About This Page: All market data draws from Park City MLS records through early 2026 and reflects closed sales only. Active listings update in real time in the search section below. This page covers the 7 detached home and estate communities plus 2 townhome communities within Empire Pass at Deer Valley Resort. For stacked lodge condos and hotel-branded residences, see the Empire Pass condos page.

Empire Pass Homes and Townhomes for Sale

Deer Valley Resort's Empire Pass contains 9 residential communities where the primary MLS product type is a detached home, estate, or townhome. Park City MLS records document 212 closed transactions across those 9 communities from 2004 through early 2026. Prices range from $1,050,000 at the entry level of Ironwood townhomes to $23,497,845 for a Red Cloud estate. Detached homes start at approximately $3,539,700 at Paintbrush; Ironwood and Larkspur townhomes extend the range downward.

Ski access across the homes and townhome tier varies more than most buyers expect. Red Cloud carries Ski to Door or Ski Out of Door designations on 8 of 10 MLS records. Nakoma carries both unit-level designations on most records. Moonshadow, built 2020 to 2026, carries only Ski Shuttle and Ski Club and Shuttle designations across all 7 MLS records with no project-level or unit-level ski-in/ski-out access. Ironwood and Larkspur townhomes carry Ski Into/Out of Project designations, meaning the ski terrain connects to the building perimeter, not an individual unit's door.

Every Empire Pass property is subject to the Empire Pass Master HOA fee ($3,443 per year as of 2025) in addition to community-level dues. Most communities also require a buyer-paid transfer fee at closing, commonly 1% of the purchase price. Buyers seeking lodge-style operations, hotel amenities, or stacked multi-family buildings should review the Empire Pass condos and lodges page instead.

Empire Pass Homes at a Glance

Communities

9

7 detached/mixed, 2 townhome

Closed Sales (MLS)

212

Through early 2026, all 9 communities

Detached Home Range

$3.5M–$23.5M

Paintbrush low / Red Cloud high

Townhome Range

$1.05M–$7.9M

Ironwood and Larkspur

Year Built Range

2003–2026

Ironwood oldest / Moonshadow newest

Ski Access

Varies

Unit-level to shuttle-only by community

Find Your Home: Empire Pass Quick Match

Empire Pass home and townhome communities vary significantly in price tier, ski access designation, build era, and buyer profile. Use this grid to match your priorities to the communities most worth reviewing, then confirm details with current MLS data and community-level due diligence.

Ultra-luxury estate ($13M+)

Moonshadow, Red Cloud (top tier), Bannerwood

Moonshadow: 6 closed sales, $13.25M to $15.25M, median PPSF $2,133. Red Cloud ceiling: $23,497,845. Bannerwood: one $19.45M sale. All three carry 80-100% cash buyer rates.

Strongest unit-level ski access (homes tier)

Red Cloud, Nakoma, Bannerwood

Red Cloud: Ski to Door and Ski Out of Door on 8 of 10 records. Nakoma: Ski to Door on 14 of 24 records and Ski Out of Door on 18 of 24. Bannerwood: both designations on its 1 MLS record.

Newest detached construction

Moonshadow (2020–2026), Nakoma (through 2025), Red Cloud (through 2023)

Through early 2026, Moonshadow was the most recently constructed home community at Empire Pass, built entirely between 2020 and 2026. Note: Moonshadow has shuttle-only ski access, not ski-in/ski-out.

Buyer leverage: highest median DOM

Northside Village (426 days), The Belles (350 days), Nakoma (205 days)

Extended median DOM historically signals less pricing pressure and more buyer negotiation opportunity. Northside Village at 426 days is the highest in all of Empire Pass.

Townhome with nightly rental

Ironwood, Larkspur

Ironwood: nightly rental confirmed on all available records. Larkspur: 52 of 59 records show Y. Townhome format with rental flexibility is a different ownership experience than lodge-style condos. Verify by unit.

Price-stable detached home

Paintbrush

Paintbrush median PPSF moved from $1,317 pre-2020 to $1,247 post-2020, a slight decline. While most Empire Pass communities appreciated 30-70%+ post-2020, Paintbrush shows the flattest PPSF curve of any home community on this page.

Estate Homes and Single-Family Properties

Seven Empire Pass communities have detached or mixed-type home inventory as their primary MLS product. Combined, they account for 99 closed transactions since 2004, ranging from $3,539,700 at the Paintbrush entry tier to $23,497,845 at Red Cloud. Nightly rental status and ski access vary by community and by individual unit.

Bannerwood

Detached Estate | Built 2016 | Thin Data

One closed MLS record: a 10,561 sqft, 6-bedroom estate sold in 2016 for $19,450,000, cash, at full list price with zero days on market. MLS features include Ski to Door, Ski Out of Door, Ski Slope Named Trails, and Ski Easement Access. Nightly rental is recorded as permitted. This is a small, custom enclave with very limited resale history. Pricing and availability require direct inquiry.

1 MLS record  ·  10,561 sqft  ·  6 BR  ·  100% cash

Moonshadow

Detached Estate | Built 2020–2026

Park City MLS shows 7 Moonshadow records: 6 closed and 1 pending. The 6 closed sales since 2020 ranged from $13,250,000 to $15,250,000 with a median sold PPSF of $2,133, the highest of any Empire Pass home community through early 2026. 83% cash rate. Median DOM: 21 days. All 7 MLS records carry only Ski Shuttle and Ski Club and Shuttle designations. No project-level or unit-level ski-in/ski-out features appear. Buyers who require direct slope access must verify before proceeding.

SqFt: 6,212–8,444  ·  Beds: 5–7  ·  Cash: 83%  ·  Nightly rental: Y

Nakoma

Detached/Townhome | Built 2007–2025

24 closed sales, $3,750,000 to $14,425,000, median $5,900,000. Median PPSF rose from $937 pre-2020 to $1,607 post-2020, a 71.6% increase, the largest appreciation of any home community on this page. Median DOM: 205 days. MLS records show Ski to Door on 14 of 24 and Ski Out of Door on 18 of 24; individual records often carry both designations simultaneously, indicating consistent unit-level access across most of the community. 75% cash. Nightly rental confirmed on 23 of 24 records.

SqFt: 4,841–7,226  ·  Beds: 4–6  ·  Cash: 75%

Northside Village

Detached Estate | Built 2004–2008

12 closed sales, $4,697,500 to $11,950,000, median $6,706,250. Median DOM of 426 days is the highest of any Empire Pass community across all product types. Median PPSF: $846 pre-2020, $919 post-2020, the smallest appreciation gain in the homes tier at 8.7%. Ski to Door and Ski Out of Door appear on 6 of 12 records alongside Ski Slope Named Trails and Ski Easement Access. Financed transactions account for 59%, the highest cash-light rate in the homes tier.

SqFt: 3,448–13,000  ·  Beds: 5–6  ·  Cash: 41%  ·  Nightly rental: 7/12 records Y

Paintbrush

Detached Estate | Built 2005–2009

22 closed sales, $3,539,700 to $11,485,741, median $5,825,000. Median PPSF moved from $1,317 pre-2020 to $1,247 post-2020, a slight decline, making Paintbrush the most price-stable community in the homes tier across market cycles. Median DOM: 163 days. MLS features include Ski Into/Out of Project on 15 of 22 records, Ski Slope Named Trails on 15, and Ski to Door on 11. 68% cash. Nightly rental on all 22 records.

SqFt: 2,026–7,500  ·  Beds: 4–5  ·  Cash: 68%  ·  Nightly rental: Y

Red Cloud

Detached Estate | Built 2009–2023

10 closed sales, $8,455,000 to $23,497,845, median $11,400,000. Post-2020 median PPSF reached $2,030, up 66.6% from the pre-2020 median of $1,218. Ski to Door and Ski Out of Door appear on 8 of 10 records, the strongest unit-level ski access rate in the Empire Pass homes tier. 80% cash. Nightly rental is permitted on 4 of 10 records; 5 records are unreported and should be confirmed. With only 10 total MLS closings, comparables are thin and pricing analysis is more complex than in communities with deeper sales history.

SqFt: 6,903–11,250  ·  Beds: 5–8  ·  Cash: 80%  ·  Nightly rental: confirm by unit

The Belles at Empire Pass

Mixed Sub-Types | Built 2008–2018

24 closed sales, $3,750,000 to $13,500,000, median $5,500,000. MLS sub-type records span four configurations: detached (14), townhome (5), multi-unit (4), and stacked multi (1). Buyers comparing Belles prices to pure detached home communities should verify the sub-type of the specific property. Median PPSF rose from $994 pre-2020 to $1,258 post-2020. Median DOM: 350 days. Ski Into/Out of Project on 11-13 of 24 records; Ski to Door on 9. 62% cash. Nightly rental on 16 of 24 records.

SqFt: 3,867–7,517  ·  Beds: 4–6  ·  Cash: 62%

Townhomes at Empire Pass

Ironwood and Larkspur are the two dedicated townhome communities at Empire Pass. Both permit nightly rental and carry project-level ski access designations. They represent the most accessible price entry point in the Empire Pass homes tier and have produced 113 combined closed transactions, more than any other category on this page.

Ironwood

Townhome | Built 2003–2006 | 8789 Marsac Avenue

54 closed sales, $1,050,000 to $7,800,000, median $2,595,000. The oldest community in the Empire Pass homes tier. Median PPSF rose from $905 pre-2020 to $1,264 post-2020, a 39.6% increase. Median DOM: 73 days. Typical units run approximately 2,977 to 3,894 sqft with 2 to 5 bedrooms. MLS ski access features include Ski Into Project (45 of 56 records), Ski Out of Project (46), Ski Slope Named Trails (38), and Ski Easement Access (18); individual records frequently carry more than one designation simultaneously. Nightly rental confirmed on all available records. 40% cash rate.

SqFt: ~2,977–3,894 typical  ·  Beds: 2–5  ·  Cash: 40%  ·  Nightly rental: Y

Larkspur

Townhome | Built 2005–2021 | Empire Club Drive and Banner Court

59 closed sales, $1,805,000 to $7,900,000, median $3,360,000. All units are 4-bedroom configurations ranging from 2,936 to 3,931 sqft, making Larkspur the most consistent product in the Empire Pass homes tier by configuration. Median PPSF rose from $881 pre-2020 to $1,186 post-2020, a 34.6% increase. Median DOM: 76 days. Ski Into Project on 40 of 60 records; Ski Out of Project on 38; Ski Easement Access on 7. Two February 2026 closings exceeded $7,000,000. Nightly rental confirmed on 52 of 59 records. 64% cash.

SqFt: 2,936–3,931  ·  All 4-BR  ·  Cash: 64%  ·  Nightly rental: 52/59 Y

Understanding Ski Access at Empire Pass Homes

The Empire Pass homes tier shows the widest variation in ski access designation of any product category at Deer Valley Resort. Red Cloud, Nakoma, and Bannerwood carry Ski to Door and Ski Out of Door on most records, describing direct access from the individual property. Paintbrush, The Belles, and Northside Village carry a mix: some records show project-level access (Ski Into/Out of Project) and others show unit-level access, with distribution varying by specific lot. Ironwood and Larkspur carry project-level and Ski Easement Access designations, meaning the ski terrain meets the building boundary or a shared access corridor, not an individual unit's door. Note: a single MLS record can carry multiple ski access designations simultaneously, so counts for different designations within a community do not sum to the total record count.

Moonshadow is the most significant outlier. Built 2020 to 2026, all 7 Moonshadow MLS records (6 closed, 1 pending) carry only Ski Shuttle and Ski Club and Shuttle designations. No Ski Into Project, Ski Out of Project, Ski to Door, or Ski Out of Door features appear on any record. This is distinct from every other community in the Empire Pass homes tier and should be a primary due diligence question for any Moonshadow buyer who requires direct slope access.

For all communities, ski access should be confirmed at the level of the specific property during due diligence. MLS feature designations reflect what was reported at the time of listing and may not capture every access agreement or easement. Buyers should request ski access documentation directly from the HOA or the title company before closing.

Market Data: Empire Pass Homes

Park City MLS records show 212 closed transactions across the 9 Empire Pass home and townhome communities from 2004 through early 2026. Transaction volume across the homes tier peaked during 2007 when construction was completing across most communities, then compressed sharply through 2009-2012. Post-2020 saw strong appreciation across most communities. The largest PPSF gains from pre-2020 to post-2020: Nakoma +71.6%, Red Cloud +66.6%, Northside Village +8.7% (lowest), and Paintbrush -5.3% (slight decline). Moonshadow has no pre-2020 comparables, with all 6 closed sales occurring post-2020.

Median days on market across the homes tier ranges from 21 days at Moonshadow to 426 days at Northside Village. The shorter-DOM communities (Moonshadow, Ironwood, Larkspur) reflect limited supply and stronger buyer pools relative to available inventory. The longer-DOM communities (Northside Village, The Belles, Nakoma, Paintbrush) have historically provided buyers more time and leverage in negotiations. Cash transactions dominate the upper price tiers: Moonshadow at 83%, Red Cloud at 80%, Nakoma at 75%. Ironwood carries the lowest cash rate in the homes tier at 40%, reflecting its lower price point and higher financed-buyer participation.

What Buyers Often Miss at Empire Pass Homes

Moonshadow has no ski-in/ski-out designation

Moonshadow, built 2020 to 2026 and among the highest-priced home communities at Empire Pass through early 2026, carries only Ski Shuttle and Ski Club and Shuttle across all 7 MLS records. No project-level or unit-level ski-in/ski-out features appear. This is the most common factual gap in Moonshadow buyer inquiries.

Red Cloud comparables are thin

Only 10 total MLS closings have occurred at Red Cloud. With the lowest transaction count in the homes tier, appraisal and CMA work at Red Cloud requires a wider geographic comparison set and careful selection of comparable properties. Buyers and sellers should account for this limitation.

The Belles has four different MLS sub-types

The Belles at Empire Pass has 14 detached, 5 townhome, 4 multi-unit, and 1 stacked multi record in MLS history. Comparing a Belles sale to a Red Cloud or Paintbrush sale without confirming sub-type will distort the analysis. Verify the specific unit's product type before drawing price comparisons.

Northside Village is the slowest market in the area

A 426-day median DOM is not a negative signal by itself, but it means pricing assumptions built on quick-turn comparable sales from other communities will not apply. Northside Village pricing requires patience and a buyer willing to wait for the right property at the right value.

Ironwood and Larkspur permit nightly rental

Many buyers assume Empire Pass townhomes do not offer rental programs. Both Ironwood and Larkspur have broad nightly rental records in MLS data: Ironwood on all available records, Larkspur on 52 of 59. This makes them viable short-term rental properties despite not being lodge-format buildings. Verify each unit individually.

Paintbrush PPSF has moved differently than neighboring communities

While most Empire Pass home communities appreciated 30-70%+ in PPSF from pre-2020 to post-2020, Paintbrush moved slightly down from $1,317 to $1,247. This reflects a mix of small-footprint and large-footprint homes within the community rather than market weakness. Understanding the composition matters before drawing conclusions from median data.

Who Empire Pass Homes Fit

Who It Fits

  • Buyers who want true residential ownership, land, and privacy rather than a managed lodge environment
  • Buyers seeking 4,000 to 11,000+ sqft of interior space that lodge buildings rarely offer
  • Ultra-luxury buyers at the $10M to $23M+ tier who want the most exclusive product at Deer Valley Resort
  • Buyers who prioritize unit-level ski access (Ski to Door / Ski Out of Door) in the home format, available at Red Cloud, Nakoma, and Bannerwood
  • Short-term rental buyers who want a townhome ownership structure with nightly rental flexibility, available at Ironwood and Larkspur

Who It May Not Fit

  • Buyers who want hotel-style amenities, concierge service, common-area pools and spas, and managed rental programs
  • Buyers working below $1M; only the lowest historical Ironwood entries touch that range and current market pricing is higher
  • Buyers who require strong unit-level ski access at the townhome price tier; Ironwood and Larkspur carry project-level access only
  • Buyers who want Moonshadow for its ski access; all records show shuttle service only with no on-slope access designation

Questions About Empire Pass Homes?

Derrik Carlson has represented buyers and sellers across all 9 Empire Pass home and townhome communities. Call 435.200.5478 or email Carlson@RealEstateInParkCity.com.

Call 435.200.5478 View Current Listings

Current Empire Pass Homes for Sale in Deer Valley

Frequently Asked Questions About Empire Pass Homes for Sale


What homes and townhomes are for sale at Empire Pass in Deer Valley?

Empire Pass at Deer Valley Resort has 9 communities with home or townhome inventory: Bannerwood, Moonshadow, Nakoma, Northside Village, Paintbrush, Red Cloud, and The Belles at Empire Pass for detached and mixed home products, and Ironwood and Larkspur for townhomes. Park City MLS records show 212 closed transactions across these 9 communities from 2004 through early 2026. For lodge condos and stacked residences at Empire Pass, see the Empire Pass condos page.

What are the price ranges for Empire Pass detached homes?

Park City MLS closed sales for detached Empire Pass homes ranged from $3,539,700 at Paintbrush to $23,497,845 at Red Cloud through early 2026. Median sold prices: $5,500,000 at The Belles, $5,825,000 at Paintbrush, $5,900,000 at Nakoma, $6,706,250 at Northside Village, $11,400,000 at Red Cloud, and $14,592,500 at Moonshadow. Bannerwood has one MLS record at $19,450,000. Ironwood townhomes ranged from $1,050,000 to $7,800,000 with a median of $2,595,000; Larkspur townhomes from $1,805,000 to $7,900,000 with a median of $3,360,000.

Which Empire Pass home communities have ski-to-door or ski-out-of-door access?

Red Cloud carries Ski to Door and Ski Out of Door on 8 of 10 MLS records, the highest rate in the Empire Pass homes tier. Nakoma carries Ski to Door on 14 of 24 records and Ski Out of Door on 18 of 24; individual records often carry both designations simultaneously. Bannerwood carries both designations on its one MLS record. Ironwood and Larkspur carry only project-level access — Ski Into Project and Ski Out of Project — not unit-level door access. Moonshadow carries only Ski Shuttle and Ski Club and Shuttle across all 7 MLS records with no ski-in/ski-out designation of any kind.

What townhomes are available at Empire Pass?

Ironwood at 8789 Marsac Avenue and Larkspur along Empire Club Drive and Banner Court are the two dedicated townhome communities at Empire Pass. Ironwood, built 2003 to 2006, produced 54 MLS closed sales ranging from $1,050,000 to $7,800,000 with a median of $2,595,000 through early 2026. Larkspur, built 2005 to 2021, produced 59 MLS closed sales ranging from $1,805,000 to $7,900,000 with a median of $3,360,000. All Larkspur units are 4-bedroom configurations. Both communities permit nightly rental on most records and carry project-level ski access designations.

Can Empire Pass homes and townhomes be used for nightly rental?

Nightly rental is broadly permitted across most Empire Pass home communities. MLS records confirm nightly rental at Ironwood (all available records), Larkspur (52 of 59 records), Paintbrush (all 22 records), Nakoma (23 of 24), Moonshadow (7 of 7), Northside Village (7 of 8 disclosed records), The Belles (16 of 24), and Red Cloud (4 of 10, with 5 unreported). Nightly rental rights are unit-specific and must be confirmed through HOA documents for each individual property during due diligence.

What is the price history and appreciation at Empire Pass home communities?

Post-2020 median PPSF appreciation across the Empire Pass homes tier ranged from a slight decline of 5.3% at Paintbrush to a gain of 71.6% at Nakoma, based on Park City MLS closed sales through early 2026. Key figures: Nakoma from $937 to $1,607 per sqft; Red Cloud from $1,218 to $2,030; Ironwood from $905 to $1,264; Larkspur from $881 to $1,186; Northside Village from $846 to $919; Paintbrush from $1,317 to $1,247. Moonshadow has no pre-2020 closed sales; all 6 closings through early 2026 occurred post-2020 at a median PPSF of $2,133.

How do Empire Pass homes compare to Empire Pass condos and lodges?

Empire Pass homes and townhomes offer more square footage, greater privacy, and land or attached ownership compared to lodge-style buildings. Detached homes have historically started around $3.5M; Ironwood and Larkspur townhomes have historically started around $1M. Lodge buildings typically offer managed HOA operations, common amenities, and hotel-branded programs not present in the homes tier. Ski access ranges from strong unit-level access at Red Cloud and Nakoma to shuttle-only at Moonshadow, while most lodge buildings carry project-level access across the board. The Empire Pass condos page covers 11 lodge and condo communities in detail.

What HOA fees should buyers expect for Empire Pass homes and townhomes?

All Empire Pass properties carry the Empire Pass Master HOA fee, recorded at $3,443 per year as of 2025, plus a community-level HOA that varies and must be confirmed directly with each HOA. Buyer-paid transfer fees at closing are common across Empire Pass, typically 1% of the purchase price. On a $6 million purchase, the transfer fee alone equals $60,000 in addition to standard closing costs.


Ready to Review Empire Pass Home Listings?

Derrik Carlson, Resort Real Estate Advisor, represents buyers and sellers across all 9 Empire Pass home and townhome communities. Reach out at 435.200.5478 or Carlson@RealEstateInParkCity.com.

Call 435.200.5478 Email Derrik