Choosing between two of Summerlin’s most sought-after enclaves can feel like comparing diamonds. You might love the idea of guard-gated privacy and mountain views, or you may be drawn to a private club lifestyle with resort amenities. Either way, you want clarity before you commit. In this guide, you’ll see how The Ridges and The Summit stack up on homes, amenities, costs, and daily living so you can match the right neighborhood to your goals. Let’s dive in.
Quick comparison: Two luxury paths
- The Ridges: A premier guard-gated community known for custom and semi-custom estates, striking architecture, and view lots oriented toward the Red Rock Canyon foothills. It appeals if you value privacy, design, and quick access to outdoor recreation.
- The Summit: Often referred to locally as The Summit Club, this is a private, highly exclusive community centered on membership-based amenities, on-site recreation, and a resort-caliber lifestyle. It appeals if you want a club environment with social, dining, and recreation right inside the gates.
Note: “The Summit” can describe different places in local real estate contexts. Confirm the exact legal subdivision name and membership structure for any property you consider.
Housing and architecture
What you’ll see in The Ridges
Homes in The Ridges skew toward custom or semi-custom design with a strong emphasis on contemporary and modern lines alongside Mediterranean and Spanish-influenced architecture. You’ll find larger lots and many homes sited to capture mountain or canyon views. Much of the neighborhood was developed in the 2000s and 2010s, with some newer custom infill, so finish quality and systems tend to be modern.
Design review and CC&Rs play a visible role in preserving architectural cohesion and view corridors. If you prize one-of-a-kind homes with striking indoor-outdoor living, The Ridges often matches that brief. Expect privacy-forward layouts and curated landscaping suited to the desert climate.
What you’ll see in The Summit
The Summit aligns at the ultra-luxury end with large estate homes designed around a private club lifestyle. Architecture ranges from modern desert to warm contemporary and other high-design styles. Lots are generous, and many homes balance privacy with access to on-site amenities.
Because the community centers on membership and resort-style living, the home experience often complements club programming. That can mean layouts ready for entertaining, guest suites, and seamless outdoor spaces that connect to the social fabric of the neighborhood.
Amenities and lifestyle
Privacy, security, and access
Both neighborhoods are guard-gated, with controlled access and a low-density feel. The Ridges emphasizes privacy, dramatic scenery, and easy proximity to the Red Rock Canyon area and open space trails. The Summit emphasizes the private club environment, offering on-site recreation and a built-in social hub for those who want it.
Outdoor recreation and nature
If you want quick access to hiking, cycling, and desert trails, both areas deliver. The Ridges puts you near the foothills, making sunrise hikes and evening canyon views part of daily life. The Summit also provides convenient access to regional outdoor assets while layering in curated on-site activities that come with a private club setting.
Shopping, dining, and entertainment
Both communities sit within the greater Summerlin area, with shopping, dining, and services a short drive away. Downtown Summerlin functions as a key hub for everyday conveniences, entertainment, and seasonal events. Day-to-day, you should expect car-first convenience with limited walkability inside the gates.
Costs beyond the purchase price
HOA scope and fees
Expect HOA oversight for gates, common areas, landscaping standards, and architectural review. Monthly assessments vary by sub-association, and there can be transfer fees and design review requirements when you build or renovate. Always review the full HOA disclosure packet and CC&Rs before you write an offer, and budget for potential special assessments.
Club membership differences
At The Summit, the lifestyle centers around private club membership and resort-style amenities. Membership types, initiation details, dues, and any transfer rules can change and may vary by property. At The Ridges, club or recreation access can differ by sub-area and is not uniform across the entire community. Verify whether any memberships are mandatory, optional, or separate from HOA dues by consulting the HOA and the relevant club office.
Property taxes and insurance
Clark County property taxes are based on assessed values maintained by the county. Review recent tax bills for any property you’re considering and compare them to similar homes nearby. For insurance, high-value properties may need tailored coverage for pools, guest structures, and enhanced finishes. Given the desert setting and proximity to natural open space in some areas, request quotes that consider potential brush and wind exposure.
Utilities and water stewardship
Electric service is typically provided by NV Energy, natural gas by Southwest Gas, and water by the Southern Nevada Water Authority and local purveyors. Landscaping and irrigation should align with desert water-use guidelines. If you plan exterior changes, confirm compliance with HOA and local water policies before you invest.
Schools, services, and commute
School context
Both areas are served by the Clark County School District. School assignments can change, and they vary by specific address within each neighborhood. If schools matter in your decision, verify the current assigned schools for any property and review publicly available information from district sources.
Healthcare and daily services
You will find a range of medical facilities, urgent care options, and specialty providers in and around Summerlin and the greater Las Vegas Valley. Grocery, dining, and fitness options are also nearby, with a variety of choices within a short drive.
Commute realities
These communities are car-oriented with limited transit options. If you commute to the Las Vegas Strip, downtown, or Henderson, test-drive the route at your typical travel time to gauge reliability. Many buyers prioritize proximity to the 215 beltway for cross-valley access and school or activities drop-offs.
Resale and selling considerations
What attracts buyers
In both neighborhoods, buyers respond to homes that showcase outdoor living, privacy, and seamless indoor-outdoor flow. Strong architecture, updated systems, and smart-home features tend to boost appeal. If a home includes membership considerations, make sure to clarify how those transfer and what the current options are.
Preparing to list
- Stage to highlight view corridors and outdoor entertaining.
- Refresh landscaping and hardscapes to show low-maintenance desert living.
- Organize documentation: HOA disclosures, any club materials, permits, and recent improvements.
- Align pricing with the latest MLS data and neighborhood comps.
Decision framework: Which fits your lifestyle?
Choose The Ridges if you prioritize
- Privacy, design-forward architecture, and dramatic Red Rock orientation.
- A guard-gated environment with a strong custom-home presence.
- Quick access to outdoor recreation and a low-density feel.
Choose The Summit if you prioritize
- A private club lifestyle with on-site social, dining, and recreation.
- Large estates designed for entertaining and hospitality.
- Concierge-style living within a discreet, membership-based setting.
Top tradeoffs to weigh
- Membership: Determine whether club membership is optional or required, and how it aligns with your lifestyle and budget.
- HOA and design review: Consider how architectural guidelines affect future renovations or new construction.
- Lot orientation: Evaluate sun exposure, view lines, and privacy relative to neighbors.
- Daily rhythm: Decide if you want a quiet, private retreat, an active club scene, or a blend of both.
Buyer checklist before you tour
- Confirm the exact legal subdivision name and any sub-association for each property.
- Pull current MLS data for recent sales, price per square foot, and days on market.
- Request the full HOA packet, including CC&Rs, design guidelines, rental rules, and fee schedules.
- Contact the relevant club office to understand membership types, costs, waitlists, and transfer policies.
- Review the most recent Clark County tax bill for each property and compare to nearby comps.
- Get insurance quotes tailored to high-value homes, pools, and guest structures.
- Verify school assignments through district sources, if relevant to your decision.
- Check FEMA flood maps, local fire-hazard information, and any county notices about planned development.
- Visit the property at different times of day to assess traffic, light, and neighborhood activity.
Work with a local specialist
Choosing between The Ridges and The Summit comes down to how you want to live each day. If you want design-forward privacy and canyon views, The Ridges may speak to you. If your ideal weekend includes golf, social options, and resort amenities inside the gates, The Summit may be the match. Either way, you deserve clear data and a thoughtful plan tailored to your lifestyle.
For a discreet, data-backed consultation and private property list, connect with Gianni Sammarco. Request a private market consultation and valuation and move forward with confidence.
FAQs
What is the key difference between The Ridges and The Summit in Summerlin?
- The Ridges centers on guard-gated privacy and architecture, while The Summit is organized around a private, membership-based club lifestyle and on-site resort amenities.
Are club memberships required to live in The Summit?
- Membership structures can change and vary by type and property; confirm current rules, costs, and any transfer policies directly with the club and your agent before you buy.
Does The Ridges include club access for all homes?
- Access to clubs or facilities varies by sub-area and is not uniform across the entire community; verify what, if any, memberships apply to a specific property.
How do HOA rules differ between these two neighborhoods?
- Each association has its own CC&Rs and design guidelines; review the full HOA packet for any home you consider to understand fees, approvals, and restrictions.
Which area offers better access to Red Rock Canyon trails?
- Both offer convenient access to outdoor recreation in the Red Rock area; confirm specific trailheads and distances from the exact property location.
What schools serve these communities?
- Both are served by the Clark County School District, but specific assignments depend on the property address; verify current schools through district sources.
How do property taxes compare between The Ridges and The Summit?
- Both are within Clark County, so the tax framework is consistent; review the most recent county tax bill for each property to compare actual amounts.