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Deer Valley opens December 5 with 200 more acres than last season and the last lift of the East Village expansion in place. What it does not have yet is its base lodges, which are scheduled for the 2027–28 season. A buyer closing at East Village this winter gets a nearly complete mountain and an incomplete village, and the gap between those two is the thing to understand before writing an offer.
What is new on the mountain this season?
The Hail Peak Express, the resort's 32nd chairlift, was flown into place by helicopter on September 11 and completes the major on-mountain construction of the expansion. It opens 200 acres and seven new runs across green, blue and black terrain, including one named Hill Yeah for Hill Air Force Base and the military families the project's land originally served.
That brings Deer Valley to roughly 4,500 skiable acres, 209 runs and 32 lifts. Eleven of those lifts have gone in since December 2024.
Snowmaking also improves. A 10-million-gallon reservoir near Park Peak was built to support it, which matters after a 2025–26 season that ran at roughly half the normal snowpack and closed early on March 29.
What is still under construction?
The village itself.
| Project | Status | Timing |
|---|---|---|
| East Village Lodge | Under construction | 2027–28 season |
| Park Peak Lodge | Under construction | 2027–28 season |
| Four Seasons Resort and Residences | Under construction | 2027 or 2028 |
| Waldorf Astoria | Planned | 2028 |
| Cormont | Tower One under construction | Summer 2027 |
| Marcella Landing townhomes | Completing | Autumn 2026 |
| Grand Hyatt Deer Valley | Open since November 2024 | Operating |
| Canopy by Hilton Deer Valley | Opened September 2026 | Operating |
Skier services at the base remain in a temporary building this winter. Ski school, rentals and the food hall arrive with the lodges next season.
What does this mean if you are buying here now?
You are buying two years ahead of the finished product, with the mountain already delivered. That cuts both ways.
- In your favor: the terrain and lift network are essentially complete, the gondola runs, and you are buying before the lodges, the Four Seasons and the Waldorf Astoria open. Each of those is a demand event the village has not yet had.
- Against you: construction is your daily environment through 2028, roughly 1,700 residences and 800 hotel rooms are still to be absorbed, and this winter's base experience is temporary facilities rather than the village in the renderings.
If you want a finished neighborhood with twenty years of comparable sales, Empire Pass is the alternative, and we compared the two directly in Empire Pass vs. Deer Valley East Village.
What is the Jordanelle market doing?
The corridor that includes East Village closed 64 sales in the third quarter of 2026 at a median of $1,585,000 and $665 per square foot, with a median of 34 days on market. Price per foot rose 8.7 percent from a year earlier, while transaction count fell from 97 sales to 64.
Within that, the Mayflower and Jordanelle sub-area produced 21 sales worth $36 million at a median of $1,252,000, reflecting the mix of Pioche Village condominiums and larger product.
The pattern is the same one visible across Park City this quarter: fewer transactions, firmer pricing per foot.
What should you confirm before you buy at East Village?
Five things, in this order.
- Rental rights for the specific project. They vary. Cormont is marketed with full rental optionality, Marcella carries a 30-day minimum, and Marcella Landing allows nightly rental. MIDA rules govern the project area rather than Park City Municipal's ordinance, and a Wasatch County short-term rental business license is required.
- HOA dues and what they cover. Published annual dues range from about $4,610 at Pioche Village to about $22,400 at the Grand Hyatt Residences.
- Transfer fees at closing. Cormont has been reported at a 1.25 percent community fee plus a 0.25 percent HOA fee. Do not compare that against a single Empire Pass number. Empire Pass is an area, not one association, and transfer fees there vary by property and by building, so the only useful comparison is Cormont against the specific Empire Pass property you are weighing. Buyers customarily pay the fee in both places, though nothing in Utah law assigns it.
- Construction timeline next to your unit, not just the village-wide schedule.
- Delivery terms, if you are buying pre-construction: what happens if the date moves, and what your deposit is doing in the meantime.
How does the season shape up for owners who rent?
Better than last year, with pressure on rate. Park City area occupancy for the six months ahead was pacing about 5 percent ahead of the prior year as of late August, with rates about 6 percent lower. Last season's results were poor for weather reasons: first-quarter occupancy of 45.4 percent, down 15 percent year over year, and revenue per available unit down 19 percent.
New hotel supply at East Village also competes directly with private rentals now that the Canopy has opened. Our guide to East Village nightly rentals covers the licensing, the lodging taxes and what owners should plan for.
The short version
The mountain is ready. The village is not. If your purchase depends on walking out your door into a finished base area next winter, you are early by a season. If you are buying the terrain and willing to live through the construction, this is the last winter before the lodges change what East Village is.
Frequently asked questions
When does Deer Valley open for the 2026-27 season?
December 5, 2026, conditions permitting. Park City Mountain targets November 20.
What is new at Deer Valley East Village this winter?
The Hail Peak Express lift, 200 additional acres and seven new runs, bringing the resort to roughly 4,500 skiable acres, 209 runs and 32 lifts. A new 10-million-gallon reservoir supports snowmaking.
When will the East Village base lodges open?
The East Village Lodge and Park Peak Lodge are scheduled for the 2027-28 season. Skier services operate from a temporary building this winter.
Can you rent a Deer Valley East Village property nightly?
It depends on the project. Cormont is marketed with full rental optionality, Marcella carries a 30-day minimum, and Marcella Landing permits nightly rental. Owners need a Wasatch County short-term rental license under MIDA's rules.
Is Deer Valley East Village finished?
No. Roughly 1,700 residences and 800 hotel rooms are planned, with the Four Seasons due in 2027 or 2028 and the Waldorf Astoria in 2028. Construction continues through 2028.
Related: Empire Pass vs. East Village · East Village Nightly Rentals
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.
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