Park City Ski-In/Ski-Out Lots for Sale: Build Your Custom Ski Home
Ski-in/ski-out land in Park City, Utah, is a finite asset. Across the Park City market's core resort areas, 194 ski-access lots have sold in recent years, representing $700 million in closed volume. Most of that inventory is concentrated in just five communities: Marcella and Velvaere in the Deer Valley Expansion (90 lots), The Colony at White Pine Canyon (61 lots), Deer Crest (15 lots), Kings Crown in Old Town (12 lots), and Empire Pass (10 lots).
The supply picture is straightforward: established Deer Valley sub-areas like Empire Pass and Upper Deer Valley have largely absorbed their buildable land. Deer Crest still releases lots periodically, but the total pool is shrinking. The Colony has remaining inventory, but no new parcels can be created. The Deer Valley Expansion is the only corridor producing significant new ski-access land at scale. In Old Town, Kings Crown represents the last substantial ski-lot development. Once these remaining positions are sold, there is no mechanism to create more.
This page covers ski-access vacant land only. For completed homes, see ski-in/ski-out homes for sale. For condos, see ski-in/ski-out condos. For all ski-access property types, see Park City ski properties. For all vacant land, including non-ski parcels, see Park City vacant land for sale.
This page is maintained by Derrik Carlson (435.200.5478), Resort Real Estate Advisor at KW Park City Keller Williams Real Estate. Derrik has represented buyers on ski-access lot purchases in The Colony, Deer Crest, Empire Pass, and the Deer Valley Expansion. He works with established Park City architects and builders to help buyers evaluate land, understand building envelopes, and navigate architectural committee review before an offer is submitted. For off-market ski lots not shown on the MLS, contact Derrik directly.
On This Page
Market at a Glance | Where Ski Lots Are Available | Deer Valley Expansion | The Colony | Deer Crest | Empire Pass | Old Town | What It Takes to Build | Off-Market Lots | FAQ | Listings
194
Ski Lots Sold (PC Core)
$700M
Total Closed Volume
$955K
Lowest Entry (Old Town)
$13M
Highest Sale (Empire Pass)
Ski Lot Market Detail
194 ski-access lot sales across Park City's core resort areas (2020 to present).
Active communities: Deer Valley Expansion (Marcella, Velvaere), The Colony at White Pine Canyon, Deer Crest, Empire Pass, Upper Deer Valley, Old Town (Kings Crown).
Custom build costs: $800 to $1,200+ per square foot (land cost additional). Timeline: 14 to 24 months after architectural committee approval.
Where Ski-In/Ski-Out Lots Are Still Available in Park City
The inventory of ski-access land in Park City, Utah, is in structural decline. Each lot sold is one fewer available, and no mechanism exists to create new parcels in established resort areas. The communities below are the primary sources of remaining ski-lot inventory.
Deer Valley Expansion
Communities: Marcella (80 lots sold), Velvaere (10 lots sold)
Price range: $2.35M to $8M
Lot size: Avg 0.9 acres
Status: Releasing in phases. The only corridor producing new ski-access land at scale.
The Colony at White Pine Canyon
Lots sold: 61
Price range: $1.8M to $9.2M
Lot size: Avg 8.3 acres (up to 28 acres)
Status: Remaining inventory only. No new parcels can be created. 90% permanent open space.
Deer Crest
Lots sold: 15 (all Deer Crest Estates)
Price range: $1.2M to $4.1M
Lot size: Avg 0.8 acres
Status: Limited remaining. Gated, with Jordanelle views and ski-to-door access.
Empire Pass
Lots sold: 10 (Red Cloud 6, Bannerwood 2, Nakoma 1, Belles 1)
Price range: $2.7M to $13M
Lot size: Avg 1.1 acres
Status: Extremely limited. Most supply-constrained ski-lot market in Park City.
Old Town / Kings Crown
Lots sold: 13 (Kings Crown 12, plus occasional infill)
Price range: $955K to $2.4M
Lot size: Avg 0.1 acres (compact urban lots)
Status: Kings Crown is the last ski-lot development in Old Town. Walk to Main Street.
Upper Deer Valley
Lots sold: 4 (Bald Eagle Club 3, The Cottages 1)
Price range: $3.1M to $9.15M
Lot size: Avg 0.6 acres
Status: Rarely available. Bald Eagle Club is gated with no rental permissions.
Deer Valley Expansion: The Primary Source of New Ski Lots
The Deer Valley Expansion along the Mayflower Mountain corridor is the only area in Park City producing significant new ski-access land. Ninety lots have sold across Marcella (80 lots, $2.35M to $8M, avg 0.9 acres) and Velvaere (10 lots). Marcella includes an off-site golf course designed by Tiger Woods and direct access to Deer Valley's expanded trail system. Velvaere combines ski access with a wellness-focused community concept.
Additional lot releases in this corridor are expected as the expansion progresses. Branded hotel product from Four Seasons, Waldorf Astoria, and Grand Hyatt will establish the village infrastructure that supports long-term home values in the surrounding residential parcels.
Drawback: This corridor is in early-phase development. Village buildout, trail connectivity, and resale comps are still being established. Buyers are making a forward-looking commitment. Architectural review, construction timelines, and community norms are still maturing.
The Colony at White Pine Canyon
The Colony has produced 61 ski-lot sales with a median of $2.7 million. Parcels average 8.3 acres (up to 28 acres) and include ski-in/ski-out access to Park City Mountain Resort. The Colony is the only ski community in Park City that accommodates snowboarders on-mountain. Roughly 90% of the community is preserved as permanent open space, which means no new parcels can be created. What remains is all there will ever be.
Many Colony parcels allow a primary home plus a guest house up to 4,000 SF and, on select lots, equestrian use. The combination of scale, ski access, and privacy at this lot size is rare in any North American ski market. For completed Colony homes, see The Colony real estate.
Drawback: Colony rental restrictions (28-day minimums or no nightly rentals) limit income potential on the finished home. Annual carrying costs on an 8-acre parcel are higher than smaller lots. Construction on large, sloped, forested parcels is more complex and expensive than on flat sites.
Deer Crest
Deer Crest has produced 15 lot sales (all in Deer Crest Estates), with prices ranging from $1.2 million to $4.1 million on parcels averaging 0.8 acres. Deer Crest is gated, with ski-to-door access to named Deer Valley runs and views of the Jordanelle Reservoir. Remaining lot inventory is limited and shrinking.
Drawback: Deer Crest's northeast location means longer drive times to Main Street than Upper or Lower Deer Valley. The total acquisition cost (land + custom build at $800 to $1,200+/SF) places finished homes firmly in the $10M+ range.
Empire Pass
Empire Pass has produced 10 lot sales, with prices from $2.7 million to $13 million. Key neighborhoods include Red Cloud (6 lots), Bannerwood (2), and Nakoma (1). This is the most supply-constrained ski-lot market in Park City. Lots appear infrequently and compete for the strongest ski-in/ski-out positioning in Deer Valley.
Drawback: The highest land costs in the market. Empire Pass is the most remote Deer Valley sub-area by road. Buildable lots are extremely rare, meaning buyers may wait years for the right parcel.
Old Town and Kings Crown
Kings Crown in Old Town has produced 12 lot sales ($955,000 to $2.4 million) and represents the last ski-lot development in this corridor. Lots are compact (avg 0.1 acres) with ski-easement access to Park City Mountain Resort and walkability to Historic Main Street. Occasional infill lots on Woodside Avenue or Norfolk Avenue also come to market.
Drawback: The smallest lot sizes of any ski-access community. Vertical construction is required to maximize interior space. Parking and winter access logistics are more constrained than in Deer Valley or Colony lots.
For help evaluating ski-access lots, contact Derrik Carlson at 435.200.5478 or Carlson@RealEstateInParkCity.com.
What It Takes to Build on a Ski-In/Ski-Out Lot
Buying a ski lot is the first step. The build process adds cost, time, and complexity. Derrik Carlson involves an architect and builder early, before the lot offer, so buyers understand building envelopes, site constraints, and total project cost before committing.
Build costs: Custom luxury construction in Park City typically runs $800 to $1,200+ per square foot, depending on site conditions, elevation, access difficulty, and design complexity. Steep, forested Colony lots cost more to build on than flat Deer Crest or Kings Crown sites. Land cost is additional.
Timeline: 14 to 24 months from architectural committee approval to completion. Committee review timelines vary by community: some take 30 days, others take 6 months or more.
Architectural review: Every ski-lot community in Park City requires architectural committee approval. Design standards vary: The Colony, Deer Crest, and Empire Pass enforce height limits, setbacks, material palettes, and landscape plans. Understanding these constraints before buying the lot prevents surprises.
For buyers who want a custom ski home without the build process, an alternative worth considering is buying an existing home and renovating it. Derrik has worked with buyers on light-to-medium remodels in communities like Bald Eagle Club, where the result was a home that felt new at a lower total cost than a ground-up build. For more on building, see the cost of building a home in Park City or Park City home builder services. For completed new construction, see Park City new construction.
Off-Market Ski Lots
A meaningful share of ski-access lots in Park City trade privately. In a market where total supply is finite and declining, owners who are not actively listing may still sell at the right price to the right buyer. Derrik Carlson maintains a database of ski-property owners across Park City and Deer Valley and can facilitate direct outreach when a specific community or parcel type is not available on the MLS.
If the listings on this page do not include what you are looking for, a direct conversation about off-market possibilities is worth having. Call 435.200.5478 or email Carlson@RealEstateInParkCity.com.
Frequently Asked Questions About Ski-In/Ski-Out Lots in Park City
Where can I buy a ski-in/ski-out lot in Park City?
Ski-access lots in Park City, Utah are available in the Deer Valley Expansion (Marcella, Velvaere), The Colony at White Pine Canyon, Deer Crest, Empire Pass, Kings Crown in Old Town, and occasionally in Upper Deer Valley. The Deer Valley Expansion is the only corridor producing new ski-access land at scale. All other communities are working through remaining inventory.
How much do ski-in/ski-out lots cost in Park City?
Prices range from approximately $955,000 for a compact Kings Crown lot in Old Town to $13 million for a premium Empire Pass parcel. Colony lots range from $1.8 million to $9.2 million on parcels averaging 8.3 acres. Deer Crest lots range from $1.2 million to $4.1 million. Marcella lots in the Deer Valley Expansion range from $2.35 million to $8 million.
How much does it cost to build a custom ski home in Park City?
Custom luxury construction runs $800 to $1,200+ per square foot, depending on site conditions, elevation, and complexity. A 6,000 SF home at $1,000/SF would cost approximately $6 million to build, plus land. Construction timelines run 14 to 24 months after architectural committee approval.
Are there off-market ski lots available?
Yes. In a market where supply is finite, some of the best ski-lot opportunities trade privately. Derrik Carlson maintains a database of ski-property owners and can facilitate direct outreach when MLS inventory does not include the right parcel. Contact Derrik at 435.200.5478 for off-market availability.
What should I evaluate before buying a ski lot?
Building envelope and setback requirements, architectural committee design standards, ski access type and quality (ski-to-door vs. ski-into-project), slope, aspect, and sun exposure, utility access and infrastructure costs, HOA dues and transfer fees, total project budget (land + build + soft costs), and timeline from acquisition through occupancy. Derrik involves an architect and builder before the offer to verify all of these.
Is it better to buy a lot and build or buy an existing ski home?
It depends on timeline, budget, and design priorities. A custom build allows full control over design, finishes, and layout, but takes 14 to 24 months and involves construction risk. An existing home provides immediate occupancy and a known product, often at a lower cost per square foot than new construction. Remodeling an older home in a strong location can deliver the best of both. See ski-in/ski-out homes for sale for current resale inventory.
For questions about ski-in/ski-out lots 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.
Ski-In/Ski-Out Lots for Sale in Park City
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