Empire Pass real estate with Derrik Carlson

Keep this URL. It is the Empire Pass query page, not a job title. Twenty communities at Deer Valley. Ski Into Project is not Ski to Door. Nightly rental on half a building is not nightly rental on every unit. Talisker is mandatory at the Tower and optional everywhere else. If you need a building-level read, start here, then call me.

I take $3 million and up, including $10 million-plus and off-market. Empire Pass is almost all that lane. Call or text me at (435) 200-5478.

Call me about Empire Pass

Related: Empire Pass overview  ·  homes and townhomes  ·  condos and lodges.

What I actually compare

MLS ski access: project-level versus unit-level. Route to Silver Strike Express and Northside Express from that stack. Orientation, snow load, light. Owner storage, ski lockers, garage, elevator. Nightly rental eligibility at the unit, from documents, not the brochure. HOA dues, reserves, known assessments. If golf is the first filter, start on the Park City golf communities hub. Empire Pass is a ski village. Talisker golf at Tuhaye is a club product, not a deed right except at the Tower.

• MLS ski access designation, project-level (Ski Into/Out of Project) versus unit-level (Ski to Door, Ski Out of Door), and what that means day to day
• Exact route to Silver Strike Express and Northside Express from that building and unit
• Building orientation relative to snow load, privacy, and natural light
• Owner storage, ski lockers, garage configuration, and elevator proximity
• Nightly rental eligibility at the unit, from HOA documents, not building-level marketing
• HOA dues, reserve fund health, known special assessments, and fee structure over time

Talisker Club

The Residences at the Tower, 8680 Empire Club Drive, is the only Empire Pass building where membership is required. Live 2025: $200,000 deposit. Combined annual about $70,000 (Tower HOA $43,406, Talisker $24,355, master $3,443). Live tape on the Tower: 17 closed sales from $2.575M to $13.2M, with Unit 11 reselling three times in four years. Arrowleaf, Montage Deer Valley, Nakoma, and the other 18 communities do not attach that obligation at closing. Some owners hold membership independently when the club has inventory. Two different searches.

For the Tower, I walk the refund terms on the deposit at resale, transfer timing, the annual dues schedule, and how the hold cost actually looks. For every other building, I check whether an independent membership is even available before anyone budgets for it.

Transfer fees and hold cost

Most Empire Pass purchases include a buyer-paid transfer fee tied to the master declaration, typically 1 percent. On $5 million that is $50,000 plus standard close costs, plus master HOA $3,443 (2025 live), plus the neighborhood HOA. I will not invent dues beyond those live figures. Confirm the invoice before the offer.

Map of the 20

Estates and homes: Bannerwood, Moonshadow, Nakoma, Northside Village, Paintbrush, Red Cloud, The Belles. Townhomes: Ironwood, Larkspur. Condos and lodges: Argent, Arrowleaf, Empire Residences, Flagstaff, Grand Lodge, Montage, One Empire Pass, Shooting Star, Silver Strike Lodge, Sommet Blanc, The Residences at the Tower.

Inventory lives on the property-type pages: Empire Pass homes and townhomes and Empire Pass condos and lodges. This page is the advisor. If a listing fits, call me before you tour it from a portal.

Sellers

Position the ski-access designation, HOA, rental rule, and Talisker status in writing. Marketing that generalizes those details stalls the right buyer. 24-hour minimum on market, then you may cancel unless under contract or in negotiation. No dual agency. I handle each listing personally, start to finish.

Frequently asked questions

Call me about Empire Pass

If you are buying or selling at Empire Pass, call me. Call or text (435) 200-5478. Email Carlson@RealEstateInParkCity.com. Office: 1750 Sun Peak Dr, Park City, UT 84098.

Kindly,
Derrik