Two homes sit on the Tuhaye MLS at the same list price. Same square footage, similar lots, similar views across the Jordanelle to Deer Valley. One will cost roughly $200,000 more to own on day one than the other, and nothing on the listing sheet says so out loud.
That gap is the Talisker Club equity deposit, and whether it travels with the deed is the single most consequential variable in a Tuhaye transaction. Buyers who compare Tuhaye against Promontory, Victory Ranch, or the new Deer Valley East Village product on price per square foot alone are comparing the wrong number. The right number is what it costs to walk in the door with a working membership, and that answer sits four line items deep.
The line item that isn't on the listing sheet
Talisker Club is structured as an equity membership. Broker and MLS sourcing puts the current initiation at roughly $200,000, of which 80% is refundable when an owner resigns and their spot backfills. Annual dues run in the neighborhood of $24,360. Those are known quantities. What is not known until a buyer's agent asks the question directly is whether the property being marketed carries a transferable membership at all.
Not every Tuhaye resale does. Some listings advertise a full Talisker Club membership as included in the purchase price because doing so is a material selling point. Others are quiet on the subject, which usually means the seller either did not hold membership or is not transferring it. In that second case, the buyer writes a $200,000 check on top of the list price to activate the four-club access the neighborhood was designed around: Tuhaye itself, the Tower Club at Empire Pass, the private lounge inside Courchevel Bistro on Main Street, and The Outpost at Bonanza Flat.
| Two $6.5M Tuhaye homes, year-one outlay | Membership included | Membership not included |
|---|---|---|
| List price | $6,500,000 | $6,500,000 |
| Talisker equity deposit | included | $200,000 |
| Tuhaye HOA 1% reinvestment fee at closing | $65,000 | $65,000 |
| 2026 master HOA assessment | $2,565 | $2,565 |
| Estimated annual Talisker dues | $24,360 | $24,360 |
| Approximate year-one cost | $6,591,925 | $6,791,925 |
The two homes are not the same asset. On paper they are. In practice one is turnkey and the other is a $200,000 initiation short of being usable as a Talisker property.
The 1% that closing statements bury
The reinvestment fee is the second line item buyers routinely miss. Tuhaye's HOA charges 1% of the gross purchase price at transfer, paid by the buyer to the association to fund community reinvestment. On a $6.5 million contract that is $65,000 due at closing. On a $12 million contract it is $120,000. It does not appear in the list price, it does not appear in the mortgage calculator, and it is not negotiable in the way earnest money or title insurance can be. The 2026 master HOA annual assessment is $2,565, a rounding error next to the reinvestment fee, but worth confirming against the current schedule since sub-associations layer on top for certain product types.
None of this makes Tuhaye expensive relative to peers. It makes Tuhaye specific. A Promontory buyer runs a different math on membership. A Victory Ranch buyer runs a different one still. What the Tuhaye buyer needs to internalize is that the visible list price is the beginning of a four-part equation, not the end of one.
The most useful question a Tuhaye buyer can ask before writing an offer is not "what did comparable homes trade for" but "did those comparable homes trade with membership."
What East Village did to the map
The second piece of interpretation the median misses is what happened across the reservoir this winter. Deer Valley opened the East Village base for the 2025-26 season with seven new chairlifts and 80 new runs, the centerpiece being the East Village Express, a 10-passenger gondola that lifts guests from the new base to Park Peak in roughly 15 minutes. The base sits directly across the Jordanelle from Tuhaye's plateau. It brought 1,200 new day-skier parking spaces and a Canopy by Hilton opening in summer 2026, with the permanent skier services lodge, referenced in construction reports as the VASSF, targeted for substantial completion in September 2026 and full operation for the 2027-28 season. Utah tourism press has framed the broader project as the largest ski expansion in North American history, with Deer Valley heading toward roughly 5,700 skiable acres, 37 lifts and 238 runs when finished.
For Tuhaye, this is a repricing event that has not fully surfaced in the comparables yet. The community was originally underwritten as a golf address with a shuttle to Deer Valley skiing through the Tower Club at Empire Pass. That story is still true. What is also true, as of December 2025, is that a Tuhaye owner can be at a functioning ski portal in ten to fifteen minutes without touching the traditional Deer Valley base. The Jordanelle Parkway, a 3.75-mile connector from US-40 to SR-248, moves the traffic. Two UDOT portals under US-40 tie the reservoir side to the mountain side. Keetley Square, a 37,200-square-foot retail center at the parkway, fills in the daily errands that used to require a drive into Kimball Junction.
Q1 2026 closed-transaction data from the Park City Board of Realtors, as summarized in local market reporting, put the single-family median at $3,525,000 across 106 closings with a 97.0% sale-to-list ratio and 100 median days on market. New construction inventory tells the sharper story: Tuhaye had 12 active new-construction listings in March 2026 priced from $6.2 million to $16.9 million, a floor that has moved up materially over the prior 18 months. At the $10 million tier, a Tuhaye buyer is generally looking at 6,000 to 8,000-plus square feet on a premium lot with a full Talisker membership included. Below that tier, membership status is the swing factor.
Reading a Tuhaye listing in 2026
Before an offer goes out, three answers matter more than any headline number:
- Is a Talisker Club membership included in the purchase, and if so, is it a full membership with confirmed transferability and no waitlist to activate?
- What sub-association applies to the specific neighborhood, and what are its dues on top of the $2,565 master HOA assessment for 2026?
- What is the buyer's total year-one outlay after the 1% reinvestment fee at closing, initiation if applicable, prorated dues, and any club food-and-beverage minimums?
The neighborhoods inside Tuhaye behave differently on those questions. Dancing Sun trades on privacy and larger homesites. Lone Peak sits closer to the golf corridor and the amenity center. INDI Ridge is a tightly limited collection of contemporary homes designed by Cobus Van Den Berg with interiors by AMB Design. Sage Hills Estates and Golden Eagle sit in later phases with new floorplans coming through builders including Promontory Home Builders and design work from 4C Design Group. Moondance and Cougar Moon carry their own view orientations. Morningstar offers a fractional path into roughly 5,700-square-foot modern homes for buyers who want Talisker access without a full custom build. None of that geography is visible in a per-square-foot average.
FAQ
If a membership is not included, can a buyer join Talisker after closing?
Tuhaye ownership is a prerequisite for Talisker membership at the community. Availability, terms, and any current waitlist mechanics should be confirmed directly with the club before an offer is written. The initiation figure widely reported by brokers and MLS listings has held at approximately $200,000 since July 2023, with 80% refundability on resignation, but the club sets and updates its own schedule.
How does the 1% reinvestment fee compare to what other Park City communities charge?
Transfer or reinvestment fees are common in club and master-planned communities in the Park City area, and the structures vary. Tuhaye's 1% is calculated on the gross purchase price and is paid to the HOA at closing. Buyers comparing Tuhaye to Promontory, Victory Ranch, or the new East Village product should ask the specific closing math for each in writing before treating list prices as apples to apples.
Does the East Village opening change what a Tuhaye lot is worth long term?
The East Village added a working ski portal within a short drive of Tuhaye's gates for the 2025-26 season, with hotel, retail, and permanent lodge phases arriving through 2027-28. Whether that shortens Tuhaye's absorption timeline or lifts its per-square-foot ceiling relative to golf-first peers is a question the closed-sale data will answer over the next several quarters. The early read is that dual-season access is now a Tuhaye feature the market has not fully priced.
Tuhaye rewards buyers who read the transaction, not just the listing. If you would like a private walk-through of active inventory, membership status by property, and what a specific offer would look like after the closing math is on the page, Tricia Cohen is available for a confidential consultation.
