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Live Listings Across Six Private Gated Communities, with Independent Buyer Representation

Park City has six private gated golf communities with homes for sale: Promontory, Glenwild, Tuhaye (Talisker Club), Victory Ranch, Red Ledges, and Marcella Club. Listings below pull live from the MLS. For side-by-side comparisons of memberships, rankings, and amenities, the Park City Golf Communities hub is the right starting point. If you're already shortlisting, keep scrolling.

Represented by Derrik Carlson, Resort Real Estate Advisor. Call 435.200.5478 or email Carlson@RealEstateInParkCity.com.

Live Park City Golf Home Listings

Active MLS inventory across the six private gated communities, updated continuously. Membership tier, lot position, view corridor, and club transfer terms affect value in ways that do not surface in an MLS search. We verify those variables before you tour.

For properties not yet listed publicly, see off-market Park City real estate or call 435.200.5478.

The Six Communities, at a Glance

Every home in the search above sits in one of six private gated communities. Each page below is the deep dive for that community. For full comparisons across memberships, dues, rankings, ski access, drive times, and rental policy, use the Park City Golf Communities hub.

  • Promontory · 7,200 acres, three courses (Pete Dye Canyon, Nicklaus Painted Valley, The Hills par-3) · $3M to $20M+ · deepest resale market, widest amenity set.
  • Glenwild · 950 acres, Tom Fazio course ranked #1 in Utah · homes average near $6.8M · course quality, low density, Park City School District.
  • Tuhaye · Mark O'Meara course plus short course · Talisker Club four-location membership (golf, ski, Main Street, backcountry) · $1.5M to $10M+.
  • Victory Ranch · Rees Jones course, 6,250 acres, four miles of private Provo River fly fishing · $4M to $15M+ · lowest density, no short-term rentals.
  • Red Ledges · Jack Nicklaus Signature course, 2,000 acres in Heber City · lowest annual golf dues in the area at $12,500 · $2M to $10M+ · Deer Valley lounge access.
  • Marcella Club · Tiger Woods' Skyline course (TGR Design), Deer Valley Expansion ski-in/ski-out · lots from $735K · primarily a ski-side community with integrated golf, still in development phase.

For Promontory buyers specifically, inventory is split across homes with full golf membership, lots, and lots with full golf membership. For Tuhaye land buyers, see Tuhaye lots and land.

How We Buy a Park City Golf Home

A private-club golf home purchase is not a standard real estate transaction. Membership mechanics, club financials, and course-adjacent property risks all affect valuation and carry. Five steps run before any offer.

1. Define the membership tier you actually need before the home. Full golf, social, foundational, and lifestyle tiers each gate different access. The inventory that fits a buyer changes significantly based on which tier is required. We size the membership first, then filter the property search around it.

2. Verify what membership attaches to any specific property. Membership is tied to the property designation, not the buyer. Transfer terms, deposit amount, refundability percentage, and current annual dues get confirmed with the club directly before any offer. Language in an MLS listing is a starting point, not a closing.

3. Review the club's financial health. Private clubs publish audited statements to members. Before writing an offer we request the most recent statement through the seller side. Capital assessment history, debt service, membership absorption rate, staffing stability, and capital plan all affect future dues and amenity quality. Clubs that under-invest show up in resale behavior three to five years out.

4. Order inspections calibrated to the property, not a template. Golf-course-adjacent homes require irrigation and drainage review, plus a read on stray-ball exposure based on lot position relative to tee boxes and fairways. Ski-access properties require slope and snow-shed review. Custom builds require Design Review Committee compliance confirmation. A standard home inspection is the floor, not the ceiling.

5. Structure the offer around membership, dues, transfer fees, and closing-day adjustments. Membership initiation, transfer fees, prorated dues, capital assessments, HOA transfer, and food-and-beverage minimums are all real money at closing. Offer structure accounts for them explicitly rather than absorbing them at the last minute.

Full Golf vs. Social Membership

Full golf memberships carry unlimited course access, tee-time priority, tournament eligibility, and full amenity use. Social (or non-golf) memberships typically cover clubhouse dining, pool, fitness, and event access, but no course access or limited guest privileges. At Promontory, full golf is required to play any of the three courses, while the social tier covers the Beach Club, dining, and most non-golf programming. Resale value and total cost of ownership differ meaningfully between tiers. The right choice depends on how often the buyer actually plans to play, not how often they project they will.

To start a buyer-representation conversation, call 435.200.5478 or reach out directly.

Buy with Someone Who Reads the Club Financials

Membership transfer mechanics, refundability language, the club balance sheet, CC&R depth, lot position risk, transfer fees, and closing-day adjustments all live outside the MLS listing. We work those variables on every golf-home transaction, before offer and through closing.

Call 435.200.5478 or request a buyer consultation.

Buyer FAQs: Park City Golf Home Purchases

How does a golf membership transfer when I buy a home?

Most Park City clubs tie membership eligibility to the property designation. When a property with an attached full golf membership is sold, the buyer typically applies for that membership and, assuming approval, receives transfer at closing with a fresh deposit under current terms. Specifics vary by club. Promontory, Glenwild, Tuhaye, Victory Ranch, and Red Ledges each run their own transfer mechanics, and the exact deposit amount, refundability percentage, and dues reset differ. We confirm the current terms in writing with the specific club before any offer.

How do I verify a private club's financial health before making an offer?

Private clubs that operate on an equity or deposit model publish audited financial statements to members. We request the most recent statement through the seller side, review capital assessment history, debt service, and absorption of new memberships, and look at the club's capital plan. Under-invested clubs show the effect in resale three to five years later as members trade out to better-maintained alternatives. This review matters more than buyers often expect.

Are golf dues included in HOA, or paid separately?

In every Park City private club on this page, golf dues are billed separately from HOA assessments. Buyers evaluating total carry cost should add membership initiation (amortized), annual dues, HOA, food-and-beverage minimum if applicable, capital assessments, utilities, property taxes, and insurance. The community with the lowest MLS list price is not always the community with the lowest total carry.

What inspections are specific to a private golf course home?

Homes directly on a fairway or green require drainage review because course irrigation patterns affect adjacent lots. Stray-ball exposure depends on the lot's position relative to tee boxes and fairway doglegs; a qualified inspector can assess exposure and existing protection. Ski-access properties in Promontory and Marcella need slope and snow-shed review. Custom builds or recently built homes benefit from a Design Review Committee compliance confirmation to prevent future issue with exterior modifications. Standard home inspection still applies; these are additions, not substitutions.

What happens to my membership deposit if a sale falls through?

Membership deposits are usually placed in escrow or paid directly to the club upon application approval, not at contract. If a sale falls through before membership approval is issued, the deposit is typically returned. If approval has issued and closing fails on the real estate side, the deposit handling depends on the club's terms. We review those terms before any deposit is made.

How do off-market golf homes get surfaced?

In smaller private communities with tight inventory, a meaningful share of transactions happens before a property lists publicly. We maintain direct relationships with owners, attorneys, and asset managers across all six clubs, and we surface properties through those channels when a buyer's criteria match. Off-market inventory is not marketing; it is a function of knowing the community. For more, see off-market Park City real estate.

Can I finance the membership deposit?

Membership deposits are typically paid directly to the club in cash and do not roll into a mortgage. Some clubs permit installment structures during a buyer's first year or two of membership. A few accept pledged-asset arrangements with a private bank. None of these substitute for a standard mortgage. Buyers planning to finance the property and the membership deposit together should talk to a private bank familiar with resort-community lending before committing to a purchase timeline.

Do full golf memberships transfer automatically, or do buyers have to apply?

Buyers apply in every case. Membership is not automatic with ownership. The club conducts a membership review (sometimes a formal interview, sometimes a simple application) and issues approval before closing, at closing, or in a specified window after closing, depending on the club. A purchase contract should be contingent on membership approval. We include that contingency in every golf-home offer we write.

Related Pages

Ready to Tour, or Still Narrowing the List

Either stage is the right time to call. Early conversations shape the search. Later conversations shape the offer. Both are part of the work.

Call 435.200.5478 or email Carlson@RealEstateInParkCity.com. Sellers start at our seller page.

Search variation note: This page also addresses searches for Park City golf course homes, Park City private golf homes, gated golf homes Park City Utah, Heber Valley golf homes, and golf real estate in Summit and Wasatch County.

Disclaimer: While we provide the most accurate and up-to-date information available, all details, including square footage, acreage, HOA fees, golf dues, membership deposits, transfer mechanics, and property features, should be independently verified during your due diligence process. Club terms and membership availability are subject to change.