About This Page: All market data draws from Park City MLS records through early 2026 and reflects closed sales only. Nakoma has no active listings and no resales in the MLS dataset — all 24 closed records are first-time transactions. Active listings update in real time in the search below.
Nakoma Homes at Empire Pass
Nakoma is a ski-in/ski-out estate home community at Empire Pass in Deer Valley Resort. The community occupies 18 acres on the northwest side of Marsac Avenue and was designed by architect Jack Thomas with construction by Jeff Hill of Midway Construction. The development was platted as a planned unit development (PUD), with the project beginning in 2008 and homes delivered through 2025. Each floor plan is unique and positioned to maximize views toward Empire Canyon and Park City Mountain Resort, with no rooftops in the primary view corridors.
Park City MLS records document 24 closed transactions through early 2026, ranging from $3,750,000 to $14,425,000, with a median of $5,900,000. There are no resales in the dataset — all 24 are first-time transactions of individual homes. Post-2020 PPSF median is $1,607, up 71.6% from the pre-2020 median of $937. The highest Nakoma sale on record is $14,425,000 (November 2025, 6,680 sqft, 6BR). The highest PPSF is $2,346/sqft (July 2025, $13,000,000, 5,541 sqft). Active inventory at Nakoma is currently zero. Buyers with specific interest should contact Derrik Carlson directly at 435.200.5478 for availability updates.
At a Glance
Closed Sales (MLS)
24
No resales | All first-time transactions
Price Range
$3.75M–$14.4M
Median $5,900,000 all years
Post-2020 PPSF
$1,607
Up from $937 pre-2020 (+71.6%)
Ski Out of Door (MLS)
18/24
Unit-level access on 75% of records
Home Size
4,841–7,226 sqft
4 to 6 bedrooms
Cash Rate
75%
18 of 24 closed sales
Community and Design
Nakoma is the only residential community on the northwest side of Marsac Avenue within Empire Pass, a position that contributes to the protected view corridors and sense of separation from the Village-area buildings. The 18-acre site sits at approximately 8,100 feet elevation. Lots range from approximately 0.13 to 0.68 acres. Each home has a unique floor plan sized and positioned to the specific lot, a structural approach that distinguishes Nakoma from developments with repeated plan types.
Architect Jack Thomas applied a design philosophy that prioritizes natural materials, maximum solar access, and view orientation to the west for consistent afternoon light and evening color. The community was developed by Friends of Flagstaff LLC. Construction was led by Jeff Hill of Midway Construction. The project began delivery in 2008 and continued through 2025 as individual lots were developed. The community provides access to Historic Main Street in Park City in less than 10 minutes by car and is approximately 45 minutes to Salt Lake City International Airport.
Exterior and Interior Finishes
Nakoma homes are built with rough-sawn timber and native stone exteriors, asphalt shingle roofs with copper trim, gutters, and downspouts. Heated driveways, walkways, and outdoor patios are standard. Exterior spas are included in the home configuration.
Interior finishes are specified to a level consistent with the price tier. Wood and iron open staircases, signature chandeliers and sconces, wood ceilings, and native stone accents define the common design language across the community. Skier's lounges with fireplaces, LED lighting, and open great room floor plans with vaulted ceilings and floor-to-ceiling stone fireplaces are characteristic of the construction standard. Heated panoramic decks are standard where the lot orientation permits.
Kitchen packages include Sub-Zero refrigeration and wine storage, Wolf 48" dual fuel ranges, Miele ovens and coffee systems, Asko dishwashers, custom marble islands, and custom contemporary cabinetry. Wide-plank walnut flooring is used throughout primary living areas. Radiant heat and air conditioning with integrated humidifiers serve the mechanical system. Primary bath suites include heated stone flooring, steam showers, large soaking tubs, and custom closet systems with integrated washer/dryer. Plumbing fixtures are Hansgrohe and Kohler. Home automation systems are Crestron-integrated for audio, video, and lighting. Properties are pre-wired for security and CAT 6. Central vacuum systems are standard.
Ski Access
Nakoma carries Ski Out of Door on 18 of 24 MLS records and Ski to Door on 14 of 24, making it one of the Empire Pass communities with the strongest unit-level ski access in the MLS dataset. Ski Into Project appears on 15 of 24 records and Ski Out of Project on 14. Ski Slope Named Trails and Ski Easement Access each appear on 3 records. Two records carry Ski Shuttle and Ski Club and Shuttle designations.
The primary ski-in route is from the base of the Northside Express via the Woodside ski trail. The ski-out route is via the Lady Morgan Express chair. A full-sized ski access map is available at the following link: Nakoma Ski Access Map. Specific access routes and easement configurations vary by lot position within the community. Buyers should confirm the specific home's ski access through HOA documents and title review during due diligence.
Market Data
Nakoma's 24 closed sales span 2008 through late 2025. The first deliveries in 2008-2009 occurred during the financial crisis at prices between $5.25M and $5.85M — reflecting the premium nature of the product even in a difficult market. The pre-2020 PPSF median of $937 across 14 sales reflects the long absorption of a custom estate community delivered gradually over 15 years. Post-2020 pricing has risen sharply: 10 sales since 2020 produced a PPSF median of $1,607, a 71.6% increase.
Pre-2020 Market (14 sales, 2008–2018)
PPSF ranged from $775 (Unit 1, Sep 2017, $3.75M, 4,841 sqft) to $1,064 ($5.85M, Jan 2009, 5,500 sqft). Many sales carried DOM exceeding 500 days as Nakoma's custom estate product absorbed slowly. The $5.25M-$5.85M delivery pricing in 2008-2009 established a floor that held remarkably steady through a decade of gradual absorption. Several 2018 sales at $4M-$6M remain below their eventual post-2020 resale potential.
Post-2020 Acceleration (10 sales, 2020–2025)
Post-2020 PPSF median is $1,607. The $8.3M sale in January 2022 represented a meaningful step above the prior ceiling. November 2023's $10,608,073 (6,600 sqft, 6BR, $1,607/sqft) was the first Nakoma sale to cross $10M. Two 2024 closings at $8,779,922 and $13,000,000 followed. The 2025 sales have set new records at $13,000,000 ($2,346/sqft) in July and $14,425,000 ($2,159/sqft) in November.
2025 Records
Two 2025 closings established the current ceiling. Unit (no number), 5,541 sqft, 5BR: $13,000,000 in July 2025 ($2,346/sqft, DOM 211) — the highest PPSF in Nakoma history. Unit (no number), 6,680 sqft, 6BR: $14,425,000 in November 2025 ($2,159/sqft, DOM 128) — the highest total price in Nakoma history. Both were all-cash. These sales place Nakoma among the highest PPSF estate communities in the Empire Pass dataset.
DOM Context
The all-time median DOM of 205 days is skewed by many early long-DOM deliveries, including several exceeding 600 days during the 2008-2018 absorption. Post-2020 transaction pace is materially faster: several recent sales had DOM under 40 days, and two had DOM of 2 days or fewer. Buyers evaluating Nakoma's liquidity profile should not use all-time DOM as a proxy for current market pace.
Ownership Details
All Empire Pass properties carry the Empire Pass Master HOA fee ($3,443 per year as of 2025). Nakoma has its own community HOA in addition to the master association. The buyer typically pays a transfer fee at closing of 1% of the purchase price under the Master Declaration. On a $10,000,000 purchase that equals $100,000 at closing. Property taxes are estimated at approximately 1.1% of assessed value.
23 of 24 MLS records confirm nightly rental is permitted. One record shows nightly rental not permitted. Rights should be confirmed at the property level through HOA documents before closing. Cash rate across 24 closings is 75%. SP/LP averaged 0.981, meaning buyers paid close to list price — a consistent pattern across Nakoma's 17-year transaction history that reflects a buyer profile not driven primarily by negotiation.
Talisker Club membership is not required to purchase at Nakoma. The Talisker Tower Club at 8680 Empire Club Drive is nearby within Empire Pass. Some Nakoma owners may pursue optional Talisker membership when availability allows, which provides golf access at Tuhaye and use of Tower Club facilities. Whether a specific Nakoma home includes or facilitates a Talisker membership should be confirmed with the seller and verified in purchase documents. See the Talisker Club membership information page for full details.
Who Nakoma Fits
Who It Fits
- Buyers who want a detached, private ski-in/ski-out estate home rather than a managed condo building — Nakoma delivers unit-level Ski Out of Door on 75% of records, one of the highest rates among Empire Pass communities
- Buyers drawn to Jack Thomas architecture — the signature design with protected view corridors, west-facing solar orientation, and natural materials is specific to this community and not replicated elsewhere at Empire Pass
- Buyers who want ski access via the Lady Morgan and Northside Express terrain, which provides access to expert and advanced ski runs not easily accessible from the Village-center buildings
- Buyers at the $8M-$14M+ tier who want a home rather than a condo as their primary or secondary resort residence
Who It May Not Fit
- Buyers who need a robust comparable dataset — 24 first-time sales across a 17-year span, with no resales, makes CMA work at Nakoma heavily dependent on broader Empire Pass estate comparisons
- Buyers who need active inventory to comparison-shop publicly — Nakoma currently has no active MLS listings and often has none at any given time
- Buyers seeking managed building amenities (spa, dining, ski concierge) — Nakoma is an estate home community without those services; Montage Deer Valley or a Village lodge serves that need
- Buyers working below $8M in the current market — the 2020-2025 price trajectory has moved the effective floor well above earlier delivery pricing
Questions About Nakoma?
Derrik Carlson has tracked every Nakoma transaction in the Park City MLS. Call 435.200.5478 or email Carlson@RealEstateInParkCity.com to discuss current availability, pricing context, and ski access by lot position.
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Frequently Asked Questions About Nakoma
Nakoma is in Empire Pass at Deer Valley Resort, on the northwest side of Marsac Avenue. The community is off Marsac Avenue, just before reaching the Montage Deer Valley. It is the only residential community on that side of the road, which contributes to the protected views and sense of privacy from Village-center traffic. The development was originally platted for 17 unique homes. Park City MLS records show 24 closed transactions through early 2026, reflecting both the original 17 lots and any additional development. All 24 MLS records are first-time home sales with no resales in the dataset. Yes. Nakoma is a recorded and platted planned unit development (PUD). Development team: Architect — Jack Thomas; Builder — Jeff Hill, Midway Construction; Developer — Friends of Flagstaff LLC. Ski-in from the base of the Northside Express on Flagstaff Mountain via the Woodside ski trail. Ski-out via the Lady Morgan Express chair. Park City MLS records show Ski Out of Door on 18 of 24 records and Ski to Door on 14 of 24 — unit-level access designations indicating direct ski access at or near the individual home. Access routes vary by lot position. Confirm the specific home's ski access through HOA documents during due diligence. A full-size ski access map is available here: Nakoma Ski Access Map. Historic Main Street in Park City is less than 10 minutes by car. Salt Lake City International Airport is approximately 45 minutes. The community is at approximately 8,100 feet (2,471 meters) elevation. Nakoma is a private estate home community without managed building amenities. Owners who pursue optional Talisker Club membership can access the Tower Club (pool, lounge, restaurant, gym, spa) and Tuhaye golf course. The Talisker Club membership is not required and is not an HOA association — it is a separate, optional membership pursued independently. See the Talisker Club membership information page for full details. Talisker Club membership is mandatory only at The Residences at the Tower. 23 of 24 MLS records confirm nightly rental is permitted. One record shows nightly rental not permitted. Rights should be confirmed at the property level through HOA documents and deed restrictions before closing. Yes. A 1% transfer fee is assessed under the Empire Pass Master Declaration, which the buyer typically pays at closing. On a $10,000,000 purchase that equals $100,000 at closing in addition to standard transaction costs. Nakoma has its own community HOA in addition to the Empire Pass Master HOA fee ($3,443 per year as of 2025). Nakoma-specific HOA dues should be confirmed directly with the HOA before closing. Contact Derrik Carlson at 435.200.5478 for current HOA fee details. Yes. Nakoma homes may be used as a full-time primary residence or as a seasonal or secondary property.Where is Nakoma located?
What is the total number of homes at Nakoma?
Is Nakoma a recorded and platted development?
What is the ski-in/ski-out access at Nakoma?
How close is Nakoma to Park City and the airport?
What amenities are available to Nakoma owners?
Are nightly rentals allowed at Nakoma?
Is there a transfer fee when buying a Nakoma property?
What are the HOA dues at Nakoma?
Can Nakoma be used as a full-time residence?
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