Deer Valley Land for Sale
Buying land in Deer Valley requires a different evaluation process than buying a finished home or condo. The lot price is the starting point, not the total cost. Buildable area, CC&Rs, design review timelines, ski access routes, utility connections, and projected construction costs all affect the real value of a lot. Most of the available inventory is concentrated in the expansion corridor, and legacy-area lots in Empire Pass, Upper Deer Valley, Lower Deer Valley, and Deer Crest rarely appear on the MLS.
The public sales record shows 93 closed lot sales across Deer Valley totaling $392.9 million at a median of $3.83 million per lot. But that record does not capture every transaction. Some Deer Valley land trades off market, through private networks, direct seller relationships, or quiet listings that never reach the MLS. Derrik Carlson has been involved in off-market Deer Valley land transactions within the past few years and can help buyers understand what is available beyond the visible inventory. This page covers what has sold, what is currently listed, and what buyers should evaluate before committing to a lot in the resort. For finished properties, see Deer Valley real estate.
This page is maintained by Derrik Carlson (435.200.5478), Resort Real Estate Advisor at KW Park City Keller Williams Real Estate. Derrik helps land buyers evaluate buildability, CC&R restrictions, design review processes, utility access, ski access quality, and whether a specific lot supports the buyer's intended build program. Not all Deer Valley lot activity appears on the public MLS. Derrik's local relationships and builder network can surface opportunities that are not visible online. Contact Derrik to discuss current lot availability, including off-market options.
93
Lots Sold
$392.9M
Closed Volume
$3.83M
Median Lot Price
0.72 ac
Median Lot Size
Market Detail
93 closed lot sales on record: Deer Valley Expansion (83), Lower Deer Valley (4), Empire Pass (3), Upper Deer Valley (2), Deer Crest (1).
Price range: $1.18M (Hidden Oaks, Lower DV) to $13M (Bannerwood, Empire Pass).
Lot size range: 0.22 acres to 3.53 acres. Median lot: 0.72 acres. Lots in Deer Valley typically sell at or near asking price.
Note: these figures reflect MLS-recorded sales only. Some Deer Valley land transactions occur off market and are not captured in this data.
On This Page
Market at a Glance | Where Lots Sell | Expansion Corridor | Legacy Areas | What to Evaluate | FAQ | Listings
Where Deer Valley Lots Sell
The lot market in Deer Valley is heavily concentrated in the expansion corridor. 83 of 93 closed sales are in Marcella at Deer Valley (73 sales) or Velvaere (10 sales), both located along Mayflower Mountain. Legacy-area lots in Empire Pass, Upper Deer Valley, Lower Deer Valley, and Deer Crest are extremely limited. When one comes to market, it typically sells at or above asking price.
Deer Valley Expansion: 83 sales
Marcella at Deer Valley (73 sales, $2.4M to $8M, median $3.8M, median 0.70 acres) and Velvaere (10 sales, $2.75M to $5M, median $4.25M, median 0.89 acres). These communities account for nearly 90% of all Deer Valley lot transactions. Ski access, golf memberships, and building envelopes vary by lot. Buyers should verify infrastructure timelines and daily access compared to established resort areas.
Empire Pass: 3 sales
Red Cloud (2 sales, $5M to $9M) and Bannerwood (1 sale, $13M). The highest-priced lots in Deer Valley. Ski-in/ski-out access at 8,500+ feet. Talisker Club eligibility. These lots rarely come to market and typically require custom home programs of $1,500+/SF to build. Empire Pass 1% transfer fee applies.
Upper Deer Valley: 2 sales
Bald Eagle Club ($9.15M, 0.62 acres) and The Cottages ($4.3M, 0.73 acres). Silver Lake Village proximity with walk-to-lift access. Lot inventory at this elevation is nearly depleted. When a lot appears, it sells quickly.
Lower Deer Valley: 4 sales
Hidden Oaks (2 sales, $1.18M to $1.37M), Hidden Meadows ($1.25M), Fox Tail ($1.53M). The most affordable lot segment in Deer Valley. Larger lot sizes (up to 3 acres) but shuttle-based ski access. Closest to Park City's Main Street and town services.
Deer Crest: 1 sale
Deer Crest Estates ($2.3M, 0.61 acres). Gated community with private chairlift and Jordanelle Reservoir views. Lot inventory here is almost nonexistent. Most new Deer Crest construction is in Founders Place condos, not detached home lots.
Expansion Corridor Lots: Marcella and Velvaere
Marcella at Deer Valley is the dominant lot community in the resort with 73 closed sales at a median of $3.8 million and a median lot size of 0.70 acres. Lots range from 0.22 acres to 3.53 acres, with building envelopes that vary by lot position. Marcella includes a private club membership (sold separately), planned golf facilities, and ski access to the Deer Valley Expansion lift system. Building is not required at time of purchase.
Velvaere (10 sales, $2.75M to $5M) is a gated 60-acre enclave with 35 estate lots, also in the expansion corridor. Velvaere emphasizes wellness-based amenities: fitness, spa, pool, and concierge. Club membership is required and carries a significant initiation fee and annual dues. Verify the current membership terms and total cost of ownership before purchasing. Ski access via a dedicated Deer Valley chairlift.
Buyers evaluating expansion-corridor lots should approach the purchase differently than a lot in an established area. Verify the current state of ski infrastructure, the specific access route, club membership obligations, building timeline requirements, and design review restrictions. The expansion corridor is not the same daily experience as Empire Pass, Silver Lake Village, or Deer Crest today. The long-term positioning may be strong, but the current infrastructure is still developing.
Legacy-Area Lots
Lots in Empire Pass, Upper Deer Valley, Lower Deer Valley, and Deer Crest account for only 10 of 93 recorded sales. Supply is nearly depleted. When a legacy-area lot comes to market, it typically represents one of the last opportunities to build a custom home in an established Deer Valley neighborhood with proven ski access, mature community character, and stabilized infrastructure.
Some legacy-area lot activity happens off market. Owners who are not actively listing may sell through direct relationships or private networks. The public MLS does not tell the full story in this segment. If you are targeting a specific legacy-area lot, a direct outreach strategy is more effective than waiting for a listing to appear. Contact Derrik Carlson at 435.200.5478 to discuss off-market lot availability in Empire Pass, Upper Deer Valley, Lower Deer Valley, and Deer Crest.
What to Evaluate Before Buying a Deer Valley Lot
Buying land is not the same as buying a finished property. The lot price is the starting point, not the total cost.
Total build cost
Custom homes in Deer Valley typically cost $1,000/SF and above to build, with high-end programs exceeding $1,500/SF depending on site conditions, elevation, access, and finish level. A lot purchase is only the first cost. Factor design fees, permitting, construction, and contingency into your total budget before committing. For more detail on construction costs, see our guide to building in Park City.
CC&Rs and design review
Every Deer Valley lot community has covenants, conditions, and restrictions that govern what you can build, how the exterior must look, and how long you have before construction must begin. Design review processes can add 6 to 12+ months before breaking ground. Review the CC&Rs and design guidelines before purchasing. Some communities restrict building height, roof pitch, exterior materials, and window placement.
Buildable area and site conditions
Not all acreage is buildable. Steep slopes, setbacks, easements, wetlands, and rock formations can reduce the usable footprint significantly. A 1-acre lot does not mean 1 acre of building space. Get a site evaluation and topographic survey before purchasing.
Ski access and elevation
Ski access varies by lot, not just by community. Some lots have direct ski-in/ski-out routes. Others are shuttle-dependent or require walking to a lift. Verify the specific ski access route for the lot, not just the community marketing description. Elevation affects snow conditions, build costs, and utility access.
Utilities and infrastructure
Confirm that water, sewer, natural gas, electrical, and internet connections are available at the lot. In some expansion-corridor communities, infrastructure is still being installed. Verify the timeline for utility availability and any costs to connect. In established areas, utilities are typically in place.
Club memberships and transfer fees
Some communities require club memberships at purchase (Velvaere requires initiation and annual dues). Others offer memberships separately (Marcella, Talisker Club). Empire Pass carries a 1% transfer fee paid by the buyer. Add membership costs and transfer fees to your total acquisition budget. Verify current fee structures directly, as these change.
Frequently Asked Questions: Deer Valley Land
How much does a lot cost in Deer Valley?
Deer Valley lots range from $1.18 million in Lower Deer Valley to $13 million in Empire Pass. The median closed price is $3.83 million. The expansion corridor (Marcella, Velvaere) offers the most inventory with a median around $3.8 million to $4.25 million. Legacy-area lots in Empire Pass and Upper Deer Valley trade at $5 million and above.
How much does it cost to build a home in Deer Valley?
Custom home construction in Deer Valley typically starts at $1,000 per square foot and can exceed $1,500/SF for premium programs, depending on site conditions, elevation, access, and finish quality. The total cost of a lot purchase plus a custom build can be significant. Design, permitting, and contingency add to the total. For a detailed breakdown, see our guide to building in Park City. For existing homes that do not require a ground-up build, see Deer Valley homes for sale.
Are there lots available in established Deer Valley areas?
Very few. Only 10 of 93 closed lot sales are in legacy areas (Empire Pass, Upper DV, Lower DV, Deer Crest). Lot inventory in these areas is nearly depleted. When one becomes available, it typically sells quickly and often at asking price. Off-market opportunities may exist.
What is the difference between Marcella and Velvaere?
Both are in the Deer Valley Expansion corridor along Mayflower Mountain. Marcella is larger (73 sales, $2.4M to $8M) with planned golf facilities and a private club sold separately. Velvaere is smaller (35 estate lots, $2.75M to $5M) with required club membership (initiation fee and annual dues apply) and wellness-focused amenities. Both have ski access via the expansion lift system.
Do I have to build immediately after buying a Deer Valley lot?
It depends on the community. Some CC&Rs require construction to begin within a specific timeframe (often 2 to 3 years). Others, like Marcella, note that building is not required at purchase. Review the CC&Rs and HOA requirements for the specific community before purchasing.
Can I build a custom home or are there design restrictions?
All Deer Valley lot communities have design review processes and architectural guidelines. You can build a custom home, but the exterior design, materials, height, and orientation must comply with community standards. Design review can add 6 to 12+ months to your project timeline. Work with an architect familiar with the specific community's guidelines.
For questions about Deer Valley lots, contact Derrik Carlson at 435.200.5478 or Carlson@RealEstateInParkCity.com. You can also reach us through the contact page.
Deer Valley Lots for Sale
For broader lot and land options across the Park City market, visit the Park City land for sale page. For new construction homes and condos (not lots), see Deer Valley new construction.
The information provided is for consumers' personal, non-commercial use and may not be used for any purpose other than identifying prospective properties of interest to consumers. All properties are subject to prior sale or withdrawal. All information provided is deemed reliable but is not guaranteed accurate and should be independently verified.
The multiple listing information is provided by Park City Board of Realtors from a copyrighted compilation of listings. The collection of listings and each listing are the property of Park City Board of Realtors, All Rights Reserved. KW Park City Keller Williams provides access to multiple listing information on this website as a member of the Park City Board of Realtors Multiple Listing Service.