Snow Top at Deer Crest

Snow Top is a community of 15 custom estate homes within the gated Deer Crest enclave at Deer Valley Resort in Park City, Utah. Homes sit on Snowtop Court and Snowtop Road at the upper reaches of Deer Crest, with east-facing orientations that offer some of the most direct views of Jordanelle Reservoir in the community. Built between 2004 and 2018, residences range from approximately 4,600 to over 14,000 square feet across 3 to 8 bedrooms. The Park City MLS records 22 closed sales for Snow Top properties, with the most recent closing in March 2025 setting a community record at $10.45 million.

Snow Top is the only area in Deer Crest's single-family home inventory without direct ski-in/ski-out access. No MLS listings in the dataset carry a "Ski to Door" or "Ski Out of Door" designation. Buyers who prioritize walking out their back door onto a named Deer Valley ski run should evaluate Deer Crest Estates instead. Snow Top compensates with larger lots, Jordanelle-facing views, cul-de-sac privacy, and some of the lowest HOA fees in Deer Crest. Ski access is available to Snow Top residents through St. Regis membership programs that include shuttle service to Deer Valley terrain.

Community Overview

Snow Top occupies a cul-de-sac position at the upper section of Deer Crest, set apart from the ski-run addresses of Deer Crest Estates. The community's 15 homes are positioned along Snowtop Court and Snowtop Road, with east-facing exposures that offer views of Jordanelle Reservoir and the Uinta Mountains from most primary living areas. The elevation and orientation provide more unobstructed views than many addresses in the Deer Crest Estates network, where some homes face the ski terrain rather than east.

Deer Crest provides dual access routes, a practical advantage most Deer Valley communities lack. Residents can enter and exit via Deer Valley Drive through the lower gate or via the upper Deer Crest access. This is relevant for Snow Top specifically because the community is positioned at the upper end of the gate road, and dual access affects daily routing during peak ski season.

Ski Access

Snow Top does not have direct ski-in/ski-out access. This is the defining trade-off of the community and the primary reason Snow Top homes have historically traded at lower price-per-square-foot levels than comparably sized homes on the named ski-run addresses within Deer Crest Estates. No Park City MLS feature tag for any Snow Top listing carries "Ski to Door," "Ski Out of Door," or "Ski Into/Out of Project." The view is toward the ski area, but the access is not.

The practical solution for Snow Top residents is a St. Regis Deer Valley membership program, which includes shuttle service to Deer Valley terrain. Several MLS listings in the dataset reference "Ski Club Membership|Available" in the features field, and one references "Ski Club and Shuttle|Yes". Buyers should confirm the current terms, availability, and cost of this membership with the seller and the St. Regis before closing if ski access is a significant factor in their ownership plan.

For buyers who require direct ski-in/ski-out access from their home, Snow Top is not the right fit. For buyers who place higher weight on views, lot size, privacy, and lower HOA overhead, and who are comfortable driving or shuttling to the ski terrain, Snow Top offers the largest custom homes in Deer Crest at some of the lowest per-square-foot prices in the community. For a full map of ski access options across all Deer Crest properties, see the Deer Crest ski-in/ski-out page.

Market Data

Snow Top's 22 closed MLS sales span December 2005 through March 2025, covering two full market cycles. The dataset reflects a relatively illiquid market: 15 homes, most of which have sold once and a handful twice. Annual transaction volume averages fewer than two sales per year. The median days on market across all 22 closings is 178 days, substantially higher than the Deer Crest community median and reflecting the narrow buyer pool for large custom estates without direct ski access.

Pricing in Snow Top tracks the broader Deer Valley market with a lag. The initial sales from 2005 to 2012 ranged from $1.66 million to $5.65 million as the community built out. Activity slowed significantly between 2012 and 2017, with only two sales in five years. A recovery phase from 2017 to 2021 pushed prices to $5.175 million to $8.3 million. The March 2025 record sale of 3428 Snowtop at $10.45 million for a 5-bedroom, 7,713-square-foot home, closing in 1 day at 99.5% of list price in a cash transaction, represents the community's first nine-figure sale and suggests a meaningful repricing of well-positioned Snow Top inventory.

The same address (3428 Snowtop) was sold in August 2018 for $5.175 million and again in March 2025 for $10.45 million, a 102% price increase in approximately 6.5 years. A second home (11325 Snowtop, 4,647 square feet) sold in April 2021 for $5.525 million and again in June 2024 for $8 million (101.6% of list, 19 days), a 45% increase in 3 years. Both data points indicate that smaller, newer Snow Top homes in good condition are repricing toward the $1,700-per-square-foot range seen in other Deer Crest asset classes.

Call Derrik Carlson: 435.200.5478

HOA and Ownership Costs

HOA dues in Snow Top are among the lowest in Deer Crest, reflecting the community's limited shared amenity infrastructure. MLS records show annual dues ranging from approximately $5,940 to $10,180, with most homes in the $6,500 to $9,900 range. The HOA covers master association expenses for the Deer Crest gate, private road maintenance, and snow removal. It does not include hotel-level services, pool access, or ski valet, which keeps costs lower than at the St. Regis or Founders Place.

Buyers should request the current HOA dues schedule for the specific property, review the Deer Crest Master Association budget, and confirm what is and is not included in the annual assessment. A Deer Crest transfer fee applies to resale transactions. Confirm the applicable rate before closing. Summit County property taxes apply at the non-primary-residence rate for second-home buyers.

Buying in Snow Top

Snow Top is a specific trade: larger custom homes, Jordanelle views, cul-de-sac privacy, and some of the lowest HOA fees in the gated Deer Crest community, in exchange for no direct ski access from the residence. That trade works clearly for buyers whose primary use case is a large-format mountain estate where skiing is one activity among many, and for whom the shuttle or membership solution to Deer Valley terrain is acceptable.

It works less well for buyers who plan to ski every morning and want to step directly onto a named run from their back door. For that use case, Deer Crest Estates addresses on Summit View Drive, Jordanelle View Drive, or Snowtop Court-adjacent streets with documented ski-run adjacency are the more appropriate search. See Deer Crest homes for sale for the current inventory across both communities.

The market is illiquid by nature. With 15 homes and fewer than two transactions per year on average, well-priced listings move (the 2025 record closed in 1 day), and overpriced listings sit (the dataset includes one that took 587 days). Pricing discipline against a thin comp set requires an advisor who has tracked Snow Top specifically rather than relying on broader Deer Crest averages. Derrik Carlson has followed Snow Top through multiple market cycles and can provide a unit-specific comparable analysis before any offer. Contact Derrik at 435.200.5478 or at Carlson@RealEstateInParkCity.com.

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3438 Snow Top Court, Park City

5 Beds 7 Baths 8,936 SqFt Residential MLS® # 12600850

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