Empire Pass, Park City, Utah Real Estate

Empire Pass properties start around $3 million for smaller Montage residences and range up to $20 million or more for large custom estates with acreage and ski access. The middle range typically sits between $8 million and $15 million for well-appointed homes on private lots. Pricing depends heavily on square footage, lot size, ski access quality, and whether the property includes Montage services.

Not every property offers direct ski-in/ski-out, though most have convenient access to Deer Valley's trail system within the neighborhood. Some homes connect directly to groomed runs, while others require a short shuttle ride or drive to the nearest lift. Buyers should verify specific ski access for each listing, as terrain and lot location significantly affect how you reach the slopes each morning.

HOA fees vary widely depending on whether you're in a Montage residence or a standalone home within a private HOA. Montage owners can expect higher dues that cover hotel services, while independent homes typically pay for road maintenance, snow removal, and shared amenities. Expect annual fees ranging from a few thousand dollars for basic services to $30,000+ for full resort-affiliated properties with concierge and rental management.

Montage residences allow rental participation through the hotel's management program, generating income when owners aren't using the property. Standalone homes have fewer restrictions, though some private HOAs limit short-term rentals to maintain residential character. Most Empire Pass buyers purchase for personal use rather than rental income, given the price point and intended lifestyle focus.

The drive typically takes 20 to 25 minutes depending on traffic and road conditions, with winter weather occasionally adding time. You'll wind down through Deer Valley's access roads before connecting to main canyon routes into town. Most residents don't commute daily but make trips for dining, shopping, or cultural events a few times each week.

Empire Pass appeals to accomplished skiers, outdoor enthusiasts, and high-net-worth individuals who want top-tier slope access without compromise. Many buyers are building substantial second homes or year-round residences, including tech leaders, finance professionals, and families seeking multi-generational mountain properties. The elevation and remoteness filter out casual buyers—people here genuinely want alpine living.

Yes, the private road system includes professional snow removal and maintenance throughout winter months. Residents should still expect mountain driving conditions and plan with appropriate vehicles, especially during active storms. The elevation means more snow accumulation than lower Park City areas, which is exactly what most buyers want for skiing but requires readiness for winter roads.

Very few buildable lots remain available, with most parcels already developed or held by long-term owners. Occasionally a lot comes to market, but inventory is extremely limited compared to demand. Buyers interested in building should work with a knowledgeable Realtor® who can identify opportunities quickly and navigate the approval process for construction at this elevation.

Montage owners receive access to the resort's spa, fitness center, pools, restaurants, and concierge services as part of their ownership structure. Many participate in the rental program, allowing the hotel to manage bookings when owners aren't using the residence. Additional services include housekeeping, ski valet, and coordination with Deer Valley's lift operations right from the property.

Empire Pass sits at the highest elevation within Deer Valley's boundary, offering more seclusion and direct national forest access than lower neighborhoods. The combination of Montage's five-star services with standalone estate options creates flexibility other areas don't provide. You're also closer to backcountry terrain and summer trail systems, appealing to buyers who want resort access without sacrificing wilderness connection.