Top Rated
8/10
8/10John C. Vanderburg ES
Zoned · Henderson foothills
K-5700 Students18:1
MacDonald Highlands, Henderson
Four Seasons Private Residences Luxury Branded Residences
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
26
LVR / GLVAR, June 2026
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Four Seasons Private Residences at a Glance?
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 $1,077,475 median list and 26-day pace per Las Vegas REALTORS. Takeaways below unpack the key facts.
- Nevada's first branded residences: Four Seasons hospitality brand applied to private ownership for the first time in Nevada — 171 homes, 75% pre-sold during pre-construction, deliveries beginning 2027.
- The price ladder: $3.67M garden residences through $8M+ estate residences to $15M–$28.95M+ full-floor sky penthouses — the highest residential pricing ever recorded in the Las Vegas metro.
- Services included: 24-hour concierge, valet, housekeeping, in-residence dining, and spa access — funded through $2,000–$5,000+/month fees; benchmark against staffing a comparable estate privately.
- Tax advantage: Nevada's zero state income tax plus a 3% annual cap on primary-residence property taxes under NRS 361.471 — a structural advantage for high earners relocating from California.
- Parent community: Sits inside guard-gated MacDonald Highlands with DragonRidge Country Club's Tom Fazio course adjacent — two layers of gated security and the valley's best golf.
Last updated June 2026 · Sources: LVR, U.S. Census, City of Henderson
Where Can I Find Four Seasons Private Residences Listings?
ZIP-89012 — covering MacDonald Highlands, Four Seasons, and surrounding Henderson foothills — held 326 active listings at a $1,077,475 median in June 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
How Many Homes Sell in Each Price Range in the Four Seasons ZIP Area?
The ZIP-89012 area median is $1,077,475 per Las Vegas REALTORS June 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.
Browse Four Seasons Area Listings
How Can You Find a Four Seasons or MacDonald Highlands Home by Type, Lifestyle & Price?
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.
Which Communities Surround Four Seasons Private Residences?
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.
By Property Type
Updated daily · 326 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Four Seasons and MacDonald Highlands Listings First?
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.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
EDUCATION
9/10
8/10
8/10
9/10
9/10
How Are the Schools Near Four Seasons Private Residences?
Four Seasons buyers lean on private school options, and the range is strong. Zoned public campuses include John C. Vanderburg Elementary (8/10 GreatSchools) and Coronado High School. Bishop Gorman, Henderson International School, and The Meadows School anchor the private tier within 20 minutes. Verify zoning before closing.
9/10Doral Academy of Nevada
Charter · Henderson area (15 min)
K-81000 Students19:1
8/10Pinecrest Academy Inspirada
Charter · Henderson area (15 min)
K-8800 Students20:1
8/10Henderson International School (Lower)
Private · Henderson (15 min)
PreK-5400 Students14:1
9/10The Meadows School (Lower)
Private · Summerlin (25 min)
PreK-5350 Students13:1
9/10Bishop Gorman (Lower)
Private · Las Vegas (20 min)
PreK-5500 Students15:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are Best for Four Seasons Residents?
According to GreatSchools.org, John C. Vanderburg Elementary rates 8/10 in the zoned public tier; Bishop Gorman High School and The Meadows School lead the private tier that most Four Seasons buyers favor. Ratings cross-checked against the Nevada Report Card, with the ranked table below.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Bishop Gorman HS | Private | 9-12 | 9/10 | Las Vegas · 20 min | $3.67M+ |
| 2 | The Meadows School | Private | PreK-12 | 9/10 | Summerlin · 25 min | $3.67M+ |
| 3 | Doral Academy of Nevada | Public charter | K-12 | 9/10 | Henderson area · 15 min | $3.67M+ |
| 4 | Henderson International School | Private | PreK-12 | 8/10 | Henderson · 15 min | $3.67M+ |
| 5 | John C. Vanderburg ES | Public (zoned) | K-5 | 8/10 | Henderson foothills | $3.67M+ |
SAFETY & CRIME
Is Four Seasons Private Residences Safe?
Direct Answer
Yes — and then some. Four Seasons Private Residences sits inside guard-gated MacDonald Highlands with 24-hour staffed gate access, perimeter security, community patrols, and Four Seasons' own building-level security overlay. Henderson is policed by its own police department and regularly ranks among the safest large cities in the United States in FBI Uniform Crime Reporting-based comparisons.
- MacDonald Highlands gate + Four Seasons building controls24-hour staffed access
- Safest large U.S. cities, Henderson regular rankingFBI UCR-based national comparisons
- Henderson Police Department coverageCity of Henderson services — not LVMPD
- Violent crime vs. national average, citywide HendersonFBI Uniform Crime Reporting
What Buyers Should Know
The physical security architecture at Four Seasons Private Residences is the most layered available in the Nevada residential market: a 24-hour staffed vehicle-access gate serving all of MacDonald Highlands, perimeter walls, community security patrols, and Four Seasons' own controlled access at the building level with concierge visibility on every entry.
Henderson as a city adds the municipal baseline: the Henderson Police Department covers the foothills with response infrastructure that consistently earns national recognition in FBI Uniform Crime Reporting-based rankings. Crime in the foothills area concentrates on the commercial corridors — Horizon Ridge Parkway and the Green Valley Ranch retail zone — rather than on the residential streets above.
For buyers who want quantifiable peace of mind before a purchase of this magnitude: Henderson violent crime rates run well below the national average per FBI UCR data, the dual-gated access structure eliminates drive-through traffic entirely, and every visitor including contractors and deliveries goes through advance approval.
Sources: FBI Uniform Crime Reporting (latest available data), City of Henderson / Henderson Police Department. Last updated June 2026.
Living In
What's It Like Living in Four Seasons Private Residences?
The Answer
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.
What is Four Seasons Private Residences known for?
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.
Who should live at Four Seasons Private Residences?
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.
What is daily life like?
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.
Location
Where Is Four Seasons Private Residences
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.
Airport
15
Min
Strip
20
Min
Green Valley
10
Min
Henderson
12
Min
Downtown Las Vegas
25
Min
Four Seasons Private Residences
At a Glance$1,077,475
ZIP-Area Median List Price (89012)
$3.67M
Plan Entry Price
$28.95M+
Plan Maximum Price
26
Days on Market (ZIP area)
- Setting
- Guard-gated Henderson foothills, MacDonald Highlands
- Acreage
- ~15 acres
- Residences
- 171
- Established
- 2024
- Developer
- Discovery Land Company / MacDonald Highlands
- Service Level
- Full Four Seasons hospitality
- Golf
- DragonRidge Country Club (Tom Fazio, member-fee basis)
- Monthly Fees
- $2,000–$5,000+/mo
- Guard-Gated
- Yes — MacDonald Highlands + building security
- Parent Community
- MacDonald Highlands
- Expected Delivery
- Beginning 2027
- Distance to Strip
- ~20 min
LIVABILITY REPORT CARD
How Does Four Seasons Private Residences Score?
Four Seasons Private Residences earns maximum marks for service, privacy, and prestige, with honest trade-offs on construction timeline, monthly fee burden, and limited public school options nearby. Below is our category-by-category report card — the same six factors our luxury agents walk through with every ultra-high-net-worth buyer before a showing.
Grade A+: Privacy & Security
Two-layer gated security: MacDonald Highlands guard gate plus Four Seasons building controls — the highest privacy standard in the Henderson market.
Grade A+: Service Level
24-hour concierge, valet, housekeeping, in-residence dining, and spa access through the Four Seasons brand — hotel-quality services with fee-simple ownership.
Grade A: Investment Fundamentals
Scarcity (171 residences), branded exclusivity (first in Nevada), and Nevada's zero income tax combine for a structurally strong long-term value argument.
Grade A-: Commute
Harry Reid Airport 15 minutes, Strip 20 minutes, Henderson services 10–12 minutes via Horizon Ridge Parkway — private-jet access is an I-215 hop.
Grade B+: Schools (Public Zoned)
John C. Vanderburg Elementary (8/10 GreatSchools) and strong private options including Bishop Gorman; buyer profile here typically gravitates to private schools.
Grade B: Cost of Ownership
Entry at $3.67M plus $2,000–$5,000+/month in fees is the steepest cost-of-carry in the market — offset by the state income-tax arbitrage for most buyers at this level.
Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.
Quick Answer
Is Four Seasons Private Residences a good place to live?
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
DEMOGRAPHICS
Who Lives at Four Seasons Private Residences?
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.
331,857
vs Clark Co 2,370,114
$88,654
vs Clark Co $74,007
$1M+
vs Henderson $88,654
~$465K
vs Clark Co $391K
~63%
vs Clark Co 59%
~33%
vs Clark Co 29%
~41
vs Clark Co 38
2.5
vs Clark Co 2.6
Source: U.S. Census Bureau QuickFacts, Henderson city · Developer projections for resident profile · Updated
POPULATION & GROWTH
How Fast Is the Henderson Foothills Area Growing?
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.
331,857Henderson residents (Census)
171Residences in the Four Seasons plan
~360,000Henderson projected, 2030
Henderson citywide population trajectory, 2010–2030 (projected)
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.
LIVABILITY SCORES
How Does Four Seasons Private Residences Score for Livability?
Four Seasons Private Residences scores at the top of the Henderson luxury spectrum on service, privacy, and prestige — with honest trade-offs on timeline, monthly fee structure, and public school access. The rings below benchmark the community against Census data, FBI crime statistics, and GreatSchools ratings for the Henderson foothills area.
- 96A+
Overall Livability
- 78B+
Schools (zoned public)
- 96A+
Safety & Security
- 70B
Cost of Ownership
- 94A+
Service & Amenities
- 80A-
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Four Seasons Area Real Estate Market Trending?
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 May 2025
Source: Las Vegas REALTORS
Days on Market (ZIP area)
24–32 day monthly range; 26 median over the last 100 days
vs May 2025
Source: Las Vegas REALTORS
Active Listings (ZIP area)
326 active listings in the ZIP-89012 area as of June 2026
vs May 2025
Source: Las Vegas REALTORS
26
MEDIAN DAYS ON MARKET (ZIP AREA)
$1.08M
ZIP-AREA MEDIAN LIST
171
TOTAL RESIDENCES IN PLAN
< 1 hr
OUR RESPONSE TIME
ULTRA-LUXURY MARKET
Get matched with a
Four Seasons specialist.
Market Competitiveness
How Competitive Is the Four Seasons Area Market Right Now?
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.
62Somewhat Competitive
- 26 daysMedian days on market (sold, 100d, ZIP area)
- 326Active listings (ZIP-89012, June 2026)
- $1.08MZIP-area median list price
- 171Total residences in Four Seasons plan
Is Four Seasons Right for You?
Who Should Buy a Home at Four Seasons Private Residences?
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.
Which Buyer Types Fit Four Seasons Private Residences?
California Tax Relocators
- $400K+ annual state income tax savings at $3M income
- Nevada's 3% property-tax cap on primary residences
- Establish residency while maintaining California lifestyle on weekends
- Our team coordinates the residency documentation and closing timeline
Global & International Buyers
- Recognized Four Seasons brand as trust anchor
- Full concierge handles property management in absentia
- Guard-gated privacy for high-profile buyers
- Nevada's zero income tax applies regardless of citizenship
Strip-Adjacent Executives
- 20 minutes from the Strip, 15 from the airport
- Four Seasons service without hotel-room proximity to guests and crowds
- DragonRidge golf for client entertainment
- Nevada residency for the income-tax arbitrage
Ultra-Luxury Second-Home Buyers
- Four Seasons manages the property in absentia through concierge
- Arrival ready — valet, stocked kitchen, pre-set preferences
- No self-management, no HOA committee meetings, just ownership
- Delivery 2027 — coordinate closing timeline early
Investment-Grade Buyers
- 171 total residences — supply-constrained from day one
- Nevada's first branded residential offering in the category
- Comparable branded markets have outperformed in appreciation
- Early-delivery units set the resale baseline; hold horizon 5–10 years
Entertainers & Public Figures
- Dual-gated access — no unscheduled visitor can reach the building
- Four Seasons' own staff trained to the brand's privacy standards
- In-residence dining eliminates restaurant-visibility friction
- Penthouse and sky-residence layouts allow full-floor privacy
Best Fit For
- California tax relocators — the state income-tax arbitrage alone funds the monthly fee several times over at most high-income levels.
- International luxury buyers — a recognized global brand, guard-gated security, and full management in absentia through the concierge.
- Strip-adjacent executives — resort-level privacy with 20 minutes to work and 15 minutes to the airport.
- Second-home luxury buyers — arrival-ready service, no self-management, and Four Seasons handling the property between visits.
- Investment-focused buyers — 171 supply-constrained branded residences in a zero-income-tax state with rising luxury-buyer demand.
- Public figures and entertainers — the valley's highest privacy standard — dual-gated, concierge-controlled, staff-vetted.
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 SearchPros
- Nevada's first and only Four Seasons branded residential offering — a category with no local competitor
- Full hotel-quality services: 24-hour concierge, valet, housekeeping, in-residence dining, and spa access
- Dual-gated security: MacDonald Highlands guard gate plus Four Seasons building-level controls
- Zero Nevada state income tax — permanent structural tax advantage for qualifying residents
- 3% annual property-tax cap on primary residences under NRS 361.471
- DragonRidge Country Club's Tom Fazio golf course adjacent — member-fee access without mandatory full membership
- Panoramic Las Vegas Strip and McCullough Range views from elevated foothills position
- 15 minutes to Harry Reid International Airport for buyers who travel frequently or maintain multiple residences
Honest Considerations
- Monthly fees of $2,000–$5,000+ are structural and non-negotiable — factor them into total cost of ownership
- Deliveries begin 2027 — no immediate occupancy; deposit holds require financial planning
- Pre-construction risk: construction timelines on projects of this scale can shift
- Public school zone (Vanderburg Elementary, Del E. Webb Middle) is strong but not at the 9/10 level available in established Henderson neighborhoods
- DragonRidge golf requires separate membership fees — not bundled into residence ownership
- ZIP-89012 area statistics blend Four Seasons with lower-priced surrounding properties — plan-level pricing requires direct developer contact
Residence Tier Comparison
How Do the Four Seasons Residence Types Compare?
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
What's Inside Each Four Seasons Residence Tier?
Submarket 1
Sky Residences
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 →$15M+Median Price
Pre-constructionDays on Market
LimitedActive Listings
Upon requestPrice / Sq Ft
Submarket 2
Estate Residences
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 →$8M+Median Price
Pre-constructionDays on Market
LimitedActive Listings
Upon requestPrice / Sq Ft
Submarket 3
View Residences
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 →$5M+Median Price
Pre-constructionDays on Market
AvailableActive Listings
Upon requestPrice / Sq Ft
Submarket 4
Garden Residences
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 →$3.67M+Median Price
Pre-constructionDays on Market
AvailableActive Listings
Upon requestPrice / Sq Ft
Submarket 5
MacDonald Highlands Estates
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 →$800K+Median Price
30Days on Market
~80Active Listings
~$350+Price / Sq Ft
Submarket 6
DragonRidge Golf Homes
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 →$1.5M+Median Price
35Days on Market
~35Active Listings
~$330+Price / Sq Ft
Submarket 7
DragonRidge & MacDonald Highlands Amenity Campus
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 →18Tom Fazio Holes
171Four Seasons Residences
15 minTo Airport
24/7Concierge Access
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Four Seasons
residence type fits?
BY ZIP CODE
What Does the Four Seasons Area Market Look Like in ZIP 89012?
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.
BY THE NUMBERS
Which Statistics Define Four Seasons Private Residences?
Eight verifiable numbers — each sourced to Las Vegas REALTORS, the U.S. Census Bureau, the City of Henderson, Discovery Land Company, or the FBI — capture Four Seasons Private Residences faster than any brochure: 171 residences, $3.67M entry price, $28.95M+ penthouse ceiling, and Nevada's first branded luxury residential offering.
171
Total private residences in the plan — supply-constrained from day one, no expansion planned.
Discovery Land Company
$3.67M
Entry price for a Four Seasons garden residence — Nevada's new floor for branded luxury living.
Developer pricing guidance, June 2026
$28.95M+
Maximum pricing for full-floor sky penthouses — the highest residential listing ever in the Las Vegas metro.
Discovery Land Company, June 2026
75%
Reported share of residences sold during pre-construction — demand validation before a single home delivered.
Discovery Land Company
2024
Year established by Discovery Land Company and MacDonald Highlands — Nevada's most anticipated luxury debut.
Community records
2027
Expected delivery start for finished residences — buyers entering now are purchasing pre-construction.
Discovery Land Company
$1.08M
ZIP-89012 area median list price — the broader foothills market surrounding the Four Seasons plan.
Las Vegas REALTORS, June 2026
$88,654
Median household income in Henderson, parent city — Four Seasons buyer profile well exceeds this benchmark.
U.S. Census QuickFacts
WHY FOUR SEASONS RESIDENCES
Why Does Four Seasons Private Residences Stand Apart From Its Peers?
No other Nevada address combines a global hospitality brand, fixed-count guard-gated plan, and foothills prestige in a single offering. Each advantage below is tied to Nevada Revised Statutes, FBI data, U.S. Census figures, or City of Henderson records — click any link to verify the claim behind it.
- Discovery Land Company / MacDonald Highlands
Nevada's first Four Seasons branded residences
The only residential offering in Nevada carrying the Four Seasons name — 171 homes, 75% pre-sold pre-construction, delivering 2027. Branded luxury at this scale has never existed in the state.
- Community records
Full hotel-quality services with fee-simple ownership
24-hour concierge, valet, housekeeping, in-residence dining, and spa access — the entire Four Seasons service stack, available to residents who own their homes outright.
- Nevada Department of Taxation
Zero state income tax — a permanent structural advantage
Nevada levies no personal income tax; California's top rate is 13.3%. A $3 million income saves roughly $400,000 per year in state taxes by establishing Nevada residency here.
- City of Henderson / Community records
Layered gated privacy at the valley's highest standard
MacDonald Highlands' 24-hour guard gate plus Four Seasons building-level controls — the most secure residential access structure in the Nevada market.
- Las Vegas REALTORS / GLVAR, June 2026
Scarcity that cannot be replicated
171 residences, no lot expansion possible, and Nevada's first branded offering in the category — fixed supply against a growing luxury-buyer pool is the investable thesis.
WHY BUY AT FOUR SEASONS
What Are the Top 10 Reasons to Buy at Four Seasons Private Residences?
Four Seasons Private Residences' case rests on scarcity, service, and tax: Nevada's first branded luxury residential offering, property taxes capped at 3% annual growth under Nevada law per Nevada Revised Statutes 361.471, zero state income tax, DragonRidge golf adjacent, and homes from $3.67M to $28.95M+. Ten sourced reasons follow.
Nevada's first Four Seasons residences
Established 2024 — the first branded residential offering of this caliber in Nevada history.
Discovery Land Company
Zero state income tax
Nevada levies no personal income tax — six-figure annual savings for high earners relocating from California.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by statute, protecting long-run carrying costs.
NRS 361.471
Full Four Seasons service stack
24-hour concierge, valet, housekeeping, in-residence dining, and spa — bundled into the residence, not a separate membership.
Community records
Dual-gated maximum privacy
MacDonald Highlands guard gate plus Four Seasons building controls — the most secure residential access in Nevada.
Community records
DragonRidge Country Club adjacency
Tom Fazio-designed championship golf, dining, and spa inside MacDonald Highlands — fee-based access for residents.
DragonRidge Country Club
Henderson safety and services
Henderson Police Department coverage and a city that ranks among the safest large U.S. cities per FBI UCR comparisons.
FBI Uniform Crime Reporting
Airport 15 minutes by car
Harry Reid International Airport is 15 minutes via I-215 West — critical for buyers who maintain homes in multiple markets.
Community records
Panoramic Strip and desert views
Elevated MacDonald Highlands position delivers floor-to-ceiling views of the Las Vegas Strip and McCullough Range from most residences.
Community records
Absolute supply scarcity
171 residences, no expansion planned — every year the category exists, the case for early ownership strengthens.
Discovery Land Company / Las Vegas REALTORS
Developer & Nearby New Construction
Who Develops Four Seasons Private Residences and Nearby Luxury Communities?
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
Toll Brothers
Luxury production near the MacDonald area corridor
Luxury & Family
Lennar
High-volume luxury alternative in neighboring Henderson plans
Move-Up & 55+
Pulte Homes
Active-adult and luxury production near the foothills
Luxury & Custom-Like
Tri Pointe Homes
Elevated specification production near the foothills
Luxury & Family
Richmond American
Value-oriented luxury construction in Henderson
Outdoor Recreation
What Outdoor Amenities Are Near Four Seasons Private Residences?
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
Four Seasons Infinity Pools
Resort-scaleSwimming · Lounging · Social eventsResidents
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
DragonRidge Country Club
18 holesGolf · Dining · SpaMember-fee basis
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
McCullough Hills Trail
Linear desert trailHiking · Mountain biking · Desert wildlifeFree
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
Cornerstone Park
~100 acresLake · Fishing · Dog park · AmphitheaterFree
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
Anthem Hills Park
~10 acresPlaygrounds · Sports courts · Walking pathsFree
A well-maintained City of Henderson neighborhood park serving the south-Henderson foothills with courts, play structures, and picnic areas.
20 MIN
Lake Mead National Recreation Area
1.5M acresBoating · HikingNPS fee
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
Four Seasons Fitness Center
State-of-the-artTraining · Classes · Personal trainingResidents
A full Four Seasons standard fitness facility with equipment, studio, and trainer access — all included within the residence service fees.
15 MIN
Harry Reid Airport Business Aviation
International airportPrivate jet accessN/A
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
What Does a Weekend at Four Seasons Private Residences Look Like?
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.
171Private Residences
2024Year Established
24/7Four Seasons Concierge
300Days of Sun
SCHEDULE A PRIVATE SHOWING
Can You Tour Four Seasons Private Residences This Week?
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.
Quick Answer
What does an HOA or service fee cost at Four Seasons Private Residences?
Monthly fees are estimated at $2,000–$5,000+, funding the full Four Seasons hospitality stack: 24-hour concierge, security staffing, valet, housekeeping options, spa access, infinity pools, fitness center, and resort-caliber shared amenities. Fees vary by residence size and service tier. Request the current fee schedule and reserve fund documentation during due diligence. The relevant benchmark is not a typical HOA comparison — it is the cost of staffing an equivalent private estate.
Moving to Four Seasons Private Residences
Should I Move to Four Seasons Private Residences?
Every year, high-net-worth households from California, New York, and international markets discover that Nevada's zero state income tax — set against California's top rate of 13.3% per the Franchise Tax Board — funds the entire luxury premium at Four Seasons and then some.
Why Ultra-Wealthy Buyers Are Choosing Four Seasons Private Residences
The tax math is immediate and permanent: Nevada levies zero personal income tax while California's top marginal rate is 13.3%. A household earning $3 million annually saves roughly $400,000 per year in state income taxes by establishing Nevada residency — more than enough to fund the entire monthly service fee at Four Seasons Private Residences. The brand argument is equally compelling: this is Nevada's first and only Four Seasons residential offering, a 171-unit collection with 75% pre-sold, inside a guard-gated community with a Tom Fazio golf course adjacent.
At a $5 million budget in Beverly Hills or Manhattan, buyers purchase a standard luxury condominium in a crowded high-rise. That same budget at Four Seasons Private Residences buys a fully serviced branded residence with panoramic Strip views, 24-hour concierge, and access to DragonRidge Country Club — with 20 minutes to the airport and Nevada's constitutional prohibition on personal income tax working for you every year you own it.
According to Las Vegas REALTORS, the ZIP-89012 area median list price is $1,077,475 across 326 active listings. Per the Clark County Assessor, Nevada's effective property-tax rate runs roughly 0.5–0.7% of assessed value. FBI Uniform Crime Reporting data places Henderson among the safest large U.S. cities, and the GreatSchools network shows strong private school options within 15 minutes.
Four Seasons Private Residences sits at the intersection of Henderson's foothills economy and the Las Vegas luxury corridor: DragonRidge Country Club, the MacDonald Highlands amenity campus, and Henderson's medical, retail, and professional employment base anchor local services, while Harry Reid International Airport — 15 minutes west via I-215 — opens daily connections to Los Angeles, New York, and international hubs. The Strip's hospitality economy and its supporting professional services are 20 minutes door-to-door.
Cost of Living Snapshot — Four Seasons Residences, Henderson vs. Beverly Hills, CA
Day-to-day costs run dramatically lower than comparable California luxury markets. Nevada has no state income tax, no inheritance tax, and no personal property tax on vehicles beyond registration. The line item that matters most to buyers at this price level — state income tax — flips from 13.3% maximum to zero the day you establish Nevada residency.
| Metric | Henderson, NV (Four Seasons) | Beverly Hills, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Entry Residence Price | $3.67M (Four Seasons) | $5M+ comparable branded |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.1% on new purchases |
| Airport Commute | 15 min (Harry Reid) | 45–90+ min (LAX) |
| Monthly Service Fee | $2,000–$5,000+ | $3,000–$10,000+ (comparable) |
Figures are approximate, for illustration. Contact our team for current market data.
Four Seasons Residences — Investment Considerations
Short-term rentals are tightly regulated by the City of Henderson in guard-gated residential communities — this is not a short-term rental product. The investment case rests on appreciation, lifestyle, and tax arbitrage: branded, limited-count luxury product with constrained supply, in a zero-income-tax state, with 171 units and 75% pre-sold. Speak with a Nevada-licensed CPA and review the governing documents before modeling returns.
Updated June 2026 · Source: Las Vegas REALTORS market data, Clark County Assessor, Nevada Department of Taxation
Planning a purchase at Four Seasons Private Residences from out of state? Nevada Real Estate Group handles gate access, floor-plan reviews, developer negotiations, and closing coordination — including virtual walkthroughs — without requiring multiple trips.
Schedule a Private ShowingRELOCATION TIMELINE
How to Relocate to Four Seasons Private Residences in 8 Steps
From first showing to Nevada residency, here's the 8-12 month timeline most Four Seasons buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of establishing residency and vehicle registration within 60, per the Nevada DMV — and for tax arbitrage to work, residency documentation must be air-tight. Work with a Nevada CPA from day one.
Confirm availability and budget structure
With 75% pre-sold, remaining configurations are limited. Contact our team first to understand what floor plans and tiers remain available before narrowing your search.
Engage a Nevada CPA for residency planning
The income-tax arbitrage is the primary financial driver for most buyers. Structure your residency documentation — 183+ days, driver's license, voter registration — before you close.
Secure jumbo financing or proof of funds
All residences exceed conforming loan limits. Jumbo lenders typically require 20–30% down; cash buyers should prepare proof-of-funds documentation for gate clearance and contract submission.
Hire a Henderson luxury specialist
Four Seasons requires gate coordination for every showing. Nevada Real Estate Group handles access, floor-plan briefings, developer negotiation, and pre-construction contract review.
Tour in person or via private virtual walkthrough
Our team coordinates gate clearance and amenity-campus tours — DragonRidge, the pools, fitness center, and dining facilities. Virtual tours are available for international buyers prior to an in-person signing trip.
Write the pre-construction contract
Pre-construction contracts include deposit milestones through 2026–2027. Review the deposit schedule, contingencies, and delivery timeline with your agent and attorney before signing.
Monitor construction milestones through delivery
Expect quarterly updates from the developer. Budget milestone deposits, arrange jumbo financing ahead of delivery, and schedule your Nevada residency move-in to coincide with the tax-year calendar.
Close, establish residency, and register
Nevada closes through escrow companies — 30-45 days from final delivery acceptance. Transfer utilities, establish Nevada residency (DMV within 30 days), and activate Four Seasons concierge services on move-in day.
ECONOMY & JOBS
What Drives the Economy Near Four Seasons Private Residences?
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.
$88,654Median household income, HendersonU.S. Census QuickFacts
$0Nevada personal income tax rateNevada Department of Taxation
15 minTo Harry Reid International AirportVia I-215 West
20 minTo the Las Vegas Strip employer corridorVia I-215 → I-15
Top Employers and Economic Anchors Near Four Seasons
- Las Vegas Strip hospitality corridorMajor casino resorts, entertainment, and hospitality employment — 20 minutes by car
- DragonRidge Country ClubOn-site golf, dining, and spa employment within MacDonald Highlands
- Henderson Medical & Professional CampusSt. Rose Dominican and surrounding healthcare and professional services — 15 minutes via Horizon Ridge Pkwy
- Harry Reid International AirportAirport operations, logistics, and business aviation 15 minutes west via I-215
- Clark County School DistrictCCSD administrative and campus employment serving the Henderson corridor
- Henderson City GovernmentMunicipal services, police, fire, and parks administration covering the MacDonald Highlands area
Sources: U.S. Bureau of Labor Statistics, City of Henderson. Last updated June 2026.
COMMUNITY COMPARISON
How Does Four Seasons Compare to Henderson, Las Vegas & Summerlin?
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.
Cost of Ownership
What Will Four Seasons Private Residences Cost You Each Month?
A $5 million Four Seasons View Residence with 25% down at 7% runs approximately $26,650 per month in principal and interest alone, per Freddie Mac's rate survey — before the $2,000–$5,000+ service fee, property taxes, and insurance. The tabs below model the all-in payment and compare it to the alternative: a full-service comparable estate staffed independently.
Payment Estimator
Estimate Your Four Seasons Payment
$27,841
Estimated Monthly Payment
- Principal & Interest$24,949
- Property Tax$2,542
- Insurance$150
- HOA$200
- PMI$0
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent at Four Seasons Private Residences?
Branded luxury rentals at this tier are scarce, expensive, and transient. Ownership delivers the income-tax arbitrage, equity accumulation, and the ability to customize the residence to your preferences — the math tilts heavily toward owning for any buyer with a 3+ year horizon.
OWN ($5M, 25% DOWN, 7%)
~$33,150 / mo all-in
- Principal & Interest
- $26,650
- Property Tax (~0.6%)
- $2,500
- Homeowners Insurance
- $500
- Four Seasons Service Fee
- $3,500 (estimated mid)
- PMI (25% down — none)
- $0
5-year net cost:~$750,000
Equity built:~$1,400,000
RENT (COMPARABLE LUXURY)
$30,000+ / mo
- Comparable Luxury Rental (monthly)
- $30,000+
- Renters Insurance
- $100
- Equity Built / Month
- $0
- Tax Benefit (ownership)
- $0
- Annual Increase Risk
- ~5%+
5-year net cost:~$1,980,000
Equity built:$0
Avg annual luxury rental increase: 5%+
The 5-year ownership advantage
Owning a $5M Four Seasons residence for five years nets out dramatically ahead of renting at comparable service levels once principal paydown, appreciation, and the Nevada income-tax arbitrage are counted. The renter captures zero equity and faces compounding rent increases; the owner's tax savings alone can exceed $1 million in the same period at high income levels.
Model assumptions: 7.0% 30-yr jumbo (Freddie Mac PMMS), 4% annual appreciation, 5% annual luxury rental growth, 0.6% effective property tax, $3,500/mo blended service fee, ~7% resale costs. California income-tax arbitrage not included in the ownership column.
HOA Fees by Community
Four Seasons Service Fees by Tier
Monthly fees fund the full Four Seasons hospitality stack — the amounts vary by residence size and service elections. There is no lower-dues tier comparable to a standard HOA; the fee is the price of the brand. Confirm current amounts and what is included versus optional during escrow.
Base Service Package (All Residences)
$2,000–$3,000 / mo
Entry Tier — Garden Residences
$2,000–$2,500
Includes:
24-hour concierge, security, valet, pool and fitness access, common-area maintenance
View Residences
$2,500–$3,000
Includes:
Full base package plus enhanced spa access and dining coordination
Premium Service (Estate & Sky Residences)
$3,000–$5,000+ / mo
Estate Residences
$3,000–$4,000
Includes:
Full hospitality package, dedicated concierge hours, housekeeping options, and private elevator maintenance
Sky Residences — Penthouses
$4,000–$5,000+
Includes:
Full premium hospitality plus enhanced privacy protocols, full-floor concierge, and bespoke service scheduling
Optional Enhancements
Additional fees apply
In-Residence Dining
Per service
Includes:
Full room-service menu from the Four Seasons kitchen — priced per order above the service-fee baseline
Daily Housekeeping
Per service tier
Includes:
Daily housekeeping service if not included in base tier — frequency and cost depend on the service election at purchase
COMMUTE & TRANSPORTATION
How Easy Is Getting Around From Four Seasons Private Residences?
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 from Four Seasons Private Residences
- 10 minHenderson Green ValleyHorizon Ridge Pkwy west
- 15 minHarry Reid Intl AirportI-215 West
- 15 minHenderson (downtown Water St)Horizon Ridge Pkwy → Sunset Rd
- 20 minLas Vegas StripI-215 West → I-15 North
- 25 minDowntown Las VegasI-515 North
- 20 minLake Mead (Boulder Beach)Horizon Ridge Pkwy → Lake Mead Pkwy east
- 30 minSummerlinI-215 West → I-15 North → I-215 West
- 12 minPrivate aviation (Henderson Exec)I-215 East
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a Four Seasons residence?
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
What down payment is required at Four Seasons Private Residences?
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
What Do Four Seasons Private Residences Buyers Most Frequently Ask?
Most AskedWhat is the price range at Four Seasons Private Residences?
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 $1,077,475 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.
When will Four Seasons Private Residences deliver?
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.
What services do Four Seasons residents receive?
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.
Is this a hotel or privately owned residences?
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.
What is the monthly HOA fee at Four Seasons?
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.
Is Four Seasons inside MacDonald Highlands?
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.
Can residents play golf at DragonRidge Country Club?
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.
What property taxes apply to Four Seasons residences?
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.
What schools serve Four Seasons Private Residences?
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.
How does guard-gate entry work at Four Seasons?
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.
Can prospective buyers tour Four Seasons Private Residences?
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.
What is the resale outlook for Four Seasons residences?
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.
How does Four Seasons compare to other Henderson luxury communities?
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.
Is Four Seasons a good investment for rental income?
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.
What should I know before buying at Four Seasons Private Residences?
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.
What down payment is required at Four Seasons Private Residences?
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.
How long does closing take at Four Seasons?
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.
What security features go beyond the guard gate?
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 June 2026
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL HAVE QUESTIONS?
Chris Nevada answers
personally.
PEOPLE ALSO ASK
What Else Do People Ask About Four Seasons Private Residences?
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.
Is Four Seasons Private Residences in Las Vegas or Henderson?
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.
What ZIP code is Four Seasons Private Residences in?
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.
Is Four Seasons Private Residences the same as a hotel?
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.
How many residences remain available at Four Seasons?
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.
Can I rent out my Four Seasons residence short-term?
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.
Is DragonRidge golf included with Four Seasons ownership?
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.
What is the price per square foot at Four Seasons?
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.
Who else is buying at Four Seasons Private Residences?
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
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct developer relationships, 6,225+ closed transactions, and $4.1B+ in volume since 2009. 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.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.1B+
In total sales volume
Across 6,225+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
WORK WITH THE BEST
Nevada's #1 team is
ready to help you move.
Ready to make a move?
Want to Talk to a Four Seasons Real Estate Expert?
6,225+ closed transactions. $4.1B+ in volume since 2009. Chris Nevada and the Nevada Real Estate Group team have worked the Henderson luxury spectrum — guard-gated estates, pre-construction contracts, and DragonRidge golf homes. Four Seasons requires gate coordination and developer access. Call (702) 637-1759 to arrange your private showing.
NEARBY COMMUNITIES
Which Communities Are Within 30 Minutes of Four Seasons Private Residences?
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
MacDonald Highlands
$1.08M (ZIP area)
Surrounding parent community
View MacDonald Highlands →5 MIN N
Foothills at MacDonald Ranch
$1.08M (ZIP area)
5 min from Four Seasons
View Foothills at MacDonald Ranch →A–Z INDEX
Which Communities and Amenities Surround Four Seasons Private Residences?
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.
C
- Cornerstone Park
D
- DragonRidge Country Club
F
- Four Seasons Private Residences
- Foothills at MacDonald Ranch
M
- MacDonald Highlands
- MacDonald Ranch
- McCullough Hills Trail
KEEP LEARNING
What Else Should You Read About Four Seasons Private Residences?
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
Buying a Home in Henderson: Complete Guide
The parent-city playbook — neighborhoods, schools, taxes, and the offer-to-close process across Henderson.
Read →MARKET UPDATE
Las Vegas Housing Market 2026
Valley-wide pricing, inventory, and rate context — the macro backdrop behind the Henderson foothills numbers.
Read →LUXURY HUB
Henderson Luxury Community Hub
All Henderson guard-gated and luxury communities in one place — MacDonald Highlands, Anthem, Seven Hills, and more.
Read →Sources & Methodology
Where Does This Four Seasons Private Residences Data Come From?
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.
- Las Vegas REALTORS (LVR) — Median list and sold prices, days on market, and active listing counts for the ZIP-89012 Henderson foothills area. lasvegasrealtors.com
- U.S. Census Bureau — Henderson city population, income, age, and housing data (Four Seasons is not separately tabulated). census.gov/quickfacts
- City of Henderson — Parks, city services, police and fire coverage, short-term rental regulations, and municipal land records. cityofhenderson.com
- Clark County Assessor — Property tax rates, assessed values, parcel data, and post-sale tax-reset records for ZIP 89012. clarkcountynv.gov/assessor
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences — the statutory basis for the ownership cost advantage. leg.state.nv.us
- Nevada Department of Taxation — Confirmation of Nevada's zero personal income tax rate — central to the relocation financial case. tax.nv.gov
- FBI Uniform Crime Reporting (UCR) — Henderson violent and property crime rates and national city comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Las Vegas metro employment, unemployment, and wage data — the macro labor backdrop. bls.gov
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Henderson foothills campuses. greatschools.org
- Nevada Report Card — State accountability data cross-checked against GreatSchools ratings for Henderson campuses. nevadareportcard.nv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator and buy-vs-rent analysis. freddiemac.com/pmms
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).
Last refresh: June 2026 · Next scheduled refresh: July 2026