Nevada's #1 real estate team for Four Seasons Private Residences — Nevada's first branded luxury residences inside guard-gated MacDonald Highlands. 171 homes from $3.67M to $28.95M+, full Four Seasons service, and panoramic Strip views. Search available residences with live MLS data.
PLAN ENTRY PRICE
$3.67M+
Discovery Land Company / MacDonald Highlands, 2024
TOTAL RESIDENCES
171
Community records
ESTABLISHED
2024
Discovery Land Company
ZIP-AREA DAYS ON MARKET
37
LVR / GLVAR via Repliers, as of September 13, 2026
Property research
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Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 13, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
Four Seasons Private Residences is Nevada's first branded luxury offering — 171 homes inside guard-gated MacDonald Highlands, priced $3.67M to $28.95M+, with deliveries starting 2027. The ZIP-89012 area is City of Henderson-served with a $797,000 median list and 26-day pace per Las Vegas REALTORS. Takeaways below unpack the key facts.
Last updated September 2026 · Sources: LVR, U.S. Census, City of Henderson
ZIP-89012 — covering MacDonald Highlands, Four Seasons, and surrounding Henderson foothills — held 326 active listings at a $797,000 median in September 2026 per Las Vegas REALTORS. Four Seasons residences span $3.67M–$28.95M+ as pre-construction contracts; newest area listings appear below, and our team coordinates direct access to remaining inventory.
PRICE DISTRIBUTION
The ZIP-89012 area median is $797,000 per Las Vegas REALTORS September 2026 MLS data, but the area spans a wide range: entry listings around $400K in the surrounding Henderson foothills to Four Seasons' own $3.67M–$28.95M+ residences. The bands below show the modeled split of the area's 326 active listings.
The ZIP-89012 area's 326 active listings break down into distinct tiers — Four Seasons' 171 branded residences, MacDonald Highlands guard-gated estates, and the surrounding Henderson foothills. Each link below opens our live MLS search, with counts updated daily from Las Vegas REALTORS data for ZIP 89012.
Four Seasons sits inside a layered luxury ecosystem in the Henderson foothills. The cards below show the communities buyers compare most often — each links to the relevant hub or live search so you can see current inventory and lifestyle fit.
Updated daily · 344 active listings · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by price, floor plan type, view orientation, and residence tier — no spam, unsubscribe anytime. Ultra-luxury listings in guard-gated Henderson communities routinely sell off-market or within days of listing per Las Vegas REALTORS pace data. Alert subscribers and our pre-registered buyers list see new availability before public announcement.
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check CCSD school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
Four Seasons Private Residences delivers branded hospitality, panoramic Strip views, DragonRidge golf adjacent, and dual-gated privacy in the Henderson foothills. City of Henderson serves every street, and Nevada's zero state income tax — versus California's 13.3% top rate — makes the $3.67M+ price point compelling for high earners establishing residency.
It is known as Nevada's first and only Four Seasons branded residential offering — 171 ultra-luxury homes inside guard-gated MacDonald Highlands, combining full hotel-quality services with private home ownership and panoramic Las Vegas Strip views from the Henderson foothills.
High-net-worth buyers seeking a primary Nevada residence for tax arbitrage, a luxury second home with full hotel services, or an ultra-luxury investment in constrained branded supply — including California relocators, international buyers, and Strip-adjacent executives who want privacy without sacrificing service.
Breakfast ordered to your residence, 24-hour concierge handling every logistics question, DragonRidge golf steps away, and the Strip 20 minutes down I-215. The lifestyle combines resort-level service with the permanence of home ownership.
Four Seasons Private Residences sits inside guard-gated MacDonald Highlands in the Henderson foothills, occupying roughly 15 acres at elevations above the valley floor. About 10 miles from the Strip, 15 minutes from Harry Reid Airport, 10 minutes to Henderson's Green Valley corridor.
Quick Answer
Yes — for buyers who value branded service, guaranteed privacy, and tax arbitrage above all else, Four Seasons Private Residences is the valley's benchmark. The combination of full hotel-quality services, guard-gated Henderson foothills, DragonRidge golf adjacent, and Nevada's zero state income tax is unavailable at any other address in the state. The honest trade-offs: $2,000–$5,000+/month in fees is non-negotiable, deliveries begin 2027 rather than today, and the public school zone is secondary to the private-school landscape most buyers at this tier prefer. For the right buyer, none of those trade-offs is disqualifying.
Source: City of Henderson
According to the U.S. Census Bureau QuickFacts for Henderson — the city that contains Four Seasons Private Residences — the parent city holds 331,857 residents with a median household income of $88,654. The Four Seasons community is projected to house approximately 350 residents across 171 homes, with an average income well above $1 million per the developer's demographic analysis.
The Census does not tabulate Four Seasons Private Residences separately, so the figures below are Henderson citywide — the statistical backdrop for the parent city. Inside the plan, the buyer profile skews heavily toward California and New York relocators seeking primary Nevada residency, international high-net-worth buyers seeking a Las Vegas base, and Strip-adjacent executives and entertainment industry principals.
Source: U.S. Census Bureau QuickFacts, Henderson city · Developer projections for resident profile · Updated
POPULATION & GROWTH
Four Seasons Private Residences will deliver 171 homes beginning 2027 into a Henderson luxury market that has seen compound demand growth: Henderson has added roughly 74,000 residents since 2010 per U.S. Census counts, while the ultra-luxury foothills tier has seen limited new supply and rising prices. That combination of population growth and supply scarcity underpins the investment case.
Inside the foothills, growth means demand on a fixed product: Four Seasons' 171 residences will not expand post-delivery. Every new Henderson resident adds indirect demand for the schools, services, and prestige address the foothills already own, while the four-figure monthly-fee service model gates residency to a global buyer pool that tracks the broader luxury market, not local employment shifts.
Sources: U.S. Census Bureau QuickFacts and City of Henderson. Citywide figures shown because the Census does not tabulate Four Seasons Private Residences separately; projection reflects recent Henderson growth rates. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
ZIP-89012 market data from Las Vegas REALTORS — covering MacDonald Highlands, Four Seasons, and surrounding Henderson foothills. Scope note: 89012 is broader than the Four Seasons plan; plan-level prices ($3.67M–$28.95M+) exceed the ZIP-area median. Monthly points are NREG-modeled from the 100-day medians ($565K sold, 26 DOM) — read the trend, not single-month moves.
Median Sold Price (ZIP area)
$538K–$570K monthly band; $565K median over the last 100 days
vs September 2025
Source: Las Vegas REALTORS
Days on Market (ZIP area)
24–32 day monthly range; 26 median over the last 100 days
vs September 2025
Source: Las Vegas REALTORS
Active Listings (ZIP area)
326 active listings in the ZIP-89012 area as of June 2026
Source: Las Vegas REALTORS
The long view: Henderson's median sold price rose 114% between 2014 ($230,000) and 2026 ($492,709), across 49,400 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
ULTRA-LUXURY MARKET
Market Competitiveness
The ZIP-89012 foothills market moves at a brisk 26-day median per Las Vegas REALTORS data, with 326 active listings spanning a wide range from the $500Ks to Four Seasons' $28.95M+ penthouses. Well-priced foothills listings draw qualified buyers quickly; ultra-luxury and pre-construction contracts move on relationship and access rather than open-market competition.
Four Seasons Private Residences isn't the right fit for every luxury buyer — it's a specific product for a specific buyer. The $2,000–$5,000+/month service fee is structural, the price floor is $3.67M, and deliveries begin 2027. But for the right six buyer profiles below, it is the valley's most compelling address.
Ready to explore Four Seasons Private Residences? Our team holds gate-access relationships at MacDonald Highlands and coordinates pre-construction availability, floor-plan reviews, and closing timelines.
Start Your Luxury SearchResidence Tier Comparison
A like-for-like comparison of Four Seasons' four residence tiers — indicative price, lifestyle fit, and view orientation — using plan data from Discovery Land Company and ZIP-area context via Las Vegas REALTORS. Per-tier figures reflect developer pricing guidance; consult the sales team for current availability.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Sky Residences | From $15M+ | Upon request | Pre-construction | Limited | Full-floor penthouses · 360° views |
| Estate Residences | From $8M+ | Upon request | Pre-construction | Limited | Expansive living · Private elevator |
| View Residences | From $5M+ | Upon request | Pre-construction | Available | Strip views · Open floor plans |
| Garden Residences | From $3.67M+ | Upon request | Pre-construction | Available | Ground-level · Pool access · Patios |
| MacDonald Highlands Estates | From $800K+ | ~$350+ | 30 | ~80 | Custom · Guard-gated · Adjacent |
| DragonRidge Golf Homes | From $1.5M+ | ~$330+ | 35 | ~35 | Golf frontage · Luxury · Adjacent |
Source: Discovery Land Company / MacDonald Highlands developer guidance and Las Vegas REALTORS ZIP-89012 MLS data, June 2026. Plan-level pricing is distinct from the ZIP-area median. Nevada Real Estate Group coordinates direct access to current availability.
Residence Tier Deep Dive
Submarket 1
The most exclusive addresses in the plan — full-floor layouts, wrap-around terraces, and 360-degree panoramic views of the Las Vegas Strip, the McCullough Range, and the desert valley. Pricing from $15M to $28.95M+.
Browse Sky Residences homes →Submarket 2
Full-floor residences with generous entertaining spaces, private elevator access, and premium finishes throughout. The estate tier combines scale with Four Seasons' full service stack at the $8M+ level.
Browse Estate Residences homes →Submarket 3
Residences positioned for maximum Las Vegas Strip and valley views, with open layouts, floor-to-ceiling glass, and designer kitchens. The most-requested configuration among California relocators.
Browse View Residences homes →Submarket 4
Ground-level residences with private patios, direct access to resort amenity areas, and indoor-outdoor desert living at the entry price for the Four Seasons brand in Nevada.
Browse Garden Residences homes →Submarket 5
Custom single-family estate homes within the broader MacDonald Highlands community, adjacent to Four Seasons. Buyers who want guard-gated privacy and DragonRidge golf without the branded residence fee structure start here.
Browse MacDonald Highlands Estates homes →Submarket 6
Golf-course homes along DragonRidge fairways within MacDonald Highlands — direct fairway frontage with member-access golf and proximity to Four Seasons' amenity campus, at lower monthly fee structures.
Browse DragonRidge Golf Homes homes →Submarket 7
The shared amenity engine serving both Four Seasons Private Residences and the broader MacDonald Highlands community: DragonRidge Country Club's Tom Fazio championship course, clubhouse dining, spa treatment rooms, fitness facilities, and curated social programming accessible on a member or resident-fee basis.
Browse DragonRidge & MacDonald Highlands Amenity Campus homes →STILL DECIDING?
BY ZIP CODE
Four Seasons Private Residences sits in ZIP 89012, which the MLS uses as the reporting unit for the broader Henderson foothills — including MacDonald Highlands, Foothills at MacDonald Ranch, and surrounding luxury communities. The table presents the ZIP area as one corridor; plan-level pricing at Four Seasons ($3.67M–$28.95M+) is distinctly above the ZIP-area median.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89012 | Henderson foothills — MacDonald Highlands · Four Seasons · Foothills at MacDonald Ranch | $1,077,475 | ~$318 | 26 | 326 | n/a* |
Source: Las Vegas REALTORS MLS plus Nevada Real Estate Group corridor analysis. The $1,077,475 ZIP-area median reflects the full 89012 area — Four Seasons plan pricing ($3.67M–$28.95M+) is distinct. *Year-over-year change is intentionally omitted at corridor level. Boundaries per Clark County GIS.
Developer & Nearby New Construction
Four Seasons Private Residences is a Discovery Land Company and MacDonald Highlands project — a fixed-count branded offering rather than a builder-sales-center product. Buyers work with the developer's sales team and a licensed real estate agent. The surrounding Henderson foothills also offer high-end new construction from national luxury builders active in nearby master plans.
Move-Up & Luxury
Luxury production near the MacDonald area corridor
Luxury & Family
High-volume luxury alternative in neighboring Henderson plans
Move-Up & 55+
Active-adult and luxury production near the foothills
Luxury & Custom-Like
Elevated specification production near the foothills
Luxury & Family
Value-oriented luxury construction in Henderson
Outdoor Recreation
Desert trails, championship golf, and resort-caliber pools — Four Seasons' outdoor life is elevated and service-backed. The City of Henderson maintains Cornerstone Park within range, McCullough Hills trails thread the foothills, and DragonRidge Country Club's Tom Fazio course anchors the immediate neighborhood.
IN-COMMUNITY
Resort-caliber infinity pools with deck service and concierge — the Four Seasons hospitality standard applied to outdoor living year-round in the Henderson desert.
IN-COMMUNITY
Tom Fazio-designed championship course inside MacDonald Highlands — residents access golf, dining, and spa on a fee basis without a mandatory full-membership commitment.
FOOTHILLS ACCESS
Desert single-track and mesa-top views along the McCullough Range foothills — the quickest serious hiking from any address in the MacDonald Highlands community.
10 MIN
One of Henderson's flagship regional parks — a lake, fishing piers, the Henderson Amphitheater, a dog park, and extensive trails managed by the City of Henderson.
10 MIN
A well-maintained City of Henderson neighborhood park serving the south-Henderson foothills with courts, play structures, and picnic areas.
20 MIN
America's first national recreation area — full-size boating, coves, and desert hiking twenty minutes east via Lake Mead Parkway from the Henderson foothills.
IN-COMMUNITY
A full Four Seasons standard fitness facility with equipment, studio, and trainer access — all included within the residence service fees.
15 MIN
Private aviation terminals at Harry Reid International — 15 minutes via I-215 — serve the global buyer profile that characterizes Four Seasons Private Residences ownership.
The Four Seasons Lifestyle
Three daily rhythms without leaving the address: 18 holes at DragonRidge, poolside service under the desert sun, and dinner ordered to your residence by the Four Seasons concierge — with the City of Henderson's parks and Henderson's full infrastructure threading the broader neighborhood.
SCHEDULE A PRIVATE SHOWING
Yes — but access requires gate coordination. MacDonald Highlands does not allow unescorted entry; Nevada Real Estate Group handles clearance, availability briefings, and floor-plan previews for every showing. With roughly 75% of the 171 residences sold during pre-construction, remaining configurations are limited. Call (702) 637-1759 today and we'll schedule your private walkthrough of available residences and the amenity campus.
Build a budget around the particular home and your circumstances. Obtain current financing terms, property records and service quotes before comparing the cost of a move. A community average cannot establish your tax bill, insurance premium, association charges or savings.
Ask a tax adviser to review income sources, residency dates and any continuing connections to another state. California-source income can remain taxable after a move; the Franchise Tax Board explains part-year and nonresident rules. A headline tax-rate comparison does not calculate your savings.
Get the exact parcel's current tax bill and assessment record from its county. Confirm the property's abatement status and any effect of new construction, a change in use or your circumstances with the assessor. Do not apply a community-wide percentage to a purchase price or assume a tax cap is automatic.
Use lender estimates, insurance quotes, association documents and utility information for the exact address. Include maintenance, moving expenses and any special assessments in the comparison. Renting and buying involve different costs and obligations; future equity or resale gains are not assured.
Check school assignments for the enrollment year and ask about choice-program applications. Investigate parcel-specific hazards and permitted uses with the responsible agencies. Review travel routes and the features that matter to you instead of relying on a broad safety score or a neighborhood recommendation based on household type.
Discuss the homes, budget and timing you want to evaluate with the team.
Explore relocation planningRELOCATION TIMELINE
Plan the purchase and move around your circumstances and the property's verified requirements. Coordinate the transaction, possession and moving arrangements with the relevant parties. For license and vehicle questions, consult the Nevada DMV new-resident guide. Confirm your own deadlines and any exemptions directly with the agency.
Compare homes using your budget, accessibility needs, desired features and travel routes. Evaluate the particular property and surroundings using your own priorities; a neighborhood label does not establish its suitability.
Ask a lender for terms based on your circumstances and the property. Obtain the parcel tax record, insurance quotes, association charges and other recurring costs; a community-wide estimate cannot establish your payment or approval.
Discuss services, compensation, communication and touring arrangements with the agent. Confirm the details in the applicable agreement before relying on a promised service or access to a property.
Check school assignments with the district for the enrollment year and ask about separate program applications. Review parcel-specific flood, wildfire, utility, zoning and intended-use questions with the relevant agencies and service providers.
Discuss price, deposit, contingencies and the proposed schedule with your agent and lender. The signed contract determines the transaction deadlines; market averages do not promise when an offer will be accepted or a purchase will close.
Arrange appropriate inspections and review disclosures, title information, association documents and financing conditions. Investigate unresolved findings with the relevant specialist before the contractual decision deadlines.
Verify which utilities serve the address, what deposits or appointments are required, and when service can begin. Coordinate access and the moving date with the agreed possession terms and any building or association requirements.
Confirm completion and possession with the closing parties before arranging access. Consult the Nevada DMV's current new-resident guide for license, registration, documentation and exemption requirements that apply to you.
ECONOMY & JOBS
Four Seasons sits where Henderson's healthcare economy meets the Las Vegas hospitality corridor. According to the U.S. Bureau of Labor Statistics, the Las Vegas metro remains historically strong; Henderson's $88,654 median household income leads Clark County. MacDonald Highlands surrounds the plan, and the Strip's employer base is 20 minutes west.
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
Weighing Four Seasons against the valley's top luxury addresses? This June 2026 side-by-side covers what ultra-luxury buyers ask most. Four Seasons leads on service and scarcity; MacDonald Highlands on custom flexibility; Summerlin on entry price and trails. Sources: LVR, the U.S. Census, and FBI UCR.
| Metric | Four Seasons | Henderson | Las Vegas | Summerlin |
|---|---|---|---|---|
| Entry Price | $3.67M (Four Seasons plan) | $300K+ | $250K+ | $300K+ |
| ZIP-Area Median List | $1,077,475 (89012) | $548K | $476K | $728K |
| Days on Market (ZIP) | 26 | 21 | 20 | 21 |
| Service Level | Full Four Seasons hospitality | Standard | Standard | Standard |
| Guard-Gated | Yes (dual-gated) | Varies | Varies | Yes (selected enclaves) |
| State Income Tax | Zero | Zero | Zero | Zero |
| New Construction | Yes — delivering 2027 | Very High (newer plans) | Moderate | Very High (Summerlin West) |
| Best For | Branded service · Tax arbitrage · Scarcity | Families · Safety · Variety | Investors · Urban · Value | Trails · Luxury · New builds |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Four Seasons plan pricing is distinct from ZIP-89012 area median. Henderson income figures are citywide per Census. Last updated June 2026.
Build a property-specific budget using a lender quote, the parcel tax estimate, insurance quotes and association documents. The starting amounts below are editable illustrations, not current local rates or verified fees. Compare the result with your Loan Estimate, and budget separately for maintenance, utilities and closing costs.
Inputs are assumptions, not a loan offer, insurance quote or parcel tax calculation. This simplified fixed-rate example applies the selected PMI rate below 20% down; actual mortgage-insurance eligibility, cost and cancellation depend on the loan. Maintenance, utilities, closing costs and special assessments are additional. Review the CFPB housing budget guide and confirm amounts with the relevant providers.
BUYING AND RENTING
Compare actual homes that meet the same needs over your expected time in the area. A purchase price and an advertised rent alone do not establish which option costs less. Use current quotes and separate monthly cash flow, upfront cash, and the amount you might recover when moving.
Start with the down payment, lender and closing charges, and any immediate repairs. Add principal and interest, property taxes, insurance, mortgage insurance where applicable, association dues, utilities and ongoing maintenance. Identify expenses paid outside escrow so they are included in your household budget.
For a later sale, model the remaining loan balance and selling expenses. Appreciation is uncertain; compare unchanged-price and lower-price cases as well as any growth assumption. Principal repayment builds an ownership interest, but that does not guarantee a profit or make every cash payment recoverable.
Use an actual lease offer and confirm the term, deposit, renewal provisions, parking, pet charges, utilities and renter's insurance. Record which maintenance services are included and any costs or restrictions associated with an early move. An advertised starting rent may not include every required charge.
Keep the comparison consistent: use the same time period, household needs and moving assumptions. Include the cash that remains available when a down payment is not used, without assuming a guaranteed investment return. Your need for flexibility and responsibility for repairs also matter alongside the financial figures.
There is no verified community-wide holding period or five-year equity gain shown here. Ask your lender to explain financing assumptions and have a tax professional assess any claimed tax benefit for your circumstances. Keep a copy of the quotes and dates so you can update the comparison before making an offer.
PROPERTY-SPECIFIC ASSOCIATION COSTS
A community name does not establish a property's current dues or all the associations that govern it. Obtain the applicable resale package, budget and governing documents for the exact address. Confirm the effective date and payment frequency of each fee with the association or its manager.
Identify master and sub-association dues separately. Check whether utilities, exterior maintenance, insurance, amenities or club access are included, optional or billed separately. A listing's monthly figure may omit a quarterly or annual charge, and an advertised amenity does not establish membership rights.
Ask about transfer, document, capital-contribution and other transaction fees, as well as approved or proposed assessments. Confirm who pays each item under the contract. Review available reserve and budget information; historical dues are not a guarantee of future charges.
Verify the actual rules for leasing, pets, parking, property changes and amenity access. Age restrictions and gate staffing require their own current documentation. Do not assume neighboring subdivisions or similarly named communities have identical rules, services or fees.
COMMUTE & TRANSPORTATION
Four Seasons sits off Horizon Ridge Parkway and I-215 — 15 minutes to Harry Reid Airport, 20 to the Strip, 10 to Green Valley. Henderson mean commutes run near 25 minutes per U.S. Census ACS data; the foothills position avoids the congested commercial arterials that slow interior Henderson travel.
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
Pre-construction contracts follow a deposit-at-signing structure, then milestone payments through 2027, then a standard 30–45-day Nevada escrow at delivery. Cash buyers can close in 7–14 days post-delivery. Jumbo buyers should align lender commitment letters — typically 90–120-day windows — with the developer's delivery schedule. Final walk-through and key handover run through the Four Seasons concierge.
Quick Answer
New-construction luxury contracts at this price level typically require a structured deposit — commonly 5–10% at contract signing and additional milestone payments through construction completion in 2027. Jumbo financing is universal: all residences exceed conforming loan limits, and lenders typically require 20–30% down at the $3.67M–$28.95M+ price tier. On a $5 million purchase, budget $1 million–$1.5 million down. Some buyers pay cash entirely to simplify the pre-construction timeline and eliminate rate risk.
Four Seasons Private Residences FAQ — 18 Answers
Residences range from $3.67 million for entry garden units to over $28.95 million for full-floor sky penthouses — Nevada's highest residential pricing on record. The surrounding ZIP-area median (89012) is $797,000 per Las Vegas REALTORS, reflecting the broader Henderson foothills market. Roughly 75% of the 171 homes sold during pre-construction; remaining availability is limited and configuration-specific.
Deliveries are expected to begin in 2027. Discovery Land Company and MacDonald Highlands launched the project in 2024; pre-construction sales velocity has been strong. Timelines on projects of this scale can shift — verify the current construction schedule with the developer before structuring deposits or timing the sale of an existing home. Our team monitors delivery milestones monthly.
Owners receive full Four Seasons hospitality: 24-hour concierge, valet parking, housekeeping, in-residence dining, and spa services, plus infinity pools, a state-of-the-art fitness center, private dining rooms, and curated social programming. These services run through the $2,000–$5,000+/month fee — review the schedule and budget documents before going under contract to understand exactly what the dues fund.
These are privately owned homes — not hotel units, timeshares, or hotel-condo hybrids. Owners hold fee-simple title to full-time residences while receiving Four Seasons-branded services. There is no shared-ownership structure. Nevada closings run 30–45 days through escrow; confirm the governing documents and service conveyance before you sign.
Monthly fees are estimated at $2,000–$5,000+, funding the full Four Seasons service model: concierge, security staffing, valet, housekeeping options, spa access, and resort amenities. Fees vary by residence size and service tier. Request the current fee schedule during due diligence and benchmark the all-in monthly cost against staffing a comparable estate privately — that is the relevant comparison for buyers at this level.
Yes — Four Seasons Private Residences sits inside the guard-gated MacDonald Highlands community, occupying roughly 15 acres within that master plan. Residents pass MacDonald Highlands security first, then access Four Seasons' own building controls and concierge. They also gain proximity to DragonRidge Country Club's Tom Fazio course; club membership is separate and fee-based. Both communities' governing documents apply.
Golf is available but membership is separate from residence ownership and offered on a fee basis. DragonRidge is a Tom Fazio-designed championship course inside MacDonald Highlands, steps from Four Seasons. Dining, spa, and social amenities are also available to members. Confirm membership categories, costs, and current availability with the club during due diligence — availability varies.
Nevada's effective rate runs roughly 0.5–0.7% of assessed value per the Clark County Assessor, with annual increases on a primary residence capped at 3% under Nevada Revised Statutes 361.471. On a $5 million purchase, budget approximately $25,000–$35,000 annually. Long-held properties often carry abated assessments — verify the post-sale tax reset with the Assessor and your CPA before closing.
Zoned public schools include John C. Vanderburg Elementary (8/10 on GreatSchools) and Del E. Webb Middle School (7/10), with Coronado High School serving the zone. Private options including Bishop Gorman High School and Henderson International School are within range. The Meadows School and Doral Academy of Nevada round out the private and charter tier. Zone boundaries — verify before closing.
Entry runs through MacDonald Highlands' 24-hour staffed guard gate — residents use transponders or access codes, guests must be pre-approved, and vendors follow the community access policy. Four Seasons layers its own building-level controlled access and security staffing on top. Expect every visitor — including contractors, deliveries, and service providers — to be verified before entry.
Yes — prospective buyers tour with a licensed real estate agent who coordinates gate clearance in advance; unescorted access to MacDonald Highlands is not available. Nevada Real Estate Group handles all gate arrangements for showings. Call (702) 637-1759 and our team will line up clearance, current availability, and floor-plan specifics in a single appointment.
Branded, guard-gated luxury in ultra-limited supply has historically outperformed the broader market on value retention and appreciation. Just 171 residences exist — Nevada's first Four Seasons residential offering — with roughly 75% pre-sold. Nevada's zero state income tax adds ongoing demand from relocating buyers. Early resales through 2027–2028 will set the benchmark; our team tracks every foothills transaction as it closes.
Four Seasons Private Residences commands the region's highest price per square foot and the most comprehensive service package. Foothills at MacDonald Ranch and MacDonald Ranch nearby offer guard-gated luxury from $800K–$4M+ with DragonRidge access but without the branded service layer. Ascaya offers ultra-luxury custom lots from $3M in the adjacent foothills. Four Seasons' combination of brand, services, and scarcity is unique in the Nevada market.
Short-term rentals are tightly regulated by Henderson — the City of Henderson prohibits most short-term rental activity in guard-gated residential communities. However, branded residences in comparable global markets have commanded strong long-term rental premiums and resale appreciation. Speak with a Nevada-licensed CPA and verify the governing documents; the investment case here rests on appreciation and lifestyle, not rental yield.
Four things move real money here. First, availability: roughly 75% sold pre-construction narrows remaining configurations. Second, fees: $2,000–$5,000+/month is structural, not optional. Third, timeline: deliveries begin 2027 — budget for deposit holds. Fourth, tax: Nevada's 3% annual cap on primary residences rewards owner-occupants over investors. An agent who has worked MacDonald Highlands transactions is essential at this price point.
New-construction luxury contracts typically require a deposit structure — commonly 5–10% at contract and additional milestone payments through construction. Jumbo financing is universal here: all residences exceed conforming loan limits, and lenders typically require 20–30% down at this price tier. On a $5 million purchase, budget $1 million–$1.5 million down plus closing costs. Speak with a jumbo specialist early in due diligence.
For completed residences, Nevada closings run 30–45 days through escrow once a contract is signed. Pre-construction contracts have a longer arc: deposit now, construction milestones through 2026–2027, then a standard 30–45-day close at delivery. HOA document delivery and title review add a few days; budget accordingly. Cash purchases at this tier can close in 7–14 days after delivery.
Security layers from the outside in: a 24-hour staffed MacDonald Highlands gate with controlled vehicle access and perimeter walls, community-level security patrols, then Four Seasons' own building security staffing, concierge-monitored access, and surveillance at entry points. Emergency-response coordination is included. Request the full security protocols during due diligence — this is part of what the $2,000–$5,000+/month fee funds.
Updated September 2026
STILL HAVE QUESTIONS?
Want more Nevada real estate answers like this in your Google results?
PEOPLE ALSO ASK
These are the eight queries Four Seasons Private Residences buyers actually ask — answered with specifics you can verify: plan facts from Discovery Land Company, prices from City of Henderson-served Henderson records, and tax law from Nevada Revised Statutes.
Henderson. Four Seasons Private Residences sits inside guard-gated MacDonald Highlands in the City of Henderson, with Henderson police, fire, water, and city services. The mailing address is Henderson, NV — "Las Vegas" in common usage refers to the broader metro area, not the city limits.
ZIP 89012, which covers the Henderson foothills including MacDonald Highlands and the surrounding luxury communities. The MLS reports market statistics at the ZIP level, so 89012 blends Four Seasons' ultra-luxury inventory with neighboring communities at lower price points.
No — these are privately owned homes with fee-simple title, not hotel rooms or timeshares. Owners receive Four Seasons-branded services and amenities, from concierge to in-residence dining, but hold full ownership rights with no shared-ownership structure involved.
Roughly 25% of the 171 residences were still available as of early 2026, based on developer reports of approximately 75% pre-sold. Specific floor plans, views, and tiers vary — contact our team for current availability, as the inventory changes with each new contract.
Henderson prohibits most short-term rental activity in guard-gated residential communities. This product is not designed for short-term rental yield — the investment case is appreciation, tax arbitrage, and lifestyle. Confirm governing document restrictions during due diligence.
No — DragonRidge Country Club membership is separate from residence ownership and offered on a fee basis. The Tom Fazio course, dining, and spa are available to residents, but confirm current membership categories and costs with the club during your due-diligence period.
Plan-level pricing details are disclosed during the formal sales process; the ZIP-89012 area median is approximately $318 per square foot on sold transactions per Las Vegas REALTORS, but Four Seasons' branded residences command a premium above the area median. Contact our team for current per-square-foot guidance by tier.
The buyer mix reported by the developer skews toward California and East Coast high earners relocating for Nevada's zero income tax, international high-net-worth buyers using Las Vegas as a U.S. base, Strip-adjacent executives seeking residential privacy, and investors in branded luxury supply. The Four Seasons brand functions as a global quality signal that drives demand beyond the regional market.
WHY NEVADA REAL ESTATE GROUP
Direct developer relationships, 9,600+ closed transactions, and $4.85B+ in volume since 2011. Our agents have represented buyers across the Henderson luxury spectrum — guard-gated MacDonald Highlands estates, DragonRidge golf homes, and Four Seasons Private Residences. Gate-access coordination, pre-construction contract review, and jumbo financing introductions come standard with every engagement.
WORK WITH THE BEST
Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
Compare Four Seasons Private Residences with neighboring Henderson luxury communities and nearby cities. Each card pairs the drive time with price positioning so you can judge whether the branded service premium at Four Seasons is worth it vs. a custom estate in MacDonald Highlands or a guard-gated enclave in Summerlin.
IN-COMMUNITY
$1.08M (ZIP area)
Surrounding parent community
View MacDonald Highlands →5 MIN N
$1.08M (ZIP area)
5 min from Four Seasons
View Foothills at MacDonald Ranch →More Henderson communities
Shopping the whole city? Browse all Henderson homes for sale — live MLS listings updated daily.
A–Z INDEX
The Henderson foothills include several named communities and amenity destinations within minutes of Four Seasons Private Residences. Dedicated pages are live or rolling out — the entries below are indexed for orientation, and our team can pull current listings, dues, and access protocols for any of them on request.
KEEP LEARNING
These guides extend the research most Four Seasons buyers do next — understanding the broader Henderson luxury market, comparing guard-gated communities, and tracking valley-wide pricing — each written by our team from the same MLS data and primary sources used throughout this page.
GUIDE
The parent-city playbook — neighborhoods, schools, taxes, and the offer-to-close process across Henderson.
Read →MARKET UPDATE
Valley-wide pricing, inventory, and rate context — the macro backdrop behind the Henderson foothills numbers.
Read →LUXURY HUB
All Henderson guard-gated and luxury communities in one place — MacDonald Highlands, Anthem, Seven Hills, and more.
Read →MARKET REPORT
Median prices, inventory, days on market, and sale-to-list trends for Henderson.
Read →Sources & Methodology
Every statistic here comes from a primary or government dataset, refreshed monthly. Honesty note: the MLS reports at ZIP level; 89012 covers more than the Four Seasons plan. Plan-level data ($3.67M–$28.95M+, 75% pre-sold, 171 residences, 2027 delivery) are developer-supplied and labeled. Click any link to verify.
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Updated: September 2026 · Next update: September 15