Drive up to the main guard gate at MacDonald Highlands this month and you'll see two kinds of activity at once. Behind the gatehouse, the same custom rooflines that have defined this Henderson hillside since the mid-2000s. Above them, on the site where two towers are climbing the slope, active construction cranes marking the Four Seasons Private Residences. Both sit inside the same 1,200-plus-acre footprint. Both share the same guard-gated address. They are not, in any way that matters to a closing statement, the same purchase.
Buyers who have watched this community for a few years remember when the Four Seasons project was supposed to finish by early 2026, then by late 2026. As of mid-September 2026, the target is September 1, 2027. That kind of slip matters for anyone trying to price a MacDonald Highlands home against a timeline, because the community's own comparable-sales data is about to absorb a product type it has never had before.
The Club Isn't Part of the Purchase
Start with the friction that catches buyers off guard no matter which product they're considering. Owning a home, a lot, or a condo inside MacDonald Highlands does not come with automatic access to DragonRidge Country Club. The golf course and the clubhouse sit inside the gates, and the marketing leans hard on both, but membership is a separate agreement governed by the community's own covenants, not a feature that transfers with the deed. DragonRidge operates several membership categories, from full golf to social-only, each carrying its own initiation cost and dues schedule set by the club rather than the neighborhood's HOA. A builder or a seller will sometimes offer an initiation credit or a period of temporary social access as a closing incentive, and that's worth confirming in writing before it becomes an assumption baked into an offer. It applies to a resale on Dragon Peak Drive. It will apply to a Four Seasons condo. The price tag doesn't change that.
One Gate, Three Different Products
Custom estates remain the core of MacDonald Highlands, spread across enclaves like Lairmont, Dragon Gate, and Glenbrook, with entry pricing generally starting near $2.5 million and running past $20 million for the largest hillside compounds. Every one of those homes passes through the community's Design Review Committee before a shovel goes in the ground.
The Four Seasons Private Residences is a different kind of asset. As of mid-September 2026, 145 of the project's 171 condo residences were under hard contract, worth $887 million combined, with entry pricing that has held near $3.5 million and the top listed unit priced at $35 million. The developers secured roughly $700 million in construction financing from JPMorgan, Sculptor Real Estate, and Morning Calm Management, a detail worth knowing if you're trying to gauge whether the project is funded on its own balance sheet or still leaning on future presales to finish.
| Product | Entry price | Governing structure | Status as of September 2026 |
|---|---|---|---|
| Custom estate (Lairmont, Dragon Gate, Glenbrook, and other enclaves) | About $2.5 million | Design Review Committee, HOA covenants | Actively trading now |
| Four Seasons Private Residences condo | About $3.5 million | Condo declaration, hotel-branded management | 145 of 171 under hard contract, completion targeted September 2027 |
| Four Seasons branded single-family homes | Not yet set, expected near condo pricing | Expected to follow the branded-management model | Announcement expected October 2026, two phases of 14 and 7 homes |
That third row matters for a specific reason. Whoever buys into the first phase of 14 branded single-family homes will be setting the pricing benchmark for the second phase of seven, because no comparable product exists yet to check it against.
Sales pace on the condo side has stayed brisk. Craig Eddins, executive vice president of the project, told the Las Vegas Review-Journal that recent contract activity has run ahead of projections.
"Every single one of these is a hard contract."
Part of that pace is coming from an unexpected direction. Eddins pointed to a run of buyers from Washington state, ten sales in 2026 alone and twenty-four total, many of whom are simultaneously shopping single-family homes in MacDonald Highlands, Southern Highlands, and Summerlin's The Summit. That overlap is worth sitting with. The condo tower and the custom-home resale market aren't competing for separate buyer pools. They're drawing from the same one, at the same time, even though the two products carry entirely different HOA structures, financing paths, and design rules.
Why Two People Can Quote Two Different Medians
Here is where the confusion compounds. MLS data compiled in mid-September 2026 put the median closed price across MacDonald Highlands' 68 sales in the trailing twelve months at $4.25 million, while the median asking price across the 66 homes and 15 lots active that same week sat at $5.75 million. Separately, Q1 2026 figures from Las Vegas REALTORS placed the median list price nearer $4.1 million with a median sold price closer to $3.85 million and a list-to-sale ratio around 96.5 percent. Earlier snapshots from the same year put the trailing twelve-month median as low as $3.46 million.
None of those numbers is wrong. They're measuring different things. Active listings and closed sales tell different stories. A dataset that includes bare lots pulls in a different direction than one that only counts finished homes. And every one of those figures was compiled before a single Four Seasons condo closing had a chance to land in the record, because none has closed yet.
Community estimates put 30 to 40 percent of MacDonald Highlands transactions as off-market, which means whatever public median you're reading is already describing a shrinking share of what's actually changing hands. Once condo closings start showing up inside the same zip code's sales data, whichever median you've been tracking will move again. It won't move because home values shifted. It will move because what's being averaged underneath it changed.
Comparing MacDonald Highlands to Ascaya or The Ridges
If you're weighing MacDonald Highlands against another guard-gated Henderson or Summerlin community, the price comparison only holds if you're comparing like products. Ascaya's most recent twelve months of closings, ending in mid-September 2026, ran smaller in volume, around two dozen sales, with a median near $2.63 million and a price per square foot closer to $1,150, reflecting a community with no golf course and stricter modern-architecture requirements. MacDonald Highlands, anchored by DragonRidge and spanning several decades of architectural style, closed roughly 68 homes over the same period at a $4.25 million median and about $825 per square foot.
Both communities carry Henderson's highest-tier addresses. Neither headline number, by itself, prices in club membership, and the comps math behind each one runs on different assumptions that will only widen once a 171-unit branded condo tower and a small run of branded single-family homes start reporting sales inside MacDonald Highlands' own figures.
A Few Questions Worth Asking Before You Compare Numbers
Does buying in MacDonald Highlands include DragonRidge Country Club access? No. Club membership is a separate agreement with its own initiation and dues structure, whether you're buying a custom estate, a resale, or eventually a Four Seasons unit.
When will the Four Seasons towers actually be finished? The current target is September 1, 2027, based on reporting from mid-September 2026. That date has already shifted once from an earlier late-2026 estimate, so it's worth confirming directly with the sales office before building a timeline around it.
Will the new Four Seasons single-family homes be part of MacDonald Highlands proper? They're expected to sit within the development's own footprint under the same branded management model as the condos, announced in two phases of 14 and 7 homes, with an announcement expected in October 2026 and pricing anticipated near the condo range.
If you're trying to figure out which MacDonald Highlands number actually applies to the home you're considering, Brenda Beltran Real Estate Group can pull comps that match your specific product, not just your zip code. Schedule a personal consultation before you make an offer based on a median that might be measuring something else entirely.
This article is general information, not legal, tax or financial advice. Consult a qualified professional about your situation.
