Thinking about reserving a Four Seasons Private Residence in Henderson but not sure where to start? You are not alone. The process can look different depending on whether you buy a new release from a developer or a resale on the open market, and there are important Nevada rules and fees to understand. This guide walks you through each step, what to verify, and how to protect your timeline and deposit so you can move forward with confidence. Let’s dive in.
What “reserve” means in Henderson
When you hear “reserve,” it usually refers to one of two paths:
- New developer release. You place a reservation deposit with the sales office to hold a specific unit, then sign a purchase agreement and proceed to closing on the developer’s schedule.
- Resale purchase. You make an offer through a broker and place an earnest money deposit in escrow after acceptance, then close once contingencies are satisfied.
With branded residences, you are buying luxury condo ownership combined with hotel-level services. For a high-level overview of services and ownership models, review the official Four Seasons Private Residences overview.
New developer reservation: Step by step
Start with an inquiry and selection
Contact the sales office or your local broker to request the brochure, floor plans, current availability, and a price guide. Ask about view corridors, parking, storage, and any upgrade options. If you plan to finance, also verify early that the project meets your lender’s condo requirements.
Provide proof of funds or pre-approval
Most sales teams require a recent proof of funds letter for cash or a mortgage pre-approval for financing. This helps streamline the reservation and contract phase.
Place the reservation deposit
The developer will provide a reservation form that states the deposit amount, how long the unit is held, and whether the deposit is refundable. Some programs convert the deposit into earnest money at contract signing. Always get the exact terms in writing before you send funds.
Review the contract and disclosures
After reserving, you will receive the purchase agreement and developer disclosures. In Nevada, condominiums and common-interest communities are governed by Nevada Revised Statutes Chapter 116. Review CC&Rs, bylaws, budgets, insurance, and any service or management agreements that describe Four Seasons’ role and the services available to owners.
Complete due diligence and financing
Confirm HOA rules, fees, and any restrictions on leasing or hotel services. If you are financing, your lender will review the project for eligibility. Clarify what services are included vs. fee-based and how any optional rental or housekeeping programs work.
From contract to closing
New construction closes on the developer’s schedule, which can be months or more. Closing is handled by a local title and escrow team, then recorded with the Clark County Recorder. Coordinate walk-throughs and final payments in line with your contract.
Resale purchase: Step by step
Get the listing package and tour
Work with your agent to review the MLS listing, seller disclosures, recent HOA statements, and any available building documents. Evaluate the unit’s condition, views, and service access.
Submit your offer with earnest money
Once your offer is accepted, you will place an earnest money deposit into escrow. The deposit is applied to the purchase price at closing and is governed by the contingency timelines in your contract.
Run your due diligence
Within the contingency period, review the HOA documents, budget, reserve study, and rules on services or leasing. You can order inspections if needed and should obtain a preliminary title report. For tax estimates and parcel data, use the Clark County Assessor.
Confirm financing and project eligibility
Your lender will finalize underwriting and confirm that the condo project meets applicable guidelines. If you are new to closing costs and what to expect, the Consumer Financial Protection Bureau guide to closing costs is a helpful overview.
Close and record
Resale closings commonly run 30 to 60 days from contract. Your title company coordinates closing statements, payoffs, and recording with the Clark County Recorder.
Costs to confirm before you commit
Before you reserve or make an offer, ask for written estimates and documentation. Key items include:
- Reservation deposit and refund terms. Who holds the funds, how long the hold lasts, and how the deposit converts to earnest money.
- Earnest money handling. Escrow instructions and how contingencies affect refundability.
- Monthly HOA dues. What they cover, budget strength, and reserve funding.
- Brand and service fees. Hotel services, housekeeping, in-residence dining, valet or parking, and any membership-style charges.
- Closing costs. Title insurance, escrow, recording, lender fees, and prorations. The CFPB’s closing cost guide explains common items.
- Property taxes. Estimated annual taxes and assessments from the Clark County Assessor.
Luxury branded residences often carry higher monthly dues because of staffing and amenities. Ask for the current HOA budget, reserve study, and any history of special assessments.
Nevada rules and buyer protections
- Common-interest communities. Nevada condominium communities operate under NRS Chapter 116. This governs developer disclosures, HOA management, and resale requirements.
- Licensing and representation. Verify that sales representatives and brokers are properly licensed through the Nevada Real Estate Division.
- Title and recording. Your title company should provide a preliminary title report and coordinate deed recording with the Clark County Recorder.
Due diligence checklist
Use this list to stay organized. Request documents in full and build your timelines around review periods.
- Who holds your deposit and the exact refund or forfeiture rules
- Timeline from reservation to contract to closing
- Full draft of the purchase agreement before or at deposit
- HOA documents: CC&Rs, bylaws, rules, budgets, reserve study, meeting minutes, and any pending litigation disclosures
- Four Seasons’ operations role: services offered, staffing levels, guest access rules, rental program details, and assignment or termination provisions
- Fee schedule: HOA dues, capital contributions, service fees, parking or storage fees
- Ownership restrictions: leasing rules, housekeeping policies, subletting and guest registration, occupancy rules
- Insurance: building master policy versus owner coverage requirements
- Title and liens: preliminary title report, easements, and encumbrances
- Developer specifics for new-build: construction schedule and warranty terms
- Financing: contingency deadlines, lender approvals, and condo project eligibility
Timelines at a glance
These are common ranges in Clark County. Always verify the specific schedule with the sales office and your title company.
- Reservation to contract signing for new releases: same day to about 1 to 2 weeks
- Contract diligence window: often 7 to 21 days for documents and financing
- Resale closing: typically 30 to 60 days after acceptance
- New construction closing: on the developer’s build schedule, which can extend several months
How we help you win your unit
Branded luxury presales and high-rise resales are different from typical home purchases. You benefit from specialized negotiation, tight timeline control, and clear document review. At Carlton Holland Realty, you work with a boutique Las Vegas team focused on vertical product, presales, and condo-hotel transactions. We help you structure deposits, protect contingencies, coordinate lender and title reviews, and keep your reservation on track.
If you are comparing units, service packages, or deposit terms, we will walk you through the tradeoffs and request clarifications from the sales office so you can decide with confidence. When it is time to proceed, we prepare the offer or reservation package, manage your dates, and keep the path to closing smooth and private.
Ready to secure the right residence on the right terms? Schedule a consultation with Carlton Holland Realty to get started.
FAQs
Is the reservation deposit for a Four Seasons residence refundable in Henderson?
- It depends on the property’s program. Developer forms spell out refund rules and timelines, while resale earnest money is governed by your contract contingencies.
What is the difference between a reservation deposit and earnest money?
- A reservation deposit holds a new-construction unit before contract, while earnest money on a resale is deposited into escrow after offer acceptance and applies to the purchase at closing.
Do Four Seasons owners receive hotel-level services in Clark County?
- Branded residences typically include access to on-site services, but included versus fee-based offerings vary by property, so review the service and management agreements.
Can I finance a Four Seasons Private Residence purchase in Nevada?
- Many buyers finance, but lenders must confirm the condo project’s eligibility early in the process and align your approval with contract timelines.
Where can I confirm property taxes and closing fees in Clark County?
- For taxes, check the Clark County Assessor, and for closing costs request estimates from your title company along with the CFPB closing cost guide.
What Nevada laws apply to Four Seasons condo purchases?
- Condominiums and HOAs are governed by NRS Chapter 116; licensing and disclosures are overseen by the Nevada Real Estate Division.
How long does it take to close on a Henderson resale condo?
- Many resales close in 30 to 60 days after acceptance, depending on financing, HOA document review, and title clearance.
What documents should I review before my deposit goes hard?
- CC&Rs, bylaws, HOA budget and reserves, service agreements, title report, insurance requirements, and the purchase contract with all deposit and contingency terms.
