Four Hills

An established neighbourhood, not a new one

Development here spans several decades, so a shortlist can easily contain a mid-century original, a 1980s custom and a recent renovation. That variety is part of the character, and it means comparable-property reasoning has to account for vintage and condition rather than address alone. It also means the inspection conversation differs enormously from house to house — the questions for a house with original systems are not the questions for one that was taken back to studs five years ago.

Terrain, drainage, and the Manzano foothills

These are hillside lots below the foothills, and water moves through them. Grading, retaining structures, driveway approach and where runoff goes during a monsoon burst are practical realities rather than theoretical ones. On older properties, retaining walls and drainage improvements may date from the original construction; their condition and, where relevant, their permitting are worth confirming.

The club, and what it is and is not

As in Tanoan, living in the neighbourhood and belonging to the club are separate things. Confirm what any association assessment covers, what club membership involves, and whether anything is tied to the property. Buyers who assume one includes the other are frequently surprised in both directions.

Views and orientation

Elevation here buys a city and west-mesa outlook that behaves very differently in the evening than the northeast foothills does in the morning. Orientation also drives heat load, which on a hillside property with significant glazing is a real operating consideration. Visit at more than one time of day before deciding what a view is worth to you.

Common questions