Hidden Meadows and Hidden Oaks are two adjoining custom-home communities within the Lower Deer Valley area of Park City, Utah, designed around large private lots, preserved native vegetation, and strict architectural standards that protect long-term property values. Together, they offer a quieter alternative to resort-based living while keeping Deer Valley Resort, Park City Mountain, Main Street, and the Jordanelle corridor within a short drive.
About Hidden Meadows and Hidden Oaks
Both subdivisions are governed by recorded Covenants, Conditions, and Restrictions that establish minimum home sizes, building height limits, exterior material requirements, and a formal Architectural Review process for any new construction or remodel. The result is a cohesive mountain aesthetic across the community, with homes sited to follow natural contours and limit visibility from adjoining lots. Most homes are custom-built, set back from the road, with lots ranging from roughly three-quarters of an acre to several acres.
Open Space Parcels around the perimeter of the subdivision are preserved in their natural condition, with public trails crossing portions of the property for non-motorized use. Owners benefit from the surrounding open space without on-site commercial recreation amenities, which keeps annual assessments focused on snow removal, road maintenance, and architectural review rather than on club operations.
Home Sizes and Lot Standards
The recorded CC&Rs require a minimum main-level Floor Area of 2,500 square feet for any primary dwelling, with a maximum Floor Area per lot ranging from 6,000 to 10,000 square feet, depending on lot size. Garages up to 600 square feet are excluded from the Floor Area calculation, as are basements defined under the Uniform Building Code, which gives buyers meaningful additional living space beyond the stated maximums.
Building height is capped at 28 feet to the midpoint of the roof and 33 feet at the ridgeline, measured from natural grade. Roof pitches must fall between 5/12 and 7/12, and approved exterior materials are limited to cedar, redwood, stone, log, wood shingles, and stucco, with earth-tone colors required across all wall and trim surfaces. These standards are why the community reads as architecturally consistent despite spanning multiple decades of construction.
Accessory Dwellings and Use Restrictions
Each lot allows one Accessory Dwelling, which must be incorporated into the primary dwelling rather than built as a separate structure. Accessory units are limited to 25 percent of the primary home's Floor Area, between 400 and 800 square feet, and may not contain more than two bedrooms. Short-term and transient lodging are prohibited, with no rental terms shorter than one year permitted on any lot or accessory unit. Buyers focused on nightly rental income should look at other Park City communities. Buyers seeking a private residence with optional guest or caretaker quarters will find the structure well-suited to that use.
Location and Access
Hidden Meadows and Hidden Oaks sit within Park City limits, with quick access to Deer Valley Resort, Park City Mountain, the Park City Golf Club, Main Street, and the broader Wasatch Back trail system. The Salt Lake City International Airport is approximately 35 miles west via I-80. The community's interior streets connect to public roadways maintained by Park City, and the subdivision is served by municipal sanitary sewer rather than septic systems.
Buying in Hidden Meadows or Hidden Oaks
Most transactions in these communities are custom homes on improved lots, though buildable lots do come available periodically. Because the CC&Rs require Architectural Committee approval before any construction, remodeling, or exterior material changes, buyers planning renovations should review the design standards before closing. The same applies to landscaping changes, fencing, exterior lighting, and solar panel installations, all of which require advance written approval.
For a current list of active and recently sold homes in the community, or to discuss whether Hidden Meadows or Hidden Oaks fits your criteria, contact Derrik Carlson at 435.200.5478 or Carlson@RealEstateInParkCity.com.
Active Listings in Hidden Meadows and Hidden Oaks
Frequently Asked Questions
What is the minimum home size in Hidden Meadows and Hidden Oaks?
The recorded CC&Rs require a minimum main-level Floor Area of 2,500 square feet for the primary dwelling. Garages up to 600 square feet and basements as defined under the Uniform Building Code are excluded from this calculation, so the total finished space is typically larger than the stated minimum.
What is the maximum home size allowed?
Maximum Floor Area is set on a per-lot basis in the subdivision plat, ranging from 6,000 square feet on smaller lots to 10,000 square feet on the largest lots. The specific maximum for any given lot is recorded in Exhibit B of the CC&Rs and should be confirmed during due diligence before any new construction or major remodel.
Are short-term rentals allowed in Hidden Meadows or Hidden Oaks?
No. The CC&Rs prohibit transient lodging, nightly rentals, bed-and-breakfast operations, and any lease term shorter than one year. Both lots and accessory dwellings are restricted to residential use only, making the community a poor fit for nightly rental investments but a strong fit for primary or second-home ownership.
Can I build a guest house or accessory dwelling on the lot?
Yes, with conditions. Each lot allows one Accessory Dwelling, but it must be incorporated into the primary residence rather than built as a separate structure. The accessory unit is limited to 25 percent of the primary home's Floor Area, must fall between 400 and 800 square feet, and may contain no more than two bedrooms. It may not be sold or leased separately from the primary home.
What architectural restrictions apply to new construction?
All new construction, additions, remodels, and material exterior changes require advance written approval from the Architectural Committee. Approved siding materials are limited to cedar, redwood, stone, log, wood shingles, and stucco. Roof pitches must fall between 5/12 and 7/12. Building height is capped at 28 feet to the midpoint of the roof and 33 feet at the ridgeline. Exterior colors must remain in the earth-tone spectrum.
How are Hidden Meadows and Hidden Oaks different from other Park City communities?
The community emphasizes large private lots, preserved native vegetation, and architectural consistency over resort amenities. There is no clubhouse, golf course, or ski-in access. Annual assessments are correspondingly lower than those in amenitized communities like Promontory or Red Ledges, while still funding snow removal, road maintenance, and design review. Buyers prioritizing privacy, custom architecture, and proximity to both Deer Valley and Park City Mountain without club fees tend to gravitate to these subdivisions.
Explore More Park City Communities
If you are evaluating Hidden Meadows and Hidden Oaks alongside other options, the following resources may help: Deer Valley homes, Lower Deer Valley homes, Park Meadows homes, and the broader Park City homes for sale overview.
For buyers focused on custom new construction, the Park City new construction guide covers approval timelines, design review, and lot selection considerations across the area. Sellers in Hidden Meadows or Hidden Oaks may also find the Park City seller resources useful when preparing a listing.