About This Page
This page covers real estate around the Jordanelle Reservoir in Wasatch County, Utah, including Hideout, Mayflower Lakeside, the Mayflower Mountain corridor, and surrounding communities. Market data reflects 1,091 closed MLS sales from the Park City Board of Realtors, analyzed by Derrik Carlson, CNE, RSPS, CLHMS. For off-market and new construction access, call 435.200.5478.
Properties in the Jordanelle area overlook the reservoir from the east and west sides. No homes sit directly on the water; the shoreline is federally owned.
Jordanelle Real Estate: At a Glance
About the Jordanelle Area
Jordanelle real estate covers properties around the Jordanelle Reservoir in Wasatch County, Utah, roughly nine miles from Old Town Park City. The market spans a wide footprint: the town of Hideout on the north shore, the Mayflower Mountain corridor to the west where the Deer Valley Expansion is underway, and a range of communities from entry-level condos near the marina to large custom homesites with reservoir and ski-area views.
Some properties carry Heber City or Kamas mailing addresses due to postal zone boundaries. Those addresses reflect logistics, not access. Most east-side communities connect directly to Park City via US-40 and the Jordanelle Parkway, with drive times that match or beat several Park City neighborhoods. Wasatch County property taxes run lower than Summit County, which matters when comparing similar-priced properties across the county line.
Most of the housing stock here was built after 2015. Buyers seeking newer construction with resort-influenced finishes consistently find more options in this corridor than in established Park City neighborhoods.
Why Buyers Choose the Jordanelle Area
Most inventory was built after 2015. Buyers get modern finishes and resort-influenced design without the renovation overhead of older Park City neighborhoods.
East-side communities frame the Jordanelle Reservoir with Deer Valley ski runs behind it. West-side properties look toward the Kamas Valley. View quality varies significantly by site elevation.
Pioche Village Condominiums have sold at a $470,000 median, and several townhome communities sit under $1.5M, well below comparable product inside Park City or Deer Valley.
The Jordanelle Express Gondola runs to Deer Valley through the Deer Crest base. Additional ski lift access is being developed in the Mayflower Mountain corridor.
63% of closed sales in this dataset came from STR-permitted properties, a significantly higher rate than most Park City neighborhoods. For buyers prioritizing rental income, the corridor offers real options.
Boating, kayaking, paddleboarding, and fishing run spring through fall at Jordanelle State Park. Ski access in winter. Trail systems along the reservoir perimeter year-round.
Wasatch County property taxes run lower than Summit County. Buyers comparing similarly priced properties across the county line should model the full annual tax difference.
The Mayflower Mountain corridor sits directly adjacent to the Deer Valley Expansion, which adds over 3,700 skiable acres. Communities on the west side are the closest to that development.
Who This Area Fits, and Who It Does Not
A Strong Fit If You:
- Want newer product with reservoir or ski-area views
- Are buying a second home with ski and water recreation as the draw
- Need STR income potential as part of the purchase decision
- Want Deer Valley and Park City access at a lower price than being inside them
- Are comparing Wasatch County taxes favorably against Summit County
- Want to position ahead of the Deer Valley Expansion at Mayflower Mountain
Less Ideal If You:
- Want walkable access to Old Town dining and Main Street
- Need a Park City School District address
- Expect waterfront ownership (the shoreline is federally owned)
- Are looking for resort-base density like Canyons Village or lower Deer Valley
- Want an established neighborhood with older architectural character
What to Know Before Buying in Jordanelle
63% of properties allow nightly rentals; 35% do not. STR eligibility is set at the community level. Verify the specific property before purchasing if rental income matters.
Several communities carry a transfer fee at closing, typically funding reserves rather than going to the developer. Fees above $500 are worth understanding before making an offer.
Monthly HOA fees range from under $200 to over $1,000 depending on what the association covers. Compare the inclusion list, not just the monthly number.
The Jordanelle shoreline is federally owned. All properties are reservoir-view or reservoir-adjacent. Closest communities to the water are Deer Waters Resort and marina-adjacent developments at Hailstone.
East-side communities look across the reservoir toward Deer Valley and sometimes Mount Timpanogos. West-side properties face the Kamas Valley and Uinta foothills. View orientation affects value materially.
Some properties carry Heber City or Kamas mailing addresses due to postal mapping. Most east-side communities are 15 to 25 minutes from Deer Valley via US-40 regardless of the listed city.
Most Jordanelle properties fall in the Wasatch School District, not the Park City School District. Confirm district assignment for a specific address before proceeding if school assignment is a factor.
Pre-construction purchases carry different risk and timeline profiles than resale. Developer purchase agreements in this corridor are worth independent legal review before signing.
Buying in Jordanelle?
Derrik Carlson tracks 1,091 closed transactions across this corridor and works directly with new construction projects in the area. Call or text 435.200.5478 for current inventory, off-market properties, and community-by-community guidance.
Call 435.200.5478Jordanelle Sub-Areas and Locations
The Jordanelle market spans six distinct geographic zones. Understanding which zone a property sits in is more useful than the Jordanelle label alone.
The incorporated town of Hideout sits on the north shore. Soaring Hawk at Hideout ($2.65M median) and Klaim at Hideout ($1.33M) are the primary communities. North shore properties look south across the reservoir toward Deer Valley. Wasatch County taxes apply.
The west shore, where the Deer Valley Expansion is underway. This corridor includes Mayflower Lakeside, a condo and townhome development (144 sales, $1.51M median), and forthcoming resort-adjacent product tied to the Mayflower Mountain resort. These are distinct projects at different price points and stages of development.
Shoreline ($1.90M, 59 sales) and Deer Waters Resort ($1.65M, 45 sales) anchor the east side. These communities look west across the reservoir and carry some of the strongest water views in the area.
Deer Vista, Deer Mountain, Golden Eagle, and SkyRidge occupy elevated positions with panoramic views. Price ranges from $2.15M (Lakeview Estates median) to $4.12M (SkyRidge). These are primarily custom and semi-custom home environments.
Pioche Village Condominiums (119 sales, $470K median) near the Hailstone launch area is the most accessible entry point. Black Rock Luxury Condos ($740K) and Black Rock Ridge townhomes ($1.01M) provide the next tier. Most allow short-term rentals.
Tuhaye ($4.85M, 79 sales) and Victory Ranch ($4.40M, 56 sales) sit within the broader Jordanelle geography but function as distinct private club communities with required membership. Covered in detail on the golf communities page.
New construction in the Jordanelle corridor ranges from entry condos under $500,000 to custom luxury homesites above $5M.
Jordanelle Communities by Buyer Type
119 sales at a $470K median. The lowest price point in the corridor. Primarily stacked condos near the marina, many STR-eligible. Limited amenities compared to newer communities.
Black Rock Ridge ($1.01M, 74 sales), Deer Springs ($1.10M, 57 sales), and Klaim at Hideout ($1.33M, 54 sales) represent the strongest volume and value in the townhome tier. Black Rock is surrounded by trail access 10 minutes from Park City.
Mayflower Lakeside ($1.51M, 144 sales) is a condo and townhome development on the west shore, separate from the Mayflower Mountain resort. Shoreline ($1.90M) and Deer Waters ($1.65M) offer stronger reservoir views on the east side.
52 sales at a $2.11M median. Hotel-flagged condos near the Jordanelle Gondola base with resort services and STR eligibility. Condo-hotel management structures apply.
Custom home settings with panoramic reservoir and ski-area views. Golden Eagle offers 328 homesites across 600+ acres without a membership requirement. Lakeview Estates median: $2.15M.
SkyRidge is a 670-acre community with 483 north-shore build sites ($4.12M median). Soaring Hawk offers 154 Hideout homesites ($2.65M) with Wasatch County taxes.
Tuhaye (Talisker Club, $4.85M) and Victory Ranch (private outdoor club, $4.40M) both require membership. Distinct in character and buyer profile from the broader Jordanelle market.
Buyers targeting the Deer Valley Expansion specifically should look at the west-side Mayflower Mountain corridor, not just Mayflower Lakeside (a residential project). The resort-adjacent ski product is separate and still in development.
Jordanelle Market Data, 2023–2026
1,091 closed sales across all Jordanelle-area communities and property types, sourced from the Park City Board of Realtors MLS. The 100% median SP/LP ratio signals consistent demand relative to supply across the dataset.
$1.29M median
16 days DOM
100% SP/LP
$1.32M median
27 days DOM
100% SP/LP
$1.69M median
34 days DOM
99% SP/LP
$2.00M median
56 days DOM
97% SP/LP
Median Sale Prices by Community
Jordanelle State Park supports motorized watercraft, kayaking, paddleboarding, and swimming spring through fall. Boat and equipment rentals operate seasonally from the marina.
New Construction in the Jordanelle Area
The Jordanelle corridor has more active new construction and pre-sale inventory than any other zone in the Park City market. Communities are organized below by product type. For current pricing, availability, and developer contract terms, call 435.200.5478.
Condo and Townhome Communities
Townhome community 10 minutes from Park City, surrounded by mountain biking and hiking trails. 74 sales at a $1.01M median.
A condo and townhome development (180 condos, 200 townhomes) on the west shore of the reservoir. 144 sales at a $1.51M median. Not the same project as the Mayflower Mountain ski resort.
88 townhomes in Hideout with reservoir views and two-thirds of surrounding land as open space. 54 sales at $1.33M.
112 townhomes backing to the reservoir's northeast side. One of the closer-to-water product types in the area. 45 sales at $1.65M.
East-side community planned for 700 townhomes at build-out. 59 sales at $1.90M. One of the larger master-planned projects in the corridor.
41 townhomes on the northwest side of the reservoir, well-positioned for both gondola and lake access.
Custom Home and Homesite Communities
130+ homesites mixing detached homes and townhomes. Four-season outdoor orientation with summer and winter sports access.
328 homesites across 600+ acres with 25% as open space. No membership requirement. Entry-level land pricing for view-driven custom home buyers.
Gated community without a required golf membership. Custom homes with mountain and reservoir views; positions as an extension of the Park City character.
154 custom homesites in Hideout with Wasatch County taxes. 20 sales at $2.65M. Built for buyers who want the Park City lifestyle with a lower tax base.
670 acres on the north shore with 483 build sites. 28 sales at $4.12M. The premium homesite environment in the Jordanelle area.
Mayflower Mountain Corridor
The Deer Valley Expansion at Mayflower Mountain is the first new U.S. ski resort in nearly 40 years. Resort product will include ski-in/ski-out homes, condo hotels, and village-base units across 6,400+ acres. Pre-sales are active. This is distinct from the Mayflower Lakeside residential development on the reservoir's west shore.
Hotel-flagged condos near the Jordanelle Gondola base. STR-eligible with resort services. 52 sales at $2.11M. One of few true hotel-branded condo products in the corridor.
Derrik Carlson | CNE, RSPS, CLHMS
Resort Real Estate Advisor, REAL ESTATE IN PARK CITY
The Jordanelle market is one of the most complex in the Park City area. STR rules, HOA structures, transfer fees, and new construction contract terms all vary by project. I track 1,091 closed transactions across this corridor and maintain active relationships with developers on both listed and off-market product. Call or text 435.200.5478 to compare communities, evaluate new construction, or understand what a specific property is actually worth.
Current Jordanelle Listings
Active MLS listings across all Jordanelle-area communities, updated daily. Call 435.200.5478 for off-market and pre-sale inventory not shown here.
Jordanelle MLS Listings
Frequently Asked Questions
Where is Jordanelle real estate?
Jordanelle real estate covers properties around the Jordanelle Reservoir in Wasatch County, Utah, roughly nine miles east of Old Town Park City via US-40 and the Jordanelle Parkway. Some properties carry Heber City or Kamas mailing addresses due to postal zoning, but most east-side communities are 15 to 25 minutes from Deer Valley. The town of Hideout occupies the north shore and is its own municipality; the MLS groups it under the broader Jordanelle area.
Are there homes directly on the Jordanelle Reservoir?
No. The shoreline is federally owned and managed as Jordanelle State Park. All private properties are reservoir-view or reservoir-adjacent. The closest communities to the water are Deer Waters Resort on the northeast side and developments near the Hailstone launch area.
Can you swim, boat, or paddleboard at Jordanelle Reservoir?
Yes. Jordanelle State Park supports motorized watercraft, kayaking, paddleboarding, fishing, and swimming. The northeast area is designated for non-motorized craft. Boat, jet ski, kayak, and SUP rentals operate seasonally from the marina.
Are dogs allowed at Jordanelle Reservoir?
Dogs are permitted on the Perimeter Trail, 3 Rocks Trail, and the boat ramp area with leash requirements. They are not permitted in all areas of the state park.
Are short-term rentals allowed in Jordanelle?
STR eligibility varies by community. Of 1,091 closed sales analyzed, 63% came from STR-permitted properties; 35% do not allow nightly rentals. Pioche Village, many Mayflower Lakeside units, Black Rock communities, and the Grand Hyatt Residences are among the higher-STR projects. Verify eligibility for any specific property before closing.
What is the difference between Mayflower Lakeside and Mayflower Mountain?
Mayflower Lakeside is a specific condo and townhome development on the west shore of the Jordanelle Reservoir, with 144 closed sales at a $1.51M median. Mayflower Mountain refers to the broader Deer Valley Expansion, a new ski resort under development with ski-in/ski-out homes, condo hotels, and village-base product. These are separate projects at different stages and price points. Buyers interested in resort-adjacent ski product should not assume that purchasing in Mayflower Lakeside is equivalent to buying at the mountain resort.
How close is Jordanelle to Deer Valley and Old Town Park City?
The Jordanelle Marina exit is approximately eight miles from downtown Park City. Drive time to Deer Valley runs 15 to 25 minutes depending on your specific community and seasonal traffic. The Jordanelle Express Gondola provides direct ski access to Deer Valley through the Deer Crest base.
Is Jordanelle a good place for a primary residence or second home?
Both use cases are active here, but the market skews toward second-home and investment buyers given the high STR eligibility, resort-oriented product mix, and newer construction focus. Primary residents do live in communities like Deer Vista, Soaring Hawk, and larger detached-home sections. Most Jordanelle properties fall in the Wasatch School District, not the Park City School District. Confirm school assignment before proceeding if it is a factor.
What are the best Jordanelle communities for new construction?
It depends on the product type. For townhomes under $1.5M, Black Rock Ridge and Klaim at Hideout have the strongest combination of volume and value. For resort-adjacent ski product, focus on the Mayflower Mountain corridor, not Mayflower Lakeside. For custom homesites, Golden Eagle, SkyRidge, and Soaring Hawk at Hideout cover a range of lot sizes and price points. Call 435.200.5478 for current developer availability.
How does Jordanelle compare to buying inside Park City?
Jordanelle offers lower price points, newer housing stock, Wasatch County tax rates, and significantly higher STR eligibility than most Park City neighborhoods. Park City proper offers Main Street walkability, the Park City School District, Summit County infrastructure, and established neighborhood character. Model total cost of ownership, including taxes, HOA, and rental income potential, before comparing on purchase price alone.
Related Pages
Derrik Carlson is a Resort Real Estate Advisor with nearly 20 years of Park City market experience, holding CNE, RSPS, and CLHMS credentials. His team at Derrik & Co. tracks new construction activity, developer inventory, and resale pricing across all Jordanelle-area communities. For current listings, off-market access, or a property valuation, call 435.200.5478 or email Carlson@RealEstateInParkCity.com.