About This Page: All market data draws from Park City MLS records through early 2026 and reflects closed sales only. Moonshadow was originally planned as a lot community; homes are now completed and trading. Six closed MLS sales from January 2025 through March 2026 establish the current pricing record. Active listings and pending transactions update in real time in the search below.
Moonshadow Homes at Empire Pass
Moonshadow is an 8-home custom estate community within Empire Pass at Deer Valley Resort. The homes are located on Moonshadow Court and were designed as PUD single-family residences with panoramic views toward Park City and the surrounding mountain terrain. The community was originally platted with eight building parcels ranging from approximately 0.17 to 0.49 acres, positioned to take advantage of downhill site orientation and view corridors.
Park City MLS records show 6 closed home sales from January 2025 through March 2026, with prices ranging from $13,250,000 to $15,250,000. One additional home is under contract. All six closed sales were custom single-family detached homes with 5 to 7 bedrooms and 6,212 to 8,444 square feet. Five of the six closed sales were cash. All seven MLS records confirm nightly rental is permitted. Moonshadow is one of the highest-priced estate communities in the Empire Pass MLS record.
At a Glance
Total Homes
8
6 MLS closed | 1 pending
Price Range (MLS)
$13.25M–$15.25M
Pending listed at $16.5M
PPSF Range
$1,729–$2,253
6 closed sales
Home Size
6,212–8,444 sqft
5 to 7 bedrooms
Nightly Rental
7/7
All records confirm Y
Cash Rate
83%
5 of 6 closed sales
Community Overview
Moonshadow was originally designed as a townhome development similar to other Empire Pass projects. The developer modified the plan to accommodate detached single-family homes and rezoned the parcel as a planned unit development (PUD). The eight homesites are positioned on Moonshadow Court with downhill-oriented building pads designed to maximize view corridors toward Park City and the valley below. Despite the lot sizes appearing modest on paper — roughly 0.17 to 0.49 acres — the surrounding open space and site configuration give the properties a larger, more private feel than the acreage alone suggests.
The homes completed and sold in 2025 and 2026 are custom builds ranging from 6,212 to 8,444 square feet with 5 to 7 bedrooms. The community is approximately five minutes by car to Historic Main Street in Park City. The Talisker Tower Club is less than 1,000 feet away on Marsac Avenue and serves as the primary connection for owners who use the shuttle for ski access.
Ski Access
Moonshadow's ski access is shuttle-dependent rather than ski-in/ski-out in the traditional sense. Park City MLS records show Ski Shuttle on 5 of 7 Moonshadow records and Ski Club and Shuttle on 2 of 7. No records carry Ski to Door, Ski Into Project, Ski Out of Project, or Ski Out of Door designations. The access model is consistent with the community's location: owners use the Talisker Club shuttle to the Tower Club at 8680 Empire Club Drive, which is less than a one-minute drive and provides access to the Empire Pass ski terrain via the Northside Express lift.
The "Ski Club and Shuttle" designation on 2 records suggests those specific homes have Talisker Club access included or associated with the sale. Whether a Talisker Club membership is included in any specific Moonshadow transaction must be confirmed with the seller and verified in purchase documents — do not assume shuttle access and Talisker Club membership are the same thing or that both transfer automatically with the home. See the Talisker Club membership information page for full details on how the membership is structured.
Market Data
Six Moonshadow homes have closed in the Park City MLS from January 2025 through March 2026. All six are new sales of newly completed custom homes — there are no resales in the dataset. The price range is $13,250,000 to $15,250,000, with a median of approximately $14,521,250. PPSF ranged from $1,729 to $2,253. One additional home is under contract at $16,500,000 (7BR, 7,460 sqft).
2025 Closed Sales (5)
January 2025: $14,592,500 (8,444 sqft, 6BR, $1,729/sqft, conventional). March 2025: $13,250,000 (6,212 sqft, 5BR, $2,133/sqft, cash, DOM 4). September 2025: $15,250,000 (7,630 sqft, 6BR, $1,999/sqft, cash, DOM 62). September 2025: $14,000,000 (6,212 sqft, 5BR, $2,253/sqft, cash, DOM 0). October 2025: $14,750,000 (7,738 sqft, 7BR, $1,906/sqft, cash, DOM 0).
2026 Closed Sale (1) and Pending
March 2026: $14,450,000 (6,759 sqft, 5BR, $2,138/sqft, cash, DOM 35). This is the most recent closed sale. One home is currently under contract at a list price of $16,500,000 (7BR, 7,460 sqft). If it closes at or near list, it would be the highest Moonshadow sale on record.
Pricing Context
At $13M to $15M+, Moonshadow is the highest-priced estate home community in the Empire Pass MLS dataset, exceeding Bannerwood's single MLS record ($19,450,000 for a 10,561 sqft home in 2021, a different tier) in the context of newer, recently completed custom homes. The PPSF range of $1,729 to $2,253 reflects the custom nature of the builds — larger homes with more efficient floor plans tend toward the lower end of the range.
Buyer Profile
83% cash rate across 6 closings. SP/LP averaged approximately 0.983, meaning buyers paid close to list price — unusual for Empire Pass estate properties, which often show more negotiating room. Two of the six sales had zero days on market. The buyer profile is consistent with other ultra-luxury Empire Pass communities: cash-heavy, discreet, and motivated by a specific product that does not require price negotiation as a condition of purchase.
Ownership Details
All Empire Pass properties carry the Empire Pass Master HOA fee ($3,443 per year as of 2025), plus any Moonshadow community HOA fees that apply. The buyer typically pays a transfer fee at closing of 1% of the purchase price. On a $14,500,000 purchase that equals $145,000 at closing. Property taxes are estimated at approximately 1.1% of assessed value for Summit County properties.
All seven MLS records confirm nightly rental is permitted. Whether specific homes carry Talisker Club membership as part of the sale, or whether that membership can be pursued independently, varies by transaction and must be confirmed directly with the seller and verified in purchase documents. The community's proximity to the Talisker Tower Club (under 1,000 feet on Marsac Avenue) gives Moonshadow owners convenient access to the shuttle, but shuttle access and club membership are not automatically equivalent. See the Talisker Club membership information page for context.
Buyer guidance: Moonshadow has 6 closed sales and 1 pending through early 2026. With the community nearly fully absorbed, available homes will increasingly be resale transactions rather than new delivery sales. Buyers interested in Moonshadow should contact Derrik Carlson directly at 435.200.5478 to discuss current availability and any off-market opportunities before the final homes trade.
Questions About Moonshadow?
Derrik Carlson has tracked all Moonshadow transactions in the Park City MLS and can provide current availability, pricing context, ski access structure, and Talisker Club membership details for specific homes.
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Frequently Asked Questions About Moonshadow
Moonshadow is an 8-home custom estate community on Moonshadow Court within Empire Pass at Deer Valley Resort. The community was developed as a planned unit development (PUD) with downhill-oriented building pads offering views of Park City and the valley. Park City MLS records show 6 closed home sales from January 2025 through March 2026, ranging from $13,250,000 to $15,250,000. One additional home is under contract at a list price of $16,500,000. Six MLS closed sales from January 2025 through March 2026 ranged from $13,250,000 to $15,250,000, with a median of approximately $14,521,250. PPSF ranged from $1,729 to $2,253 depending on home size. One home is under contract at $16,500,000 (7BR, 7,460 sqft). All six closed homes were 5 to 7 bedrooms and 6,212 to 8,444 square feet. Moonshadow does not have ski-in/ski-out access in the direct sense. MLS records show Ski Shuttle on 5 of 7 records and Ski Club and Shuttle on 2 of 7. No records carry Ski to Door, Ski Into Project, or Ski Out of Project designations. Owners access Deer Valley skiing via shuttle to the Talisker Tower Club at 8680 Empire Club Drive, which is less than a one-minute drive from Moonshadow Court. Whether a Talisker Club membership is included in a specific transaction should be confirmed directly with the seller and verified in purchase documents. Nightly rental is confirmed on all 7 Moonshadow MLS records. Rights should be confirmed at the property level through HOA documents and deed restrictions before closing, as individual property rules can vary within a PUD. As of early 2026, 6 of the 8 Moonshadow homes have closed in the MLS and 1 more is under contract. With 7 of 8 homes either sold or pending, the community is in the final stage of its initial absorption. Buyers interested in Moonshadow should contact Derrik Carlson directly at 435.200.5478, as any remaining home or future resale may not appear publicly in the MLS before going under contract. All Empire Pass properties carry the Empire Pass Master HOA fee ($3,443 per year as of 2025), plus any Moonshadow community HOA fees confirmed directly. The buyer typically pays a transfer fee at closing of 1% of the purchase price. On a $14,500,000 purchase that equals $145,000 at closing. Property taxes are estimated at approximately 1.1% of assessed value for Summit County properties.What is Moonshadow at Empire Pass?
What are the price ranges for Moonshadow homes?
Does Moonshadow have ski-in/ski-out access?
Can Moonshadow homes be used for nightly rental?
Is Moonshadow fully built out?
What are the HOA fees and ownership costs at Moonshadow?
Ready to Explore Moonshadow?
Derrik Carlson, Resort Real Estate Advisor, represents buyers and sellers across all Empire Pass communities. Reach out at 435.200.5478 or Carlson@RealEstateInParkCity.com.
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