In late February 2026, a newly built estate at 10911 Discovery Peak Court in The Summit Club closed for $22.5 million, which at the time marked the highest price paid for a Las Vegas home in 2026. The property had spent months on the market after listing in July 2025 for $27 million. It sits on roughly an acre, on a cul-de-sac, with six bedrooms and nine bathrooms across about 11,974 square feet.
Listing agent Ivan Sher of IS Luxury told the Las Vegas Review-Journal what made the property unusual wasn't the size or the finishes. It was the lot itself, a cul-de-sac position he called "kind of harder to come by."
That's an odd thing to highlight about a $22.5 million house. But it points to something buyers comparing The Summit Club to The Ridges keep getting wrong: the number on the closing statement is not the number that defines the community, and in a market this thin, one cul-de-sac lot can swing the entire picture.
Two Communities, One Zip Code, Different Rules
The Summit Club and The Ridges both sit in Summerlin's 89135 zip code, both back up to Red Rock Canyon, and both show up on every list of Las Vegas's most exclusive addresses. From a portal search, they can look like variations on the same product: guard-gated, golf-adjacent, custom-built, expensive.
They aren't built the same way. The Ridges operates as a layered homeowners association community. You buy the home, you pay the Summerlin master assessment plus a Ridges association fee, and Club Ridges functions as a resident amenity, similar in spirit to a clubhouse and pool package rather than a separate membership you apply for. The Summit Club works differently. Discovery Land Company, the developer behind clubs like Yellowstone Club, structured it as a private residential golf and lifestyle club first and a neighborhood second. Buying the real estate gets you inside the gate. It does not automatically get you onto the Tom Fazio-designed golf course, into the clubhouse dining rooms, or onto the fitness and spa rosters.
That distinction is the whole story, and it's the one most comparison guides skip past on their way to a price table.
The Number Portals Show You Isn't the Number You'll Pay
Here's the friction that surfaces after a buyer has already fallen for a Summit Club lot: the real estate purchase and the club membership are related but legally separate transactions. You can close on the land or the home and still need to clear a separate membership application, approval, and initiation payment before you can play the course or use the wellness facilities. Multiple local reports describe that initiation fee landing somewhere between $250,000 and $450,000, with annual golf dues reported anywhere from roughly $54,000 up toward $120,000 depending on which year and which membership tier you're reading about. On top of that sits a monthly HOA assessment reported at $2,073 to $2,823, which pencils out to roughly $25,000 to $34,000 a year before club costs are added at all.
None of that shows up in a median home price. A portal listing $8 million for a Summit Club estate is quoting you the deed. It is not quoting you the membership.
The Ridges doesn't ask you to clear that second gate. There's no separate golf buy-in bundled into the purchase, no membership committee reviewing your application after escrow closes. What you see in the HOA disclosures is closer to what you'll actually carry each year.
Here's how the two stack up when you line up what's publicly reported:
| Cost Layer | The Summit Club | The Ridges |
|---|---|---|
| Completed estate price range | Roughly $5M to $30M+, with 2026's priciest closing to date at $22.5M (Feb. 2026) | Roughly $3M to $20M+, Q1 2026 median closed price $3.2M |
| One-time club buy-in | Golf membership initiation reported $250K to $450K | None; Club Ridges is a resident amenity, not a separate membership |
| Recurring club dues | Reported roughly $54K to $120K annually depending on tier and source | None separate from standard HOA billing |
| HOA / master assessment | Roughly $2,073 to $2,823 per month ($25K to $34K annually); some published all-in carrying-cost estimates run as high as $42K when club costs are folded in | Summerlin master fee plus Ridges association fee, without a comparable private-club layer |
| Resale visibility | Meaningful share of inventory trades off the public MLS | Deeper, more consistent public comp history |
The spread in the reported dues figures is worth sitting with. Different local sources cite different numbers for the same club in the same year, and that isn't sloppiness. It reflects a membership structure that, unlike an HOA budget, isn't published on a fixed public schedule. If you're pricing out a Summit Club purchase, the only number that matters is the one you get in writing from the club and confirmed in your closing documents, not the range you found on a blog.
Why the Medians Swing So Hard
Per Las Vegas REALTORS data, The Ridges posted a median closed-sale price of $3.2 million in Q1 2026, up 11 percent year over year. Over the same 12-month window ending in Q1 2026, The Summit Club's rolling median sale price sat at $11.4 million. That's not a modest premium. It's a nearly fourfold gap between two communities inside the same zip code with overlapping views of the same canyon.
Some of that gap is real. Summit Club parcels average close to an acre across its 555-acre footprint, larger than the typical lot anywhere else in Summerlin, and the community caps out at somewhere between roughly 260 and 270 total residences depending on which count you use, with about 145 of those lots sold or under construction as of the first quarter of 2026. Some of that gap is statistical noise. When a market has that few annual transactions, and when a meaningful share of those transactions never reach the open MLS because Discovery Land buyers often deal directly and privately, one $22.5 million sale or one $35 million sale (the community's all-time record, set in 2024) can pull the median wherever it wants to go. The Ridges, with a deeper bench of closings each quarter, produces a median that behaves more like a real market signal and less like a coin flip weighted by whoever happened to close that month.
If you're using a headline median to decide where your budget fits, you're reading two different kinds of instruments. One is a market average. The other is closer to a small, private auction result.
The Ridges Is Quietly Closing the Gap
The comparison isn't static. The Ridges' Amara Golf Club, formerly known as Bear's Best, is in the middle of a reported $300 million transformation from a public course into a private one. If that conversion lands the way it's being described, it moves The Ridges a step closer to the club-centric model The Summit Club has run on since day one, and it's worth watching over the life of a multi-year hold rather than treating today's fee structure as fixed.
That matters for anyone weighing a purchase now against what the neighborhood might look like in five years. A buyer choosing The Ridges partly because it lacks a separate membership layer should know that calculus may not hold indefinitely.
What This Means If You're Comparing the Two
The honest way to compare these communities isn't purchase price against purchase price. It's total five-year carrying cost against total five-year carrying cost, membership status against membership status, and public comp depth against public comp depth. A $6 million Ridges estate and a $6 million Summit Club condominium residence are not the same purchase once you add in what one requires you to join and the other does not.
If privacy and a fully managed, club-run lifestyle are the priority, and the membership economics fit your annual budget without changing your decision, The Summit Club delivers something The Ridges structurally cannot: a single operator controlling security, service, and amenity quality across the entire 555-acre footprint. If you want ultra-luxury Summerlin real estate with a deeper resale market, more predictable comps, and the flexibility to skip a six-figure club buy-in, The Ridges remains the stronger fit, at least until Amara's conversion is complete.
A Few Questions Worth Asking Before You Tour Either One
If I buy in The Summit Club, do I automatically get golf and club access? No. The real estate purchase and the private club membership are related but separate transactions, each with its own approval process and fees. Confirm membership terms directly with the club and in your purchase agreement before you assume anything is included.
Why do different sources quote different prices for the same community? Small sample sizes and heavy off-market activity, especially at The Summit Club, mean a handful of closings can move a rolling median significantly from one reporting period to the next. Always check the time window behind any figure you're comparing.
Does The Ridges have anything comparable to a golf membership fee? Not currently. Club Ridges functions as a bundled resident amenity rather than a separately sold membership, though the Amara Golf Club conversion at The Ridges is worth monitoring if you're weighing these two communities over a longer hold.
Comparing Summerlin's two most exclusive addresses on price alone will get you the wrong answer every time. If you want the real cost stack worked out against your specific budget and lifestyle priorities, along with a candid read on what's currently available in each community, Jill Alegre has spent more than two decades inside these exact neighborhoods. Let's Connect and figure out which one actually fits.
