Summit Club vs. The Ridges: Value Gaps Explained

Why do two neighboring Summerlin enclaves command such different prices? If you have compared The Summit Club and The Ridges, you have seen the spread. You want clear reasons, not hype. In this guide, you will learn what truly drives the value gap, how to read the data correctly, and what to consider as a buyer or seller in west Summerlin. Let’s dive in.

Quick snapshot

The Summit Club is a private, members-only residential lifestyle club created with Discovery Land Company. It offers a limited number of homes within roughly 555 to 600 acres, anchored by golf, wellness, dining, and concierge-style services. The model is built around exclusivity and structural scarcity. The Summit Club describes this private club approach.

The Ridges is a high-end, guard-gated neighborhood inside the Summerlin master plan. It includes many sub-neighborhoods, resident amenities, and a wider mix of home types. Inventory is larger and more diverse, which spreads sales across more price bands.

Data at a glance

• Summit Club record sales: Local business press reported a 2024 single-family sale around 35 million, an all-time Las Vegas record, with other 2024 to 2025 trades near 29 million and 19.7 million. These deals pull averages higher and reflect the enclave’s top tier. See the Las Vegas record sale coverage.
• Summit Club condos: Resales have closed in the multi-million range in 2024 to 2025, often about 4 to 7 million, though volume is small and medians swing with a few closings.
• The Ridges medians: Consumer portals have shown listing and sold medians ranging from roughly the low 2 millions to above 4 million depending on month, metric, and whether townhomes are included. This variation is normal in an ultra-luxury area with uneven monthly counts.
• Key takeaway: Apparent gaps are driven as much by product mix and sample size as by location.

What drives the value gap

Scarcity and product mix

Summit Club was designed to be small, with a capped number of residences and limited remaining custom lots. A single trophy sale can shift the neighborhood’s headline numbers. The Ridges covers more ground, with custom estates, semi-custom homes, and lower-maintenance options, so medians are less dependent on one sale.

Private club premium

At Summit Club, you pay for the home and the private club lifestyle. Local reporting has described initiation fees in the low to mid hundreds of thousands and annual dues in the tens of thousands. Exact figures change over time, so verify with the club during due diligence. This membership layer is a core part of pricing and resale. See local coverage of the Summit Club’s model and record activity.

Lot scale and replacement cost

Summit Club features large estate sites, unbroken views, and bespoke architecture built to ultra-luxury specs. Local press notes that replacement construction and land costs at this level help rationalize pricing in the tens of millions. That combination supports a sustained premium in certain locations. Review-Journal reporting outlines this context.

Buyer profile and liquidity

Summit Club often attracts ultra-high-net-worth buyers who value exclusivity and are less price sensitive. That can mean fewer annual transactions yet higher peak prices. The Ridges draws a broader set of high-net-worth buyers, which usually creates deeper month-to-month activity.

How data can mislead

Small sales counts can make medians whipsaw. Listing medians show what sellers ask. Sold medians show what buyers paid. Different portals use different windows and property sets. When you compare these neighborhoods, name the metric and time frame so you are comparing like with like.

Ownership and carrying costs

• Summit Club: Ownership typically includes HOA plus private club components. Press coverage has reported initiation fees in the low to mid hundreds of thousands and annual dues in the tens of thousands. These figures change over time. Confirm details in writing with the club before you commit. Learn more about the Summit Club’s private model.
• The Ridges: Owners usually pay the Summerlin master fee plus The Ridges HOA and any sub-association dues. Combined dues often fall in a range commonly reported from about 400 to 1,300 or more per month, depending on the subdivision. Always verify current amounts with the association.

Choosing what fits you

If you want a fully private, member lifestyle with concierge services, Summit Club is tailored to that experience and priced accordingly. If you want a guard-gated Summerlin address with more product variety, deeper resale activity, and lower recurring costs than a private club, The Ridges is a strong fit. In both cases, focus on sold comparables for your specific home type and view corridor.

Compare apples to apples

• Define your metric: use median sold price for the last 6 to 12 months, not only listing prices.
• Note sample size: one or two trophy sales can skew medians at Summit Club.
• Break out product types: compare condos to condos and custom estates to custom estates.
• Verify all dues: confirm HOA, club initiation, and annual charges during due diligence. Local reporting shows these can change, so get current numbers from the source. Review-Journal coverage underscores this point.
• Consider replacement cost: for bespoke estates, current build and land costs matter when weighing value.

Final thoughts

Both enclaves sit on Summerlin’s west edge near Red Rock, yet they trade in different ecosystems. Summit Club’s private club model, limited supply, and record-level sales support a premium. The Ridges offers scale, variety, and steady liquidity. If you want a data-driven view of your options and a plan tailored to your goals, connect with Ryan Grauberger for local, private guidance.

FAQs

Do you have to join the Summit Club to own there?

• Membership is marketed as integral to the lifestyle, but buying can occur without membership in many arrangements; confirm current requirements, initiation, and dues with the club during due diligence.

Why are Summit Club prices higher than The Ridges?

• Pricing reflects limited supply, a private club premium, larger estate lots, high replacement costs, and headline trophy sales that lift averages, as shown in local reporting on record deals.

Which community offers better resale liquidity?

• The Ridges usually sees a broader buyer pool and more frequent trades, while Summit Club can reach higher peaks with fewer annual sales.

What monthly and annual costs should you expect?

• The Ridges typically has layered HOA dues that vary by subdivision; Summit Club adds a membership component with initiation and annual dues reported in the press that you should verify directly.

How should you compare price data across both areas?

• Use sold prices over a defined window, separate product types, disclose sample size, and beware that listing medians can differ from sold medians due to timing and inventory mix.