Jordanelle Corridor 2026: Deer Valley East Village, Tuhaye, Victory Ranch and Hideout Compared

The Jordanelle corridor is the part of the Park City area that is changing fastest, and its four main communities serve very different buyers. Deer Valley East Village is for buyers who want lift access and a resort village. Tuhaye and Victory Ranch are private golf and mountain clubs with more land and more privacy. Hideout is the most varied and least expensive, with a town center still in the planning stages. All four sit in Wasatch County, about 15 to 25 minutes from Park City's Main Street and roughly 40 to 45 minutes from Salt Lake City International Airport.

How do the four Jordanelle communities compare?

Community	Best for	Drive to Main Street	Drive to SLC airport	Listing range (Sept. 2026)	Private club
Deer Valley East Village	Ski access, resort services	About 15 min	About 40 min	$646K – $19.95M	No (hotel and HOA amenities)
Tuhaye	Golf, acreage, Talisker Club	About 20 min	About 45 min	$1.65M – $18.75M	Yes, Talisker Club
Victory Ranch	Golf, river access, privacy	About 25 min	About 45 min	$1.395M – $8.695M	Yes
Hideout	Value, lake views, proximity	About 15 min	About 40 min	$720K (land) – $5.5M	No

What is Deer Valley East Village?

Deer Valley East Village is the new eastern base of Deer Valley Resort, built on the land once known as Mayflower. It has its own entrance off US-40, so residents reach the slopes without driving through Park City. The base opened to skiers on December 31, 2024, the Grand Hyatt Deer Valley opened in November 2024, and the 2025–26 season added seven lifts and nearly 80 runs, including a gondola of almost three miles.

This winter adds the Hail Peak Express, 200 acres and seven runs, bringing Deer Valley to about 4,500 skiable acres and 209 runs. The East Village Lodge and Park Peak Lodge are targeted for the 2027–28 season. A Waldorf Astoria is planned for 2028, and a Four Seasons with residences is planned without a public opening date.

Residences range from condominiums at Cormont to Marcella Landing townhomes and Four Seasons residences. The village is planned for about 1,700 residential units and 800 hotel rooms at build-out, which means construction will be part of daily life here for several more years.

For the full buyer's guide, see our Deer Valley East Village guide.

What is Tuhaye?

Tuhaye is a gated golf community on the east side of the Jordanelle Reservoir, with a Kamas address. Its course was designed by Mark O'Meara, and ownership connects to the Talisker Club. Talisker membership includes four clubhouses: Tuhaye, the ski-in/ski-out Empire Pass clubhouse at Deer Valley, a Main Street clubhouse and The Outpost.

Homes range from townhomes of 2,000 to 3,000 square feet to custom homes on sites of one to five acres, with some estate parcels far larger. Published fee sheets put the Talisker initiation at $200,000 and combined club dues and Tuhaye HOA fees at about $28,600 a year.

Access is improving. A traffic signal is planned at the Tuhaye entrance in 2026, and a new paved road off State Route 248 will add rear access, with completion required by the end of 2028.

What is Victory Ranch?

Victory Ranch is a private club community on 6,250 acres along about four miles of the Upper Provo River near Kamas. Its Rees Jones golf course plays about 7,600 yards with roughly 400 feet of elevation change, and in 2025 it became the first course in Utah to earn Audubon Cooperative Sanctuary certification. Members also have Freestone Lodge, private fishing, a spa and fitness facilities.

About 350 homesites of one to six acres make up the community, and a residence club offers one-eighth fractional ownership of cabins. Victory Ranch is the quietest of the four and the farthest from town, at about 25 minutes to Old Town.

What is Hideout?

Hideout is a small incorporated town on the north side of the Jordanelle, with roughly 1,500 full- and part-time residents. Neighborhoods such as Hideout Canyon and Reflection Ridge offer lake and mountain views, relatively low HOA dues and prices below the rest of the corridor, from building lots to finished homes around $5.5 million.

Hideout has no grocery store or gas station today. That may change. Larry H. Miller Real Estate's Silver Meadows project at Richardson Flat is approved for up to 600 units, a grocery store, restaurants and a town hall, and a lift or gondola connection toward the Jordanelle and East Village is being studied. Site cleanup of historic mine waste at Richardson Flat began in August 2026.

How does ski access work from each community?

Ski access is the clearest difference between the four communities.

• Deer Valley East Village is the only one with lift access from the neighborhood itself. The East Village Express gondola and the new Hail Peak Express connect the base to the rest of Deer Valley.
• Tuhaye owners reach skiing by car. Talisker Club members can use the ski-in/ski-out Empire Pass clubhouse at Deer Valley for lockers, dining and a place to start the day.
• Hideout sits a short drive from the East Village entrance on US-40, which makes it one of the closer non-resort neighborhoods to Deer Valley's new base.
• Victory Ranch is the farthest from lifts. Most owners drive to Deer Valley or Park City Mountain, and the community's own focus is golf, fishing and the river.

What does it cost to own in each community?

Ongoing costs vary as much as purchase prices do. Club communities carry initiation fees and annual dues on top of HOA fees and property tax.

Community	Club initiation	Annual club dues and HOA	Notes
Deer Valley East Village	None	HOA varies by project	Hotel-residence fees can be significant
Tuhaye	$200,000 (Talisker)	About $28,600 combined	Membership required with developer purchases
Victory Ranch	Confirm with club	Confirm with club	Published estimates conflict
Hideout	None	Relatively low HOA dues	Varies by subdivision

Buyers often compare these communities on price alone. A $3 million home in a club community can cost more to carry each year than a $4 million home without one, so compare total annual cost, not just the purchase price.

How do taxes and rental rules differ in the Jordanelle area?

Every community in this comparison is in Wasatch County, not Summit County, which changes the assessor, the tax rate and the rental rules.

• Property tax. A second home in Utah is taxed on 100 percent of its value because it does not qualify for the 45 percent primary residential exemption. Check the specific parcel's tax area rate, because rates vary within each county.
• Nightly rentals. Rules vary by community. East Village falls within a Military Installation Development Authority (MIDA) project area and requires a short-term rental business license plus HOA permission. Hideout allows nightly rentals only where a master development agreement or plat allows them. Wasatch County restricts them in most other zones.
• Lodging tax. Wasatch County's transient room tax rose to 4.5 percent on October 1, 2025.

See our short-term rental rules by neighborhood for the current matrix.

Which Jordanelle community fits which buyer?

• Choose East Village if skiing is the priority and you want hotel services and rental flexibility where the HOA allows it.
• Choose Tuhaye if you want golf, Talisker Club access, including a ski-in/ski-out clubhouse at Empire Pass, and room to build.
• Choose Victory Ranch if privacy, acreage and river access matter more than proximity.
• Choose Hideout if you want lake views and a lower entry price close to Park City, and you are comfortable with a town that is still developing.

Frequently asked questions

Is Deer Valley East Village in Park City?

No. East Village is in Wasatch County, east of Park City, with its own entrance off US-40. It is part of Deer Valley Resort and connects by lift to the rest of the mountain.

How far is the Jordanelle area from Salt Lake City International Airport?

Most Jordanelle communities are about 40 to 45 minutes from the airport by I-80 and US-40, depending on the neighborhood and conditions.

Do I have to join a club to buy in Tuhaye?

Published fee information indicates that a Talisker Club membership is required with developer purchases. Resale membership terms can differ, so confirm the requirement for a specific property with the club.

Can I rent my Deer Valley East Village home nightly?

It depends on the project. East Village owners need a short-term rental business license and must follow MIDA's rules and their HOA's CC&Rs. Confirm a specific building's rental rights before you buy.

Is Hideout part of Park City?

No. Hideout is its own town in Wasatch County, about 15 minutes from Park City's Main Street. It has its own government, zoning and short-term rental ordinance.

Related: Park City Neighborhoods Guide · Deer Valley vs. Promontory vs. The Colony

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.