What It Costs to Sell a Luxury Home in Park City: Commission, Fees and Closing Costs

Selling a luxury home in Park City is mostly a commission conversation, because the rest of the closing costs are small and fixed. Utah charges no real estate transfer tax, which removes a line item that costs sellers tens of thousands of dollars in many states. Title and settlement run about $5,900 on a $2 million sale and about $11,300 on a $5 million sale, and the seller customarily pays for the buyer's owner title policy. Park City's private communities charge transfer fees of 0.5 percent to 1 percent or more, which the buyer customarily pays. The largest cost, though, is rarely on the settlement statement. It is the price reduction that follows a listing priced above the market.

What does a real estate commission cost in Park City?

Commission is negotiated, and at Park City price points it is usually below the national and state averages. A 2026 Utah survey put the average listing side at 2.78 percent and the buyer side at 2.69 percent, but that sample is small and skewed toward lower price points. On a $3 million or $5 million listing, both sides are typically negotiated down.

Since August 17, 2024, buyer-broker compensation can no longer be published in the MLS, and buyers sign written agreements with their agents that state what those agents are paid. Sellers may still offer to cover part of the buyer's agent compensation, and many do, because it widens the buyer pool. That choice is now an explicit conversation rather than an assumption.

What does Utah not charge?

Utah imposes no state or local real estate transfer tax. Recording is nominal. Both Summit County and Wasatch County charge $45 per document, so a typical closing records for $45 to $135.

What are the real closing costs for a Park City seller?

Cost	Who usually pays	Typical amount
Real estate commission	Seller	Negotiated; both sides
Owner title insurance policy	Seller, by Utah custom	$5,497 on a $2M sale; $10,889 on a $5M sale
Escrow / settlement fee	Split, each side its own	$400 per side
Recording fees	Seller for reconveyance	$45 per document
HOA or club transfer fee	Customarily buyer	0.5% to 1%+, varies by community and property
HOA documents and resale certificate	Seller	Community-specific, usually a few hundred dollars
Property tax proration	Seller, through closing date	Depends on the parcel and closing date
Seller concessions	Seller, if negotiated	Deal-specific

The title and settlement figures above come from a current Park City title company net sheet, not an estimate. The owner policy is priced off the sale price, so it scales: about $5,500 at $2 million and about $10,900 at $5 million, while the settlement fee stays flat.

Utah title rates are filed with the state Insurance Department, which means a company must charge its filed rate, but different companies file different rates. Comparing two or three title companies is legitimate and can save a few thousand dollars on a large sale.

What does a Park City seller actually net?

Here is the shape of it on two sale prices, using quoted title and settlement figures and leaving commission as the negotiated number it is.

	$2,000,000 sale	$5,000,000 sale
Settlement / closing fee	$400	$400
Owner title policy	$5,497	$10,889
Recording	$45 per document	$45 per document
Transfer fee	Customarily the buyer's	Customarily the buyer's
Commission	Negotiated	Negotiated
Prorated taxes and HOA dues	Seller through closing	Seller through closing

Outside of commission, the fixed costs of closing a Park City sale are modest and predictable. What moves your net is the price you agree to, the concessions you give, and the prorations set by your closing date.

What are Park City's club and community transfer fees?

This is the line that surprises sellers who have sold elsewhere. Utah law caps a reinvestment fee at 0.5 percent of value, but exempts large master planned developments, defined as approved developments of at least 500 acres or 500 units with commitments to fund infrastructure and amenities. Park City's resort communities qualify, which is why their fees run higher. The fee is customarily paid by the buyer, but it belongs in your net calculation because it is part of what a buyer weighs against your price.

Community	Transfer fee
Promontory	1% of sale price
Glenwild	1%
Tuhaye	1%
Red Ledges	0.5%
Empire Pass	Varies by property
Canyons Village	Varies by property, and a master association fee may also apply

Two of those entries are deliberately vague. Empire Pass and Canyons Village are areas, not single associations. Empire Pass covers Silver Strike, Grand Lodge, One Empire Pass, Empire Residences and others, and Canyons Village covers Sundial, Silverado, Pendry and more. The fee depends on the specific property, and in Canyons Village a master association fee can apply on top of the project's own. Never quote one number for either area.

No law says who pays a transfer fee. In practice it is usually the buyer, and it is set in the purchase contract. How title is held and how the transaction is structured do not change it.

Club memberships add their own layer. Some communities charge a re-issuance fee when a membership transfers, and membership terms can change between the date you bought and the date you sell. Promontory raised its full membership deposit to $500,000 in September 2026 and changed which family members a membership covers, with existing members grandfathered. Terms like these affect what your buyer is actually acquiring, so confirm them before you market the home.

How does property tax proration work in Utah?

Utah property taxes cover the calendar year, notices go out in late October, and payment is due November 30. Because the bill arrives late in the year, a seller closing before that date typically credits the buyer for the portion of the year they owned the home, and the buyer pays the full bill in November.

If the home is a second home or a nightly rental, it is taxed on 100 percent of market value, because Utah's 45 percent primary residential exemption applies only to a primary residence. That is why a Park City second home often carries close to double the tax of an identical primary residence.

What taxes does a seller owe on the gain?

The federal capital gains exclusion of $250,000 for single filers and $500,000 for married couples applies only to a main home, under an ownership and use test of 24 of the last 60 months. A second home that was never your main home does not qualify, so the full gain is taxable, and higher earners may also owe the 3.8 percent net investment income tax.

Utah does not withhold state tax from a nonresident seller at closing, but a nonresident still owes Utah income tax on Utah-source gain and files a Utah return with the nonresident schedule.

Foreign sellers face FIRPTA withholding of 15 percent of the sale price, not of the gain, unless the IRS issues a withholding certificate reducing it. On a $4 million sale that is $600,000 held at closing.

This is general information, not tax advice. Talk with your CPA before you sign a listing agreement, and if you are considering a 1031 exchange, before you accept an offer.

What should you budget before the home goes live?

Preparation costs are smaller than the fees above and have more influence on the result.

• Photography and video. Entry-level Park City packages run a few hundred dollars. Full luxury marketing, with cinematic video, drone, twilight images and a property site, runs into the thousands.
• Staging. Occupied staging often costs $1,500 to $4,000 for the first month. A vacant home with rented furniture starts around $3,000 to $6,000 and runs higher for large mountain homes.
• Pre-listing inspection. A standard inspection is a few hundred dollars, more for a large home, plus radon testing at roughly $125 to $400.
• Deferred maintenance. Roof and snowmelt repairs, deck work and mechanical service are the items Park City buyers ask about first.

What does mispricing actually cost?

More than every fee on the settlement statement combined. A $3 million Park City second home carries property tax, HOA dues, club dues, insurance and often debt service. Several months of that, followed by the price reduction the market was asking for at the start, dwarfs a point of commission.

Homes that sold in the first half of 2026 closed at 97.4 percent of list price for single-family and 96.8 percent for condominiums. That is the market's tolerance, measured. Price inside it and the rest of these costs stay predictable.

Frequently asked questions

Does Utah have a real estate transfer tax?

No. Utah imposes no state or local real estate transfer tax. Recording fees are $45 per document in both Summit and Wasatch counties. Private community reinvestment fees, however, can be substantial.

How much does title insurance cost in Park City?

The owner policy is priced off the sale price. A current Park City title quote is $5,497 on a $2 million sale and $10,889 on a $5 million sale, plus a $400 settlement fee per side. By Utah custom the seller pays the owner policy and the buyer pays the lender policy.

Who pays the transfer fee in Park City?

There is no legal requirement. In practice the buyer usually pays it, and the purchase contract decides. Promontory, Glenwild and Tuhaye charge 1 percent and Red Ledges 0.5 percent, while in Empire Pass and Canyons Village the fee depends on the specific property.

Do I pay capital gains tax when I sell a second home in Park City?

Generally yes. The federal exclusion of $250,000 or $500,000 applies only to a main home, so gain on a second home is taxable, and higher earners may also owe the 3.8 percent net investment income tax. Consult your CPA.

What percentage does a real estate agent charge in Park City?

Commission is negotiable and is agreed in the listing agreement. Utah survey averages run near 2.7 percent per side, but rates at Park City luxury price points are typically negotiated below that.

Related: Selling From Out of State · Should You List This Fall or Wait?

Michael Diamond is an Associate Broker and Team Lead with Park City Brokers | Coldwell Banker Global Luxury, Utah license 9492175-AB00. Figures are from the sources cited as of September 2026 and should be confirmed for any specific property.