Selling A Luxury Home In The Ridges: What To Expect
February 19, 2026
February 19, 2026
Thinking about selling your home in The Ridges and wondering what really happens from pricing to closing? You’re not alone. Ultra-luxury estates in this guard-gated Summerlin village follow a different rhythm than the broader Las Vegas market, and setting realistic expectations is half the battle. In this guide, you’ll learn how properties are valued, the marketing that moves qualified buyers, how privacy-focused showings work, what timelines look like, and the closing costs you should plan for. Let’s dive in.
The Ridges is known for elevated lots, strict security, Club Ridges for residents, and the Jack Nicklaus–designed Bear’s Best golf course. These amenities, plus view corridors across the valley, are major drivers of premium pricing. You see it in buyer demand for ridge-line lots, protected vistas, and custom estates with resort-like outdoor spaces. Learn more about the community features that command premiums by reviewing a local overview of The Ridges’ amenities and setting.
The Ridges is a true luxury submarket inside 89135. According to Redfin’s Jan 2026 snapshot, the neighborhood’s median sale price is around $2.7 million, and the median days on market sits near 187 days. That longer marketing window reflects a thinner buyer pool at the high end.
By contrast, the broader 89135 ZIP, which includes many areas outside The Ridges, reports materially lower median prices, often in the $800k to $930k range depending on date and source. This is why you should always separate The Ridges data from ZIP-level stats when making pricing decisions.
Appraisers and brokers still use comparable sales, but there are fewer true apples-to-apples comps at this level. Expect bigger adjustments for view premiums, elevation, lot size and usability, casitas or guest houses, permitted site work, and estate systems like whole-home automation or generators. Strong documentation helps your pricing story. Specifications, upgrade receipts, plans, and surveys are all useful when buyers and appraisers evaluate the home.
Published $ per square foot numbers vary widely in The Ridges. Vendor averages often land in the mid-hundreds, but individual sales can run far higher depending on lot, views, and finish level. Treat any single $ per square foot figure as directional. You need a current, property-specific CMA to anchor your list price.
At the luxury tier, buyers cluster in price bands more than at small price increments. Decide whether to lead with a market-making price that draws early showings, or set a more aspirational ask and plan for a longer runway. If you prefer speed and certainty, prioritize qualified cash buyers first. All-cash deals lower appraisal risk, which is especially helpful when comps are limited.
In this segment, the first showing happens online. You need editorial-quality photography, twilight shots, drone aerials to capture ridge position and views, a cinematic video, and a 3D tour for remote buyers. Staging also matters. NAR research links staging and professional photography to more showings and faster sales. Virtual staging can help in select rooms, but it should not replace on-site, high-quality photography for expansive outdoor spaces.
Beyond the MLS, exposure should include luxury channels, targeted digital advertising, and private previews for vetted buyers and top brokers. Many sellers in The Ridges prefer controlled showings with agent accompaniment and pre-qualification to maintain privacy without sacrificing reach. Your plan should balance discretion with the right level of market visibility.
The Ridges is known for tight security and privacy. Most sellers prefer agent-accompanied tours and pre-verified buyers who provide proof of funds or a strong pre-approval before stepping inside. Expect limited open-house activity. Instead, plan for scheduled showings with experienced agents, private broker events, and tailored preview windows. If you are a high-profile seller, discreet marketing can minimize public exposure while still reaching qualified purchasers.
Most luxury offers include earnest money and inspection contingencies. Many buyers will shorten inspection windows or bring a pre-inspection report. If financing is involved, be prepared for appraisal conversations. Jumbo loans rely on limited comps, which can trigger appraisal gaps. Your best defense is a well-documented property file and a pricing narrative that explains your premiums: view, elevation, upgrades, and systems.
Luxury homes in The Ridges usually take longer to sell than the valley overall. Redfin’s Jan 2026 read shows a neighborhood median of about 187 days on market. That is not a rule, but it is a useful reality check for planning. Once under contract, financed deals in Nevada often close in 30 to 45 days, while cash sales can close in a few days to a couple of weeks depending on title and escrow readiness.
Industry-wide changes that began in 2024 affect how buyer broker compensation is discussed and disclosed. Many MLS systems no longer allow blanket offers of compensation on the MLS. Buyers now commonly sign written agreements with their agents that define how their agent is paid. As a seller, you can still negotiate buyer-agent compensation with your listing broker, typically off-MLS, and structure it to support your pricing and marketing goals.
Sellers in Clark County typically pay their agreed listing commission, plus title and escrow fees, and Nevada’s Real Property Transfer Tax. At luxury price points, the transfer tax adds up, so plan for it early. Clark County’s combined RPTT is $2.55 per $500 of value.
Here is a simple example: on a $3,000,000 sale, the RPTT estimate is 3,000,000 divided by 500 equals 6,000. Then 6,000 times 2.55 equals $15,300. Title and escrow fees vary by provider. HOA transfer fees may also apply depending on your specific enclave. Your agent can prepare a net sheet so you can see your estimated proceeds at several price points.
Selling in The Ridges is not just about putting a high number on a listing. You benefit from a partner who understands elevation and view premiums, knows how to package your home’s story for buyers and appraisers, and has access to the right luxury distribution. You also want a calm, experienced negotiator who can handle appraisal gaps, inspection give-and-take, and privacy-minded showings.
Use this to get organized before photography and launch:
Selling a luxury home in The Ridges takes careful positioning, patient timing, and best-in-class presentation. Price bands matter more than minor list tweaks, visuals drive qualified tours, and privacy-first showings keep your life running smoothly. With a solid strategy and a calm, experienced advisor, you can protect your time and your equity while moving confidently to the next chapter.
If you would like a custom pricing review and a marketing plan tailored to your enclave, connect with Stephanie Taffanelli. Schedule a Call and get a clear, step-by-step plan for your sale.
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