property and another.
The strongest comp set is usually inside The Ridges itself, using the same product type, similar lot size, similar view corridor, and similar condition. Nearby luxury communities can help provide context, but they should be adjusted carefully for differences in lot, finish level, and location.
What smart buyers should compare
Before you decide what a property is really worth, focus on details that can materially affect long-term performance:
- Product type, such as custom home versus condo or townhome
- Lot size and usable outdoor space
- View orientation and privacy
- Interior condition and finish quality
- Renovation level and design style
- Recent sold comps within The Ridges
- Time on market for comparable listings
In a neighborhood with limited sales volume, these details can matter more than the latest median price headline.
Financing in The Ridges
Financing is another practical part of the long-term bet. For 2026, the baseline conforming loan limit for a one-unit property is $832,750, which means many purchases in The Ridges will fall into jumbo financing unless you plan to bring a very large down payment.
That matters because jumbo financing can work differently from conforming financing. If you are planning to finance, it is smart to understand your borrowing structure early so you can evaluate both affordability and flexibility before making an offer.
Cash does not remove all costs
A cash purchase can simplify the underwriting side of the transaction, but it does not remove transfer costs. Clark County’s real property transfer tax is $2.55 per $500 of value, which works out to roughly 0.51% of the purchase price.
On higher-end homes, that is a meaningful line item to account for. It is one more reason to evaluate the full cost of ownership, not just the contract price.
Property taxes need parcel-level review
Property tax assumptions should also be specific to the home you are considering. Clark County notes that tax rates vary by district and taxable value is updated annually.
In The Ridges, where home values, lot sizes, and improvement values can vary widely, a neighborhood-wide average may not tell you much. A parcel-level review gives you a more realistic view of your ongoing carrying costs.
So, is buying in The Ridges smart?
For the right buyer, it can be a very smart long-term move. The Ridges appears to offer a combination of scarcity, established identity, amenity depth, and west-side Summerlin positioning that supports a strong long-term ownership case.
At the same time, this is not a market to approach casually. The best outcomes usually come from buying the right property, on the right lot, at the right price, with a plan to hold through normal luxury-market swings.
Best fit for long-term buyers
The Ridges may make the most sense for buyers who:
- Plan to own for multiple years
- Value limited supply and established community identity
- Want a luxury property in Summerlin South and 89135
- Understand that quarterly price swings can happen in a small sample market
- Are willing to study comps closely before writing an offer
If that sounds like your mindset, The Ridges may be less about chasing quick upside and more about owning a scarce asset in one of the valley’s best-known luxury enclaves.
If you want clear, local guidance on how to evaluate homes, comps, and long-term value in The Ridges, connect with Greg Clemens. You will get honest insight, steady advice, and a team that understands how neighborhood-level details can shape a major real estate decision.
FAQs
Is The Ridges in 89135 a good long-term real estate investment?
- The Ridges appears better suited to long-term ownership than short-term flipping because supply is limited, turnover is relatively low, and the community has an established luxury profile.
How many homes sell in The Ridges each year?
- Public reporting showed 52 sales in 2024, which points to a relatively low-volume market compared with broader Las Vegas neighborhoods.
Are home prices in The Ridges stable?
- Prices can shift noticeably from quarter to quarter because The Ridges is a small luxury market where a few high-end closings can change the median.
Is The Ridges hard to resell?
- The Ridges has an active buyer pool, but resale is not always fast or frictionless, so pricing, property type, and timing matter.
Do buyers in The Ridges usually need jumbo financing?
- In many cases, yes, because 2026’s baseline conforming loan limit is far below typical purchase prices in The Ridges unless a buyer brings a large down payment.
What should buyers compare when valuing a home in The Ridges?
- Buyers should focus on same-enclave sold comps with similar product type, lot size, view corridor, and condition, since broad neighborhood medians can be misleading.
Are property taxes the same across The Ridges?
- No, tax rates can vary by district and taxable value is updated annually, so it is important to review the specific parcel rather than rely on a neighborhood average.
