Nevada's #1 real estate team for Four Seasons Private Residences — Nevada's first branded luxury residences inside guard-gated MacDonald Highlands. 171 homes, with remaining residences from $5.15M (October 2026), full Four Seasons service, and panoramic Strip views. Search available residences with live MLS data.
ZIP-89012 — covering MacDonald Highlands, Four Seasons, and surrounding Henderson foothills — held 326 active listings at a $799,888 median in October 2026 per NREG’s MLS analysis. Remaining Four Seasons residences start at $5.15M as pre-construction contracts (October 2026); newest area listings appear below, and our team coordinates direct access to remaining inventory.
Listing information is provided through the MLS Internet Data Exchange program and is deemed reliable but not guaranteed. Inventory checked Oct 30, 2026, 11:21 PM Pacific; availability and prices may change.
REMAINING HOMES FROM
$5.15M
Resident, October 2026
TOTAL RESIDENCES
171
Community records
ESTABLISHED
2024
Community records
ZIP-AREA DAYS ON MARKET
40
NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 30, 2026
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Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
October 27, 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, with remaining residences from $5.15M and completion expected in late 2027. The ZIP-89012 area is City of Henderson-served with a $799,888 median list and 40-day pace per NREG’s MLS analysis. Takeaways below unpack the key facts.
Last updated October 2026 · Sources: NREG’s MLS analysis, U.S. Census, City of Henderson
PRICE DISTRIBUTION
The ZIP-89012 area median is $799,888 per NREG’s MLS analysis October 2026 MLS data, but the area spans a wide range: entry listings around $400K in the surrounding Henderson foothills to Four Seasons' own residences, which start at $5.15M. 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 NREG’s MLS analysis 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.
361 active listings across ZIP 89012 as of October 30, 2026 · 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 NREG’s analysis of Las Vegas REALTORS MLS data. Alert subscribers and our pre-registered buyers list see new availability before public announcement.
Ask the district for the address-specific school assignment for the enrollment year, since boundaries change, and confirm it before you buy. Proximity to a school does not guarantee admission; charter, magnet and private schools set their own rules. Check CCSD school zoning · Nevada Report Card
CRIME DATA
Ask the law-enforcement agency that serves the address for its current reports, and compare places only across the same reporting period, boundary and offense definitions. Missing records do not mean zero crime, the FBI cautions against ranking communities on crime totals alone, and a citywide figure does not describe a particular street.
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 $5.15M+ 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.
Median, active-listing and days-on-market tiles: NREG analysis of Las Vegas REALTORS MLS data via Repliers, as of October 30, 2026.
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, the tiles below compare housing and population figures for Four Seasons Private Residences and its surrounding area with the wider county. Each tile's label names the area it covers.
These are housing and population counts only. We don't describe who lives in a neighborhood or suggest which buyers it suits. Compare homes by their features, location, HOA terms and total cost, and use the Census source for the full tables.
Source: U.S. Census Bureau ACS 2020–2024 5-year estimates and Vintage 2025 population estimates, 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 96,000 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. Henderson: 2010 and 2020 are decennial Census counts; 2025 is the Census Bureau’s Vintage 2025 estimate. Last updated September 2026.
The long view: the median sold price in Henderson rose 114% between 2014 ($230,000) and 2026 ($492,960), across 50,181 recorded closings — Las Vegas REALTORS MLS records via Repliers.
ULTRA-LUXURY MARKET
Market Competitiveness
The ZIP-89012 foothills market moves at a brisk 26-day median per NREG’s analysis of Las Vegas REALTORS MLS data, with 326 active listings spanning a wide range from the $500Ks to multimillion-dollar Four Seasons 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, remaining homes start at $5.15M (October 2026), 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 published plan data (Resident) and ZIP-area context via NREG’s MLS analysis. 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 | Remaining homes from $5.15M | 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: published developer guidance (Resident) and NREG’s MLS analysis 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. Published pricing included a $16.25M two-level Sky Villa in May 2025.
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 Jay Morrish and David Druzisky 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 (remaining homes from $5.15M) 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: NREG’s MLS analysis MLS plus Nevada Real Estate Group corridor analysis. The $1,077,475 ZIP-area median reflects the full 89012 area — Four Seasons plan pricing (remaining homes from $5.15M) 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 developed by Azure Resorts & Hotels with Luxus Developments and Two Roads Development (Resident) inside MacDonald Highlands — 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 Jay Morrish and David Druzisky 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
Jay Morrish and David Druzisky-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 148 of the 171 residences under contract by October 2026, remaining configurations are limited. Call (702) 637-1759 today and we'll schedule your private walkthrough of available residences and the amenity campus.
Budget around the specific home, not a community average. Before you compare the cost of a move to Four Seasons Private Residences, get these in writing:
The full step-by-step relocation checklist, from timeline to first-week setup, is in one place.
Open the relocation guideECONOMY & 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 $90,138 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: MLS_ANALYSIS, the U.S. Census, and FBI UCR.
| Metric | Four Seasons | Henderson | Las Vegas | Summerlin |
|---|---|---|---|---|
| Entry Price | $5.15M (remaining homes, Oct 2026) | $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: NREG’s analysis of Las Vegas REALTORS MLS data, 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 are typical off-peak estimates for the route named; check live traffic before you rely on one.
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 these prices (remaining homes from $5.15M). 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
Remaining residences start at $5.15 million, according to Resident (October 2026), which reported 148 of the 171 residences under contract. Published penthouse pricing has included a $16.25 million two-level Sky Villa (May 2025), and one 8,403-square-foot residence was listed in the MLS at $35 million in May 2025 before that listing was terminated. The surrounding ZIP-area median (89012) is $799,888 per NREG’s analysis of Las Vegas REALTORS MLS data, reflecting the broader Henderson foothills market. With 148 of 171 homes under contract, remaining availability is limited and configuration-specific.
Completion is expected in the fourth quarter of 2027 (Resident, October 2026). Azure Resorts & Hotels is developing the project with Luxus Developments and Two Roads Development, and 148 of the 171 residences were under contract by October 2026. 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 Jay Morrish and David Druzisky 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 Jay Morrish and David Druzisky-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 market value per the Clark County Assessor, with annual increases on a primary residence capped at 3% under Nevada Revised Statutes 361.4723 once the owner claims it. On a $5 million purchase, budget approximately $25,000–$35,000 annually. A sale alone does not reset Nevada’s property-tax cap. Verify the parcel’s annual assessment, prior-year tax bill and the new owner’s abatement eligibility with the county assessor.
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 148 of them under contract by October 2026. 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: 148 of 171 under contract by October 2026 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 October 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 Resident, 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.
As of October 2026, Resident reported 148 of the 171 residences under contract, leaving 23, with remaining homes priced from $5.15 million. 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 Jay Morrish and David Druzisky 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 NREG’s analysis of Las Vegas REALTORS MLS data, 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 (remaining homes from $5.15M, 148 of 171 residences under contract, completion expected in late 2027, per Resident in October 2026) are labeled with their source. Click any link to verify.
Methodology: Listing counts, prices and days on market are NREG's analysis of Las Vegas REALTORS MLS data received through the Repliers feed; this page refreshes them about once a day, and each market figure carries its date or window. Census and BLS figures are the published vintage named beside them and change only when the agency releases new estimates. Confirm details for a specific home with its listing and the responsible agency.
Updated: October 2026 · Next update: November 15