Park City Luxury Condos for Sale: Branded Residences and Ski-In/Ski-Out Above $2.5 Million
Park City, Utah has produced 442 luxury condo and townhome sales at $2.5 million and above since 2023, representing nearly $2 billion in closed volume. The median sale in this segment is $3.9 million at ~$1,573 per square foot. Inventory is concentrated in three corridors: Deer Valley Resort, Canyons Village, and Old Town / Park City Mountain, with a fourth emerging in the Deer Valley Expansion.
At this price point, buyers should expect full-service buildings with branded hotel management, direct ski access, and professionally managed rental programs. Branded residences from Montage, St. Regis, Stein Eriksen, Four Seasons, Waldorf Astoria, Pendry, and Grand Hyatt carry hotel-level finishes, turnkey furnishings, and on-site services including concierge, housekeeping, valet, spa, dining, and ski storage. A meaningful share of inventory at this level trades privately before reaching the MLS.
This page covers luxury condos and townhomes priced at $2.5 million and above. For luxury homes, see Park City luxury homes for sale. For properties above $10 million, see ultra-luxury properties. For ski condos at all price points, see Park City ski condos.
This page is maintained by Derrik Carlson (435.200.5478), Resort Real Estate Advisor at KW Park City Keller Williams Real Estate. Derrik holds the CLHMS designation from the Institute for Luxury Home Marketing and maintains direct relationships with development teams at Montage, St. Regis, Pendry, Four Seasons, Waldorf Astoria, and Grand Hyatt. For pre-sale allocations, private inventory, or a curated short list by building, contact Derrik directly.
On This Page
Market at a Glance | How Buyers Narrow the Field | Deer Valley | DV Expansion | Canyons Village | Old Town | What to Evaluate | Investment | How to Buy | FAQ | Listings
442
Luxury Condos Sold $2.5M+
$2.0B
Total Closed Volume
$3.9M
Median Sale Price
$1,573/SF
Median Price per SF
Market Detail
442 closed sales at $2.5M+ (2023 to present). 257 stacked condos, 185 townhomes. Average size: ~2,929 SF.
Top areas: Canyons Village (76), Empire Pass (69), Deer Crest (67), Old Town (50), Lower Deer Valley (49), Upper Deer Valley (45).
2025 pace: 181 sales, $888 million in volume. The strongest year on record for this segment.
How Luxury Condo Buyers Narrow the Field
Most $2.5M+ condo buyers in Park City are choosing between ownership categories first, then narrowing to specific buildings. The decision usually starts with whether the buyer is optimizing for branded hotel services, ski access quality, rental income, or proximity to town.
Branded Hotel Residences
Where: Montage, St. Regis, Stein Eriksen, Four Seasons, Waldorf Astoria, Pendry, Grand Hyatt
Why: Hotel-level services, turnkey furnishings, managed rental programs, concierge, spa, dining. Strongest nightly rental rates ($2,000 to $5,000+ peak season).
Trade-off: Higher HOA ($2,000 to $8,000+/month). Owner-use restrictions in some buildings. Less personalization control.
Fits: Buyers who want managed convenience and strong rental income without property management friction.
Ski-In/Ski-Out Condos (Non-Branded)
Where: Founders Place, Arrowleaf, Flagstaff, The Ridge, Kings Crown, Apex, Lift
Why: Direct slope access with traditional HOA structure. Lower ongoing fees than branded buildings. More flexibility on design, furniture, and rental management.
Trade-off: No hotel services. Owner manages rental independently or through a third-party company.
Fits: Buyers who want ski-to-door access and ownership independence without hotel-brand overhead.
In-Town Walkability + Ski Access
Where: Kings Crown, Silver Star/Spiro, The Parkite (Old Town)
Why: Walk to Main Street restaurants, shops, and nightlife. Proximity to Park City Mountain via Town Lift. Strong nightly rental demand year-round.
Trade-off: Smaller units than Deer Valley. Not on-mountain. Parking can be tight in winter.
Fits: Buyers who prioritize walkability, rental income, and year-round urban energy over slopeside positioning.
Luxury Condos in Deer Valley
Deer Valley contains the highest concentration of branded luxury condominiums in the Park City market. Across Empire Pass, Deer Crest, Upper Deer Valley, and Lower Deer Valley, 230 condos and townhomes have sold above $2.5 million in recent years. The resort's skier-only policy, daily ticket limits, and service standards directly support pricing and rental demand.
Empire Pass
69 sales | Median $5.3M | Montage, Flagstaff, Argent, Arrowleaf
Deer Crest
67 sales | Median $5.25M | Founders Place (52), St. Regis (11)
Upper Deer Valley
45 sales | Median $4.8M | Goldener Hirsch, Stein Eriksen, Double Eagle
Lower Deer Valley
49 sales | Median $3.3M | St. Regis Snow Park (13), Pinnacle (11)
Branded Residences in Deer Valley
Montage Deer Valley offers 81 private residences in Empire Pass with ski-in/ski-out access, five-star spa, multiple dining venues, pools, and a hotel rental program that generates some of the strongest per-night rates in the market. Ten sales above $2.5M. Pricing typically $3M to $8M+.
St. Regis Deer Valley includes residences in both Deer Crest and Lower Deer Valley (Snow Park). Butler service, 24-hour room service, spa, athletic club, heated pool. Combined 24 sales above $2.5M. Pricing $4M to $10M+.
Stein Eriksen Residences in Upper Deer Valley offers 40 condos with ski lounge, restaurant, pools, and concierge. Six sales above $2.5M. Pricing $4M to $9M+.
Goldener Hirsch has 40 ski-in/ski-out residences in Upper Deer Valley with rooftop pool, concierge, and a European-influenced lodge character. Eight sales above $2.5M. Pricing $3M to $7M+.
Non-Branded Luxury Condos in Deer Valley
Founders Place at Deer Crest is the single highest-volume luxury condo in the market with 52 sales above $2.5M. Ski-in/ski-out, gated, Jordanelle views. Traditional HOA structure without hotel management. Empire Residences, One Empire Pass, Flagstaff (11 sales), Arrowleaf (7), Argent (11), and Grand Lodge (6) round out the Empire Pass inventory. See Deer Valley ski-in/ski-out real estate for the full range.
Drawback: Deer Valley carries the highest per-square-foot values and HOA costs of any corridor. Empire Pass is the most remote sub-area by road. Buyers should model total ownership cost (purchase + HOA + management fees) carefully against expected rental revenue.
Luxury Condos in the Deer Valley Expansion
The Deer Valley Expansion is introducing a new generation of branded luxury residences east of the original resort footprint. Twenty-one Grand Hyatt Deer Valley residences have already sold above $2.5M (original pre-sale range $2.3M to $6.9M, sold out). Four Seasons (123 residences, $5.1M to $14.5M, ~60% under contract), Waldorf Astoria (105 residences), and Marcella provide additional options within the expansion corridor. Cormont offers condo residences in the village core without hotel-brand management.
The Jordanelle/Mayflower corridor has also produced 24 Mayflower Lakeside and 5 Keetley Ridge sales above $2.5M, establishing pricing benchmarks for the broader area.
Drawback: Construction timelines, village buildout, and trail connectivity are still in progress. Resale history is limited. Buyers are making a forward-looking commitment. For a direct assessment of current status, contact Derrik Carlson at 435.200.5478.
Luxury Condos in Canyons Village
Canyons Village has produced 76 sales above $2.5M with a median of $3.4M. The village provides direct lift access, dining, retail, and a growing roster of luxury buildings. Canyons Village condos generally offer lower price per square foot than comparable Deer Valley properties while delivering strong ski access and rental performance. Canyons accommodates both skiers and snowboarders.
Pendry Residences (15 sales above $2.5M) delivers a full hotel amenity package with direct ski access. The Ridge at Canyons Village (13 sales) offers new-construction townhomes with ski-in access. Apex Residences (10 sales) provides ski-in/ski-out with a boutique building footprint. Juniper Landing and Frostwood Villas round out the inventory. For a detailed comparison, see Comparing Canyons Village and Deer Valley.
Drawback: Most Canyons Village condos are base-area product, not on-mountain. A transfer fee (typically 1-2%) applies to many properties. Newer condo-hotel buildings carry higher HOA costs.
Luxury Condos in Old Town
Old Town has produced 50 sales above $2.5M with a median of $3.25M. Luxury condo inventory here is significantly smaller than Deer Valley or Canyons Village, making turnover the primary source of available units. Kings Crown (15 sales above $2.5M) represents Old Town's last ski-in/ski-out development. Silver Star/Spiro (10 sales) and The Parkite (4 sales) provide additional options. Old Town's appeal is the combination of ski access, Main Street walkability, and strong year-round rental demand.
Drawback: Smaller units than Deer Valley. Limited inventory. Parking and winter traffic are real considerations. No branded hotel buildings in this corridor.
For help comparing luxury condos across Deer Valley, Canyons Village, and Old Town, contact Derrik Carlson at 435.200.5478 or Carlson@RealEstateInParkCity.com.
What to Evaluate When Buying a Luxury Condo in Park City
Luxury condo purchases involve variables that do not apply to single-family homes. Understanding these before touring saves time and prevents surprises after closing.
HOA fees and assessments: Monthly fees in branded buildings range from $2,000 to $8,000+. Fees cover amenities, maintenance, insurance, staffing, and snow removal. Ask for the reserve study and recent special assessment history. Buildings with underfunded reserves can issue unexpected assessments.
Rental program structure: Most branded residences participate in a hotel rental program. Key questions: revenue split, blackout dates for personal use, average nightly rates, occupancy levels, and distribution channels. Derrik provides building-specific rental performance data for every property evaluated.
Owner-use restrictions: Some branded residence agreements limit occupancy days per year or impose furniture and decor standards for brand consistency. Review the CC&Rs and management agreement before committing.
Ski access type: True ski-to-door access is available at Montage, St. Regis, Goldener Hirsch, The Havens at Deer Crest, Empire Residences, One Empire Pass, Stein Eriksen, Pendry, Apex, Lift, and Kings Crown. Other properties are ski-adjacent, a short walk, shuttle ride, or escalator away. The distinction affects daily convenience and resale value.
Financing: Most lenders require 20% to 30% down on luxury condos. Condo-hotel units may require larger down payments or specialized lenders.
Luxury Condos in Park City as an Investment
Branded luxury condos in Deer Valley and Canyons Village generate some of the highest nightly rental rates in the Park City market, with select properties commanding $2,000 to $5,000+ per night during peak weeks. Summer rental demand has grown as Park City has expanded off-season programming. Properties with year-round amenity packages (pools, spa, dining) perform better during shoulder and summer seasons than those relying solely on ski access.
Utah's property tax rates range from 0.5% to 0.7%, lower than Aspen, Jackson Hole, Vail, and most comparable resort markets. There is no state estate tax. For rental income analysis, see Park City investment properties or Deer Valley investment properties. For current market data, see the Park City real estate market report.
How to Buy a Luxury Condo in Park City
Luxury condo purchases move faster than home transactions. Branded residences in new developments often sell during pre-sale phases. Resale units in established buildings can move within days, particularly during ski season when buyers are on the ground.
Step 1: Clarify use profile. Personal use, rental income, or a combination. The answer determines which buildings and rental programs align with your goals.
Step 2: Evaluate buildings, not just units. Management quality, reserve health, rental program performance, and HOA trajectory all affect long-term ownership cost and resale value. Derrik provides building-level analysis for every property considered.
Step 3: Review governing documents. CC&Rs, rental agreements, owner-use restrictions, and assessment history require review before any offer. These reveal costs and limitations not visible in listing photos.
Step 4: Negotiate and close. Comparable sales analysis, rental performance data, and a negotiation strategy matched to the property and seller profile. Closing coordination includes inspection, title, and timeline management.
Working with Derrik Carlson on Luxury Condos
Derrik Carlson maintains direct relationships with development teams at Montage, St. Regis, Pendry, Four Seasons, Waldorf Astoria, and Grand Hyatt. For pre-sale allocations and private inventory that does not appear on the MLS, these relationships provide early access. For resale transactions, he provides comparable sales analysis paired with rental performance data so the negotiation is grounded in the numbers that matter. Call 435.200.5478 or email Carlson@RealEstateInParkCity.com.
Frequently Asked Questions: Park City Luxury Condos
How much do luxury condos cost in Park City?
Luxury condos in Park City, Utah start at approximately $2.5 million and range to over $19.6 million. The median sale is $3.9 million. Montage Deer Valley residences range from $3M to $8M+, St. Regis from $4M to $10M+, Four Seasons from $5.1M to $14.5M, and Pendry from $2M to $6M+.
What is the difference between a luxury condo and a branded residence?
A branded residence operates within a hotel (Four Seasons, Montage, St. Regis, Waldorf Astoria, Pendry, Grand Hyatt). Owners receive hotel-level services and can participate in the hotel's rental program. A luxury condo without hotel branding offers comparable finishes but operates under a traditional HOA structure without hotel management services. The trade-off is services and rental infrastructure vs. lower HOA costs and more independence.
Can I rent out my luxury condo when I am not using it?
Yes. Most branded residences include an optional or mandatory rental program managed by the hotel operator. Revenue splits, blackout dates, and occupancy commitments vary by building. Nightly rates for branded properties during peak season range from $2,000 to $5,000+.
What are HOA fees for luxury condos in Park City?
Monthly HOA fees in branded luxury buildings typically range from $2,000 to $8,000+, depending on building, unit size, and amenity package. Fees cover amenities, maintenance, insurance, staffing, and snow removal. Ask for the reserve study and recent assessment history before making an offer.
Which buildings have true ski-in/ski-out access?
True ski-to-door access is available at Montage, St. Regis, Goldener Hirsch, The Havens at Deer Crest, Empire Residences, One Empire Pass, Stein Eriksen, Pendry, Apex, Lift, and Kings Crown. Expansion properties will offer gondola-accessed skiing from the new base village.
What branded residences are coming to the Deer Valley Expansion?
Four Seasons (123 residences, projected 2028), Waldorf Astoria (105 residences, projected 2028), and Grand Hyatt (55 residences, sold out, opened late 2024). Marcella and Cormont offer additional non-hotel-branded options within the expansion village.
How do I choose between Deer Valley and Canyons Village condos?
Deer Valley offers a skier-only resort with the highest concentration of branded residences and generally stronger nightly rental rates. Canyons Village provides access to the largest ski area in the U.S. by acreage, lower price per square foot, and a growing base village with snowboard access. See Comparing Canyons Village and Deer Valley for a detailed breakdown.
Are Park City luxury condos a good investment?
Branded luxury condos in Deer Valley and Canyons Village generate some of the highest nightly rental rates in the market ($2,000 to $5,000+ peak). Utah's property tax rates (0.5% to 0.7%) are lower than Aspen, Jackson Hole, and Vail. There is no state estate tax. However, HOA costs, management fees, and owner-use restrictions should be modeled carefully against expected revenue before acquisition.
For questions about luxury condos in Park City or Deer Valley, contact Derrik Carlson at 435.200.5478 or Carlson@RealEstateInParkCity.com. You can also reach us through the contact page.
Park City Luxury Condos for Sale Above $2.5 Million
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