The Ridges Summerlin Jumbo Mortgage — Premier Custom Luxury Financing
Program figures verified July 2026 — details change; confirm your scenario with us.
The Ridges market — Summerlin's apex
The Ridges is Summerlin's most prestigious neighborhood — gated, custom-home only, situated on dramatic hillside positions with panoramic Las Vegas + Red Rock views. For Summerlin physicians, executives, athletes, and entertainment industry buyers, The Ridges represents the apex of Las Vegas custom luxury.
The Ridges at a glance:
- Gated community within Summerlin
- Custom-only homes (no spec or production)
- Price range: $1.8M-$15M+ (typical $3M-$8M)
- Architectural variety (contemporary modernist to Mediterranean to mountain modern)
- Bear's Best golf course (private + amenity)
- HOA fees: Substantial
- Distance to Las Vegas Strip: 20-25 minutes
- Distance to MountainView Hospital: 10-15 minutes
The Ridges is where Las Vegas's most successful buyers settle.
Why The Ridges specifically
Custom-only character
- Every home is architect-designed
- 18-36 month build typical
- Significant build cost premium
- Architectural review process
Hillside lots + views
- Panoramic Las Vegas Strip + Red Rock views
- Premium for view orientation
- Most valuable lots cost $2M-$5M before construction
Gated + security
- 24/7 guard gate
- Premium privacy + security
- HNW family choice
Architectural variety
- Unlike strict-style communities, The Ridges allows architectural variety
- Contemporary modernist + Mediterranean + mountain modern + transitional
- Specific Architectural Review Committee approval
Bear's Best golf
- Adjacent Bear's Best Golf Course (Jack Nicklaus design)
- Premium golf amenity
- Membership separate
The Ridges financing realities
Loan size ranges
- Lot purchase: $1.5M-$5M typical
- Construction loan: $2M-$10M typical
- Permanent jumbo: $2M-$10M typical
- Combined project: $4M-$20M typical
Down payment requirements
- Lot: 40-50% down typical
- Construction: Owner equity in lot + cash for construction
- Permanent: 25-30% LTV typical (equity-rich after construction)
Lender access
- Specialty portfolio jumbo lenders for $5M+ scenarios
- Private banking for $10M+ scenarios
- Mike's access to multiple jumbo specialists
- Construction-to-perm products available
Documentation paths
- Full income docs (W-2 + tax returns + K-1 + bonus)
- Bank statement for sophisticated business owners
- Asset depletion for portfolio-heavy retirees + post-IPO
- Trust ownership common for estate planning
Common The Ridges buyer profiles
LV business executives + entrepreneurs
- Gaming industry executives
- Real estate developers
- Multiple-business owners
- $500K-$2M+ income
Bay Area + LA relocators
- Recently moved for NV tax benefits
- Tech executives + founders
- IPO/sale liquidity event funding
Sports + entertainment industry
- Raiders + Golden Knights athletes
- Entertainment industry executives + talent
- Music industry headliners
Established physicians + specialty surgeons
- Premier specialty surgeons (cardiac, neuro, plastics)
- Successful private practice owners
- $750K+ income
Out-of-state HNW relocators
- East Coast + Midwest CEOs + executives
- Substantial portfolios
- Asset-rich retirees
The Ridges construction loan mechanics
For Ridges custom builds (most Ridges purchases involve construction):
Phase 1: Lot purchase
- Often cash purchase OR lot-purchase loan
- Lot loans: 40-60% LTV typical
- interest-only options
- Interest-only during construction phase
Phase 2: Construction loan
- Draw-based loan during build
- Interest-only on drawn balance
- 18-30 month construction period typical
- Rate 0.5-differs from standard mortgage
Phase 3: Construction-to-perm conversion
- At completion + final appraisal, converts to permanent mortgage
- Single closing structure (some lenders)
- Two-closing structure (more lenders)
Documentation requirements
- Architect-prepared plans (substantial)
- Approved by The Ridges Design Review Committee
- Builder contract + bond
- Detailed budget
- Specific draw schedule
- Builder's risk + general liability insurance
Common The Ridges scenarios
Scenario 1: Tech founder custom build
- Bay Area tech executive, recent IPO ($50M)
- Sold Bay Area home: $3.5M
- Buys $5M Ridges lot + builds $7M custom = $12M total
- Path: $5M lot cash + $5M construction loan (50% lot equity) + $5M permanent jumbo
- NV residency: $200K+ ongoing annual tax savings
- Outcome: Custom legacy home + tax-optimized lifestyle
Scenario 2: LV gaming executive custom build
- Established LV gaming executive, $850K W-2 + bonus
- Sold existing $1.5M Summerlin home
- Builds $7M Ridges custom
- Path: $1.5M sale equity + $2.5M cash + $3M construction-to-perm
- Outcome: Premium custom home in established Ridges community
Scenario 3: Senior specialty surgeon
- 15 years cardiothoracic surgery, $1.2M income
- Sold previous $725K Henderson home
- Builds $4.5M Ridges custom
- Path: Substantial down + $2M construction-to-perm
- Outcome: Premier custom home + specialty surgeon lifestyle
Scenario 4: Bay Area founder pre-IPO planning
- Anticipating $30M IPO 18 months
- Buys $6M Ridges custom now
- Cash purchase using existing wealth
- IPO tax savings when realized: $4M+
- Outcome: Custom home + tax-optimized future
Scenario 5: Multi-generational family Ridges
- Established LV family with multi-generational wealth
- Buys $4.5M Ridges custom for next generation
- Cash + trust structure
- Outcome: Generational property + family legacy
The Ridges Design Review Committee
Approval process
- Architect-prepared plans submitted to Design Review Committee
- 3-6 months typical approval timeline (some longer)
- Specific architectural standards (within variety allowed)
- Materials + finish standards
Approved architects + builders
- The Ridges maintains list of approved architects
- Same with builders
- Mike works with approved builders for construction loan coordination
Specific design considerations
- Hillside engineering (grading + drainage)
- View preservation
- Architectural style + materials
- Energy efficiency standards
Frequently asked questions
Is The Ridges gated?
Yes — gated community within Summerlin (which is itself partially gated in some villages). The Ridges has its own dedicated gate + security.
How long do The Ridges custom builds take?
Typically 24-36 months from architect engagement to completion. Substantial complexity. Some longer for ultra-luxury.
What about The Ridges HOA fees?
Substantial — typically $3K-$10K+/year for community amenities, gate, common areas, hillside infrastructure maintenance. Verify property-specific.
Can I buy a finished Ridges home (resale)?
Occasional resale. Limited inventory (most Ridges homes built for long-term family ownership). When available, often $4M-$15M.
What about Ridges vs MacDonald Highlands?
Both Vegas-area premier custom communities. Ridges in Summerlin (west Vegas). MacDonald Highlands in Henderson (east). Both ultra-luxury custom. Different geographies + community feel.
Can I get a physician loan at Ridges?
Physician loan max $2M. Most Ridges properties exceed. For $2M+ portion: jumbo physician or standard jumbo.
What about Ridges + golf?
Bear's Best Golf Course adjacent. Membership separate from home purchase. Premium golf amenity.
What about Ridges investment property?
Investment property typically not allowed (community is owner-occupied custom luxury). Verify with HOA.
What's typical Ridges custom project budget?
$5M-$10M typical total project. Some $3M-$5M entries; some $15M-$25M ultra.
Can I rent in The Ridges to test before buying?
Rental inventory minimal due to community character. Most Ridges occupants are owner-occupied. Verify with HOA.
Talk to Mike about your The Ridges scenario
Free 30-minute call. Bring your stage (planning, lot purchase, construction, near completion), target budget, financing preferences.
(480) 296-6513 · Mike Certo, NMLS #260555 · Cornerstone First Mortgage NMLS #173855
Sources
Mike Certo · NMLS #260555 · Cornerstone First Mortgage NMLS #173855 · Equal Housing Lender. Not affiliated with The Howard Hughes Corporation or The Ridges. Educational content, not a loan commitment. Loans subject to buyer and property qualification.