The Ridges Median Price Is Measuring The Wrong Thing

Pull up three different sources on The Ridges this year and you'll get three different answers to the same question. One says the median sold price for 2024 came in around $4.44 million. Another, reading a February 2026 snapshot, puts the number closer to $2.7 million. A third, working from first-quarter 2026 data, lands at $2.95 million and calls it a 6.4% year-over-year gain. None of these sources made an error. They're all describing the same 793-acre community at nearly the same moment, and they still don't agree, because in a market this size, the median isn't really measuring the neighborhood. It's measuring which handful of houses happened to close that month.

If you're comparing The Ridges to another Summerlin or Henderson community on the strength of a headline price, you're comparing a number that can swing by a million and a half dollars depending on the calendar, not the market.

Why Fifty Sales A Year Can't Produce A Stable Median

The Ridges holds roughly 380 total homesites spread across 12 or so individually gated enclaves, and in all of 2024, only about 52 of those homes changed hands. Spread that thin across enclaves that range from Toll Brothers condos in the low $700,000s to ridge-top estates well past $15 million, and you get a market where a single month's closings can drag the reported median in either direction by a wide margin.

That's exactly what happened with the February 2026 snapshot. The lower median that month wasn't a sign the community had cooled. It reflected a stretch where the closings that cleared escrow leaned toward Fairway Hills condos and semi-custom homes rather than the custom estates that usually anchor the number higher. Swap in three more Azure sales the following month and the median jumps again, with no actual change in what any individual home is worth.

Here's what that price spread looks like enclave by enclave:

That's not one housing market. It's six or seven distinct product types trading under a single HOA name, and the "median" is whatever those pull toward in a given stretch. Ask which enclave produced the number before you compare it to anything.

The Real Catalyst Isn't The Median. It's What's Happening At The Old Bear's Best.

While the median gets debated, the development actually reshaping value inside The Ridges has nothing to do with home sales at all. It's happening on the golf course.

Bear's Best Las Vegas, the Jack Nicklaus-designed course that has wrapped through The Ridges since 2001, closed to the public for good on June 22, 2025. It was bought the prior year by Mulligan Holdings, led by Andrew Pascal, the founder of PlayStudios who previously served as chief operating officer at Wynn Resorts, and Mike Mixer, a co-founder of Colliers International. Both men live in The Ridges themselves. They paid $30.5 million for the course and are now putting roughly $300 million into rebuilding it from the ground up under the name Amara Golf Club, working with the golf architecture firm Jackson Kahn Design. Reopening is projected for October 2026, with 15 boutique villas planned on the site following by December 2027.

Multiple guides to the community now describe this as the single biggest value catalyst The Ridges has seen in a decade. That's probably true. But the way it's usually presented skips two details that matter a lot if you're the one writing the check.

Membership Isn't Included. It's A Separate $250,000 Purchase.

Every Ridges homeowner already pays into Club Ridges through their HOA dues, which run $400 to $800 or more a month depending on enclave and cover the fitness center, resort pool, and tennis courts. Amara Golf Club is not that. It's a private club with a hard cap of 250 memberships, plus 15 more reserved specifically for buyers of the new villas, priced at $250,000 per membership, a fee that increases every 50 memberships sold. Half is due as a holding retainer up front, with the remainder due once the course is finished.

So the appreciation story isn't "every home in The Ridges just got a country club." It's a capped number of buyers writing a quarter-million-dollar check on top of the purchase price, and a smaller subset of enclaves positioned to benefit from proximity regardless of whether they join. Falcon Ridge, Redhawk, and Azure all have direct frontage along the old Bear's Best corridor and are the enclaves most likely to see the fairway-facing lift multiple sources are pricing in. Rimrock and Promontory sit inside the same HOA and the same headline renovation story, but without a fairway view to price into the listing.

Before treating "Amara is coming" as a reason a specific home is worth more, check whether that home actually backs the course.

Why The New Owners Keep Bringing Up Badlands

There's a second thread worth knowing if you're evaluating golf-adjacent property anywhere in the Las Vegas Valley, and it's specific to how this deal was built. Las Vegas has already lived through what happens when a golf course closes and a developer tries to rezone it for housing instead. The Badlands course, shuttered by developer Yohan Lowie, spent years in litigation over exactly that attempt, a fight that eventually settled for hundreds of millions of dollars.

Pascal has pointed to that history directly, telling the Las Vegas Review-Journal that protecting the community from a similar outcome was a central concern in how the Bear's Best purchase was structured, including working with Clark County and area HOAs before construction began. For a buyer weighing a fairway-facing lot anywhere in the valley, that's a concrete answer to a real question rather than a marketing assurance: what happens to my backyard if the golf course stops being a golf course. Here, the answer is documented in the deal itself.

What To Ask Before You Compare The Ridges To Anything Else

If a listing sheet, a market update, or another agent hands you a median price for The Ridges, four questions will tell you whether it means anything:

• Which enclave produced that number, and how many homes actually sold there in that window
• Is the home you're evaluating on the Amara Golf Club corridor, or in an enclave without fairway frontage
• Does the price you're comparing already assume golf club access, which is a separate purchase from HOA dues
• How many total transactions is the comparison built on, given that some enclaves see fewer than ten sales in a full year

A Few Questions Worth Settling Before You Move Forward

Is now a bad time to buy given the golf course is still under construction? Not necessarily. Construction periods are often when fairway-facing lots trade at a discount to what they'll command once Amara reopens in October 2026, though that's a timing bet, not a guarantee.

Does buying in The Ridges automatically include access to Amara Golf Club? No. Club Ridges amenities are included in HOA dues. Amara Golf Club membership is separate, capped at 250 slots plus 15 for villa owners, and priced at $250,000 with fees that rise every 50 memberships sold.

Why do HOA fees vary so much between enclaves? Each enclave carries its own HOA on top of the master Ridges HOA, and dues reflect that enclave's specific amenities and maintenance scope, which is one more reason a flat community-wide number rarely tells the full story.

The Ridges rewards buyers who ask which enclave, which month, and which fairway before they trust a headline number. If you're comparing this community to another Henderson or Summerlin address and want the enclave-level picture instead of the community-wide average, BRENDA BELTRAN / Infinity Brokerage can walk through what a specific lot's proximity to Amara actually means for value, and what it doesn't. Schedule a personal consultation to start with the numbers that apply to your search, not the ones that happened to trade last month.