Work With an Empire Pass Advisor

Empire Pass at Deer Valley Resort spans 20 residential communities, ranging from stacked lodge condos at Silver Strike Lodge and Argent Deer Valley to estate homes at Red Cloud and Moonshadow. No two buildings are identical in HOA structure, ski-access designation, eligibility for nightly rentals, or Talisker Club implications. Buyers and sellers evaluating this market need building-level data, not generalized resort real estate advice.

Derrik Carlson is a Resort Real Estate Advisor who has analyzed 899+ MLS records across all 20 Empire Pass communities, tracked ski access designations, pricing trends, and rental performance at the building level, and represented buyers and sellers throughout the area. Call 435.200.5478 or email Carlson@RealEstateInParkCity.com to start the conversation.

Why Work With Derrik at Empire Pass

Empire Pass advisory work is detail-heavy. The difference between Ski Into Project and Ski to Door matters to buyers. The difference between a mandatory and an optional Talisker Club obligation matters for budget planning. The difference between a building that allows nightly rentals on all units and one that allows them on half the units matters for investment strategy. The proof points below explain why that level of specificity is available here.

Licensed in Park City since 2012

Over a decade tracking Empire Pass pricing cycles, seasonal inventory patterns, and building-level appreciation across all 20 communities.

Ranked #35 globally at Keller Williams

Formerly ranked as an individual agent among the top producers at one of the world's largest residential brokerages. Transaction volume and negotiation depth at the top of the Park City luxury market.

CNE, RSPS, CLHMS

Certified Negotiation Expert, Resort and Second-Home Property Specialist, and Certified Luxury Home Marketing Specialist from the Institute for Luxury Home Marketing.

All 20 Empire Pass communities

Building-by-building comparison covering estate home enclaves, townhome communities, and lodge buildings across every segment of the Empire Pass master development.

899+ MLS records analyzed

Ski access designations, price-per-sqft trends, days-on-market patterns, cash rates, and nightly rental data tracked across the full Empire Pass transaction history.

Quiet inventory access

Opportunities sourced through agent-to-agent relationships and direct owner outreach, ahead of or outside of public listing platforms.

Ready to discuss a specific building or listing? Call 435.200.5478 or email Carlson@RealEstateInParkCity.com.

How Derrik Compares Empire Pass Buildings

Each Empire Pass building carries distinct characteristics: floor plans, window lines, ski access points, amenity packages, HOA dues, shuttle routes, rental potential, and noise patterns. My role is to help buyers compare these specifics so the final choice aligns with how the property will actually be used.

Key Considerations Reviewed in Every Search

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

Understanding the Talisker Club

The Talisker Club operates differently depending on which Empire Pass property you are considering, and the distinction is significant for how you structure your search and budget.

At The Residences at the Tower (8680 Empire Club Drive), Talisker Club membership is mandatory. Every Tower purchase includes a $200,000 membership deposit. Combined annual fees as of 2025 total approximately $70,000: Tower HOA $43,406, Talisker Club dues $24,355, and Empire Pass Master HOA $3,443. The Tower is the only Empire Pass building where membership is required for the transaction.

At all other Empire Pass buildings, Talisker Club membership is not required for purchase. Buyers at Arrowleaf, Montage Deer Valley, Nakoma, or any of the other 18 communities do not incur a mandatory Talisker obligation upon closing. However, some owners in those communities hold Talisker memberships independently, and in some cases, buyers may have the opportunity to pursue a separate membership when available. That distinction matters because Talisker Club access includes golf at Tuhaye and use of Tower Club facilities, which some non-Tower buyers specifically seek. For a detailed breakdown of what the membership covers and how it is structured, see the Talisker Club membership page.

Understanding this distinction prevents two mistakes: assuming all Empire Pass properties include Talisker access, and assuming Talisker Club membership is available only to Tower buyers.

For buyers considering the Tower, I walk through:

  • Refund terms and conditions for the membership deposit at resale
  • Transfer requirements and how the membership affects the buyer's closing timeline
  • Annual dues schedule and operational use patterns by season
  • How the total annual obligation affects hold cost and investment modeling

For buyers at other Empire Pass buildings who want Talisker access, I help evaluate whether an independent membership is available, what the separate process involves, and how to plan around it.

Transfer Fees and Ownership Costs

Most Empire Pass purchases include a buyer-paid transfer fee tied to the Empire Pass Master Declaration, typically 1% of the purchase price. On a $5 million purchase, that fee equals $50,000 at closing, in addition to standard transaction costs. Every Empire Pass property also carries the Empire Pass Master HOA fee, recorded at $3,443 per year as of 2025, in addition to the community-level HOA.

Before writing any offer, I make sure buyers have a complete picture of what ownership costs:

  • Exact transfer fee amount for the specific community, confirmed before offer submission
  • Who is responsible for payment under the purchase contract
  • Community HOA dues, reserve fund health, and any known special assessments
  • Rental management fees, if the property is intended for short-term rental
  • How the full fee structure affects the net return if the property is modeled as an investment

How Derrik Helps Sellers Position Their Empire Pass Property

Selling in Empire Pass requires positioning that speaks directly to what qualified buyers are evaluating: ski access documentation, HOA structure, rental eligibility, views, and building-level comparisons. Marketing that omits or generalizes these details delays the transaction and leaves the right buyers underinformed.

  • Documenting MLS ski access designations precisely so buyers can compare without guessing
  • Identifying and communicating unique view corridors and unit-level advantages in writing
  • Clarifying Talisker Club status and transferability where it applies
  • Professional staging guidance calibrated to the Deer Valley luxury buyer profile
  • Custom descriptions written for high-end ski buyers, not general real estate audiences
  • Targeted agent-to-agent outreach and national luxury network reach to find motivated buyers

Who This Page Is For

Condo and Lodge Buyers

Comparing buildings like Montage, Argent, Flagstaff, Silver Strike Lodge, or One Empire Pass. Key variables include ski access level, nightly rental rules, HOA structure, and build era. All 11 condo communities are profiled with MLS data.

View Empire Pass Condos

Home and Townhome Buyers

Evaluating detached estates at Red Cloud, Nakoma, or Moonshadow, or townhomes at Ironwood or Larkspur. Ski access ranges from unit-level at Red Cloud to shuttle-only at Moonshadow. All 9 home communities are profiled with MLS data.

View Empire Pass Homes

Tower and Talisker Buyers

Purchasing at The Residences at the Tower involves mandatory Talisker Club membership, a $200,000 deposit, and approximately $70,000 in combined 2025 annual fees. Seventeen closed sales from $2.575M to $13.2M, with Unit 11 reselling three times in four years. Due diligence here is more involved than at any other Empire Pass building.

View The Tower

Sellers at Empire Pass

Pricing and positioning an Empire Pass property requires building-specific comparables, accurate ski access documentation, and marketing written for Deer Valley's buyer pool. Call to discuss your property directly before listing.

Call 435.200.5478

Empire Pass Most Requested Pages

Frequently Asked Questions


Who is Derrik Carlson and what makes him a strong Empire Pass advisor?

Derrik Carlson is a Resort Real Estate Advisor who has been licensed in Park City since 2012. He was formerly ranked #35 globally at Keller Williams as an individual agent and holds CNE, RSPS, and CLHMS designations from the Institute for Luxury Home Marketing. He has analyzed 899+ MLS records across all 20 Empire Pass communities, tracking ski access designations, PPSF trends, DOM patterns, cash rates, and nightly rental data at the building level.

What does an Empire Pass realtor help buyers compare across buildings?

Buyers comparing Empire Pass buildings need to evaluate MLS ski access designations (project-level vs. unit-level), HOA dues and reserve fund health, nightly rental eligibility verified at the unit level, Talisker Club requirements (mandatory only at The Residences at the Tower), transfer fees, view corridors, garage and storage configuration, and building orientation. Each of the 20 communities carries distinct data on these points, and the differences are material to pricing and lifestyle fit.

Does buying at Empire Pass require Talisker Club membership?

Talisker Club membership is required only at The Residences at the Tower (8680 Empire Club Drive). No other Empire Pass building requires it as part of the purchase. However, some owners in other Empire Pass communities do hold Talisker memberships independently when availability allows, because Talisker Club access includes golf at Tuhaye and use of Tower Club facilities. At the Tower, 2025 combined annual obligations total approximately $70,000, plus a $200,000 membership deposit at purchase. For a full breakdown of what the membership covers, see the Talisker Club membership page.

What ownership costs should Empire Pass buyers understand before making an offer?

Empire Pass buyers should account for the Empire Pass Master HOA fee ($3,443 per year as of 2025), the community-level HOA (varies by building and must be confirmed directly), and a buyer-paid transfer fee at closing, typically 1% of the purchase price. On a $5 million purchase, the transfer fee equals $50,000 in addition to standard closing costs. At The Residences at the Tower, total 2025 annual obligations were approximately $70,000 when combining the Tower HOA, Talisker Club dues, and Empire Pass Master HOA.

How does Derrik Carlson help Empire Pass sellers?

Derrik Carlson helps Empire Pass sellers with precise MLS ski access documentation, accurate HOA and Talisker Club status communication, targeted positioning for the Deer Valley luxury buyer pool, professional staging guidance, and agent-to-agent outreach through national luxury networks. The goal is to attract buyers who are already motivated to purchase in Empire Pass and give them the specific building-level information they need to move forward with confidence, backed by data and market awareness.

What communities does Derrik Carlson cover at Empire Pass?

Derrik Carlson provides buyer and seller representation across all 20 Empire Pass communities. Estate and home communities include Bannerwood, Moonshadow, Nakoma, Northside Village, Paintbrush, Red Cloud, and The Belles at Empire Pass. Townhome communities include Ironwood and Larkspur. Condo and lodge buildings include Argent Deer Valley, Arrowleaf, Empire Residences, Flagstaff, Grand Lodge, Montage Deer Valley, One Empire Pass, Shooting Star, Silver Strike Lodge, Sommet Blanc, and The Residences at the Tower.


Ready to Discuss Empire Pass?

Whether you are narrowing down specific buildings, evaluating the Tower's Talisker Club obligations, or preparing to buy or sell, reach out for direct guidance backed by current MLS data and nearly 20 years in the Deer Valley ski market.

Call 435.200.5478 Email Derrik