Buying a Second Home in Utah

Why Utah works as a second home

• Two big-name resorts, one easy trip. Park City Mountain (Epic Pass) and Deer Valley (Ikon Pass) sit about 35 to 45 minutes from Salt Lake City International, a Delta hub. Land in the morning, ski the same afternoon.
• Summers you’ll actually want to be here for. At about 7,000 feet, Park City summer highs mostly run in the 70s and low 80s. Think golf, mountain biking, fly fishing the Provo River and evenings on Jordanelle.
• A mountain town with momentum. Deer Valley’s East Village expansion has more than doubled the resort’s skiable terrain, new lodges open for 2027–28, and the Winter Olympics return to Utah in 2034.

Where to look: match the neighborhood to how you’ll live

• Ski out your back door at Deer Valley: Empire Pass sits at the top of the mountain, Deer Crest is gated, and the new East Village opens up the Jordanelle side.
• Walk to Main Street: Old Town puts you near the restaurants and the Town Lift, and The Colony offers gated ski-in/ski-out homesites above Canyons Village.
• Club life: Promontory, Glenwild, Tuhaye and Marcella pair your home with golf and, at Marcella, skiing. Compare them on the golf communities page.
• Easy, everyday Park City: Park Meadows for golf, trails and schools, and Jeremy Ranch & Pinebrook, the closest Park City neighborhoods to Salt Lake.
• More room for your money: Heber & Midway, about 20 minutes from Park City.
• Powder at the top of the canyon: Little Cottonwood (Snowbird and Alta) and Big Cottonwood (Brighton and Solitude) ski homes, closest to Salt Lake City.

“Ski-in/ski-out” means different things on different listings. Here’s what to check before you buy.

What it really costs to own

• Property tax is the big surprise. Utah taxes a primary home on 55% of its value (a 45% exemption). A second home is taxed on 100%, so expect a bill about 1.8 times what a full-time neighbor pays on the same house.
• Dues add up. Ski-in/ski-out buildings and private clubs carry real monthly dues, and clubs usually add an initiation fee. Get the numbers before you fall for the view.
• Winter needs a plan. Plowing, roof snow, heat and someone checking on the house while you’re gone. Most owners hire a caretaker or property manager.
• Insure early. Get quotes before you’re under contract, especially for wooded or hillside lots.

Red Pine condos near the Canyons Village base area of Park City Mountain. A Gian Sexsmith listing.

Thinking about renting it out? Read this first

• Nightly rentals are tightly zoned. Anything rented for less than 30 days needs a Park City or Summit County license and the right zoning, and many residential zones, including most of Old Town’s HRL zone, don’t allow them. Heber, Midway and the Jordanelle area follow Wasatch County and city rules.
• The HOA can say no even when the city says yes. Get the rental rules in writing before you make an offer.
• Plan for the taxes. Nightly rentals collect sales and lodging taxes, and out-of-state owners usually file a Utah income tax return on the rental income.

Financing, and protecting your home-state residency

• Second-home loans usually need at least 10% down, and the home has to be for your own use part of the year. Heavy rental plans can push you into an investment-property loan with more down and a higher rate.
• Keep your residency where it is. Don’t claim Utah’s primary-residence exemption on a second home. It’s for full-time homes only, and receiving it is one of the factors Utah weighs in deciding whether you’re a Utah resident for income tax. If you live in a state without an income tax, like Florida or Texas, that’s worth a call to your CPA.

Getting here is the easy part

• Fly commercial: Salt Lake City International (SLC) is a Delta hub with nonstops from most major U.S. cities, and Park City is about 35 to 45 minutes away on I-80.
• Fly private: Heber Valley Airport (HCR) is about 20 to 25 minutes from Park City and closer still to Deer Valley’s East Village.
• Drive smart in winter: all-wheel drive and snow tires, since storms can slow traffic through Parleys Canyon.

Buying from out of state? You don’t have to be here to do it right

Most of the process works remotely: video tours, inspections you can join by phone and e-signed documents, and many Utah title companies offer remote or mail-away closings. What you do need is someone on the ground who knows which streets, HOAs and price points fit how you want to live. Gian graduated from Park City High School and now sells across Park City and Salt Lake City, so he knows these neighborhoods from the inside, not just from the MLS.

See also: Park City, Deer Valley, Park City ski-in/ski-out, golf communities.

Homes for sale in Park City

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