About This Page: All market data draws from Park City MLS records through early 2026 and reflects closed sales only. Northside Village has 12 MLS closed sales spanning 2005–2021 with no current active listings. The most recent public sale was December 2021. Buyers interested in this community should contact Derrik Carlson directly — properties here rarely appear in the public search before going under contract.

Northside Village Homes at Empire Pass

Northside Village is a small custom estate community within Empire Pass at Deer Valley Resort. The community is accessible off Marsac Avenue and includes homes on Hawkeye Place and Northside Court. Homes were built from 2004 to 2008 as custom single-family residences with mountain-rustic finishes, open floor plans, and hand-carved wood details. Lot sizes range from 0.41 to 0.85 acres. Most homes are 5 to 6 bedrooms with floor plans ranging from approximately 3,400 to 13,000 square feet.

Park City MLS records document 12 closed transactions through early 2026. The most recent public sale was December 2021. There are no current active listings and no pending transactions. Northside Village is a low-liquidity community where properties rarely appear in the public MLS before going under contract. Buyers with specific interest in this community should contact Derrik Carlson directly at 435.200.5478.

At a Glance

Closed Sales (MLS)

12

2005–2021 | Last sale Dec 2021

Price Range

$4.7M–$11.95M

Median $6,706,250

Typical PPSF

$712–$1,099

Excluding small-home outlier

Home Size

3,400–13,000 sqft

5 to 6 bedrooms

Ski to Door (MLS)

6/12

Confirm by home during due diligence

Current Listings

0

Contact Derrik for availability

Community Overview

Northside Village homes are accessed off Marsac Avenue in Empire Pass and sit on lots between 0.41 and 0.85 acres. Views from the community look toward Lady Morgan and the Empire ski lifts. Because the homes were custom built individually from 2004 to 2008, each property has a unique floor plan, view orientation, and finish specification. Common elements across the community include mountain-rustic exterior finishes, open floor plans, hand-carved wood details, and large windows oriented toward the ski terrain and mountain views.

Interior finish packages are consistent with the price tier. Buyers can expect gourmet kitchens with Sub-Zero and Wolf appliances, ski prep rooms, radiant heating, and primary suites with panoramic views. Specific finishes and systems vary by home. Northside Village is surrounded by preserved open space, and the view corridors are protected by the community's position and site development.

Ski Access

Park City MLS records show Ski to Door on 6 of 12 Northside Village records and Ski Out of Door on 6 of 12 — exactly half the MLS history carries unit-level ski access designations. Ski Into Project appears on 6 records, Ski Out of Project on 6, Ski Easement Access on 6, and Ski Slope Named Trails on 7. The primary access is off the Hawkeye ski run and uses the Northside Express chairlift. The Northside Express provides access to Flagstaff Mountain terrain and connects to the broader Deer Valley ski network.

The split in ski access designations (6 unit-level, 6 project-level) likely reflects different home positions within the community. Buyers who specifically require Ski to Door access should confirm the designation of the specific home through HOA documents and title review during due diligence. Do not assume all Northside Village homes carry the same level of ski access.

Market Data

Northside Village has 12 closed MLS transactions from October 2005 through December 2021. The dataset is thin and carries three important cautions: DOM figures are skewed by early long-DOM deliveries in 2005-2007 (several exceeding 400-900 days), the post-2020 PPSF change (+8.7%) is based on only 3 sales and is not statistically meaningful, and one outlier sale (April 2007, 3,448 sqft, $6,775,000) produces a PPSF of $1,965 that is not representative of the community's typical pricing. The more useful range is $712 to $1,099 across the remaining 11 sales.

Initial Delivery (2005–2007)

7 closings from October 2005 through October 2007. Prices ranged from $4,697,500 to $7,515,000. Most carried DOM exceeding 400 days as the custom homes absorbed slowly. The $7,515,000 October 2005 sale (9,700 sqft, 6BR, $775/sqft) remains one of the larger homes in the community. The one outlier from this period — the 3,448 sqft home at $6,775,000 ($1,965/sqft) — reflects a smaller floor plan at a premium price, not typical community PPSF.

Mid-Cycle and Recent (2013–2021)

5 closings from October 2013 through December 2021. The highest Northside Village sale is $11,950,000 (March 2021, 13,000 sqft, 5BR, $919/sqft). The same home sold in October 2013 for $10,600,000 (+12.7% in 7 years). A second resale: 1 Northside Court went from $6,500,000 (May 2018) to $8,400,000 (December 2021), a 29.2% gain in 3.5 years. No Northside Village home has sold publicly in the MLS since December 2021.

Data Limitations

12 sales across 17 years in a community with a small number of homes produces a dataset that is insufficient for reliable CMA work on its own. Buyers and sellers evaluating Northside Village pricing need supplemental comparables from nearby Empire Pass estate communities including Nakoma, Bannerwood, and Red Cloud. The post-2020 pricing trend in Empire Pass broadly suggests upward movement, but there are no recent Northside Village comps to anchor a specific number.

Ownership Details

All Empire Pass properties carry the Empire Pass Master HOA fee ($3,443 per year as of 2025), plus any Northside Village community HOA fees confirmed directly. The buyer typically pays a transfer fee at closing of 1% of the purchase price. On an $8,000,000 purchase that equals $80,000 at closing.

7 of 12 MLS records confirm nightly rental is permitted. 1 record shows not permitted. 4 records do not populate the field. Rights should be confirmed at the property level through HOA documents and deed restrictions before closing.

Buyer guidance: The last public MLS sale at Northside Village was December 2021. The community has no active listings as of early 2026. If a Northside Village property becomes available — whether through a public listing or a private transaction — it will likely move quickly among buyers who have already identified this community as a target. Contact Derrik Carlson at 435.200.5478 to be positioned ahead of the public listing cycle.

Interested in Northside Village?

Northside Village rarely has public listings. Derrik Carlson tracks this community and can provide current availability, pricing context, and off-market opportunities. Call 435.200.5478 or email Carlson@RealEstateInParkCity.com.

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Northside Village MLS Listings

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Frequently Asked Questions About Northside Village


What is Northside Village at Empire Pass?

Northside Village is a custom estate home community within Empire Pass at Deer Valley Resort, accessible off Marsac Avenue. Homes sit on lots of 0.41 to 0.85 acres on Hawkeye Place and Northside Court. The homes were built between 2004 and 2008 as custom single-family residences with mountain-rustic finishes, ranging from approximately 3,400 to 13,000 square feet with 5 to 6 bedrooms. Park City MLS records show 12 closed transactions through early 2026.

What are the price ranges for Northside Village homes?

MLS closed sales range from $4,697,500 to $11,950,000 through early 2026, with a median of $6,706,250. Typical PPSF across the majority of sales is $712 to $1,099 per sqft. One outlier (a smaller 3,448 sqft home in 2007 at $6,775,000) produced a PPSF of $1,965 that is not representative of typical community pricing. The highest Northside Village sale is $11,950,000 (March 2021, 13,000 sqft, 5BR, $919/sqft).

Does Northside Village have ski-in/ski-out access?

Northside Village has ski access via the Hawkeye ski run and the Northside Express chairlift. MLS records show Ski to Door on 6 of 12 records and Ski Out of Door on 6 of 12, indicating unit-level access for half the community. The other 6 records carry project-level or easement-level designations. Access varies by home position. Buyers must confirm the specific home's ski access through HOA documents and title review during due diligence.

How do I find out if a Northside Village home is available?

Northside Village has no active MLS listings as of early 2026 and the last public sale was December 2021. The community rarely has public inventory. Contact Derrik Carlson directly at 435.200.5478 or Carlson@RealEstateInParkCity.com for current status, off-market availability, and to be positioned before a potential public listing.

Are nightly rentals allowed at Northside Village?

7 of 12 MLS records confirm nightly rental is permitted. 1 record shows not permitted. 4 records do not populate the field. Rights must be confirmed at the property level through HOA documents and deed restrictions before any purchase decision.

What are the HOA and ownership costs at Northside Village?

All Empire Pass properties carry the Empire Pass Master HOA fee ($3,443 per year as of 2025), plus any Northside Village community HOA fees confirmed directly. The buyer typically pays a transfer fee at closing of 1% of the purchase price. On an $8,000,000 purchase that equals $80,000 at closing. Property taxes are estimated at approximately 1.1% of assessed value.


Ready to Explore Northside Village?

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.

Call 435.200.5478 Email Derrik

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