- Price cut 3%
5891 E CADDIS CIR, Heber City, UT 84032
$6,295,000
Originally listed at $6,500,000
Est. $39,572/mo
- Beds
- 5
- Baths
- 8
- Sq ft
- 5,615
- Built
- 2009
Why this home stands out
- 3% price reduction from original list
- 381.0 days on market — potential negotiation opportunity
About this home
Some homes at Victory Ranch are defined by the house. Others are defined by the setting. 5891 E Caddis Circle delivers both. Positioned to capture sweeping views across the Upper Provo River, dramatic rock cliffs, and the mountains of Deer Valley, this custom five-bedroom residence feels deeply connected to the landscape around it. Expansive windows and generous indoor-outdoor living spaces keep those views at the center of daily life, whether you're gathering with family, entertaining friends, or simply enjoying a quiet morning in the mountains. Inside, five spacious bedroom suites give family and guests the privacy expected of a true mountain retreat, while natural materials and warm, refined finishes create a home that feels sophisticated without losing its sense of place. And then there is Victory Ranch itself. Spend the morning fly fishing the Upper Provo, play a round on the Rees Jones-designed golf course, bike or hike through miles of private trails, explore the Ranch's expansive backcountry, or head toward Deer Valley for a ski day. Few communities offer this combination of recreation, privacy, service, and space. The home has also benefited from significant recent investment, including updated HVAC systems, insulation, exterior staining, interior paint, electrical updates, water heaters, landscaping and irrigation, exterior lighting, electric shades, screens, and a custom front door completed between 2023 and 2025, allowing the next owner to focus less on projects and more on enjoying the property. For the buyer looking for a substantial custom home, remarkable views, room for family and guests, and immediate access to one of the Wasatch Back's most compelling private-club lifestyles, 5891 E Caddis Circle is a home worth experiencing in person.
Features
- Fireplace
- Alarm: Fire
- Bar: Wet
- Bath: Primary
- Bath: Sep. Tub/Shower
- Closet: Walk-In
- Den/Office
- Disposal
- French Doors
- Gas Log
- Oven: Gas
- Range: Gas
- Vaulted Ceilings
- Balcony
- Deck; Covered
- Double Pane Windows
- Entry (Foyer)
- Lighting
- Patio: Covered
- Porch: Open
- Walkout
Agents
Connect with your buyer agent
Get local guidance on this home from Juston.
Salt Lake County Realtor | Smart Real Estate. Lasting Legacy.
20 yrs experience
Listed by James Malecek
Summit Sotheby's International Realty
MLS #2117975
Your message goes only to Juston.
See the deal analysis, value and rental income
Ask Juston how this home rates as a deal, what it should sell for, and what it could earn as a long-term or short-term rental.
- Deal score
- Estimated value
- Rental income
Schools
Wasatch- Heber Valley
Elementary
- Wasatch
Middle School
- Wasatch
High School
Nearby
Recreation
70 / 100- Golf Course · Victory Ranch Club0.9 mi
- Boat Ramp · Jordanelle State Park-Rock Cliff1.7 mi
- Trailhead · Jordanelle (Rock Cliff)1.7 mi
- Local Park · Wild Willow Bike Park1.9 mi
Show 3 more
- State Park · Jordanelle State Park5.0 mi
- Lake · Jordanelle Reservoir5.2 mi
- Ski Resort · Deer Valley Resort10 mi
Everyday needs
55 / 100- Park · Wild Willow Bike Park1.9 mi
- Pharmacy · Frontier Veterinary Care2.8 mi
- Grocery · Ballerina Farm Stand2.9 mi
- Doctors · Dr. Donald W. Allen, MD3.5 mi
Show 8 more
- Gym · Shamanic Twist | Institute, Wellness Centre & Studio3.5 mi
- Restaurant · Subway3.5 mi
- Gas Station · Sinclair Gas Station3.6 mi
- School · South Summit School District3.7 mi
- Bank · Zions Bank3.7 mi
- EV Charging · ChargePoint Charging Station3.9 mi
- Fire Station · South Summit Fire Station4.4 mi
- Hospital · Andrew P. Talbott, MD - Southwest Spine & Pain Center6.6 mi
Internet
Excellent · fiber · 100/100All West Communications
Fiber · 1 Gbps
Starlink
Satellite · 280 Mbps
HughesNet
Satellite · 100 Mbps
All 5 providers
- All West CommunicationsFiber1 Gbps1 Gbps
- StarlinkSatellite280 Mbps30 Mbps
- HughesNetSatellite100 Mbps5 Mbps
- Viasat IncSatellite100 Mbps3 Mbps
- T-MobileFixed Wireless25 Mbps3 Mbps
Home details
Property
- Type
- Residential
- Style
- Single Family Residence
- Architectural style
- Stories: 2
- Year built
- 2009
- Stories
- 2
- Above grade area
- 2,807 sq ft
- Condition
- Blt./Standing
- Construction
- Other
- Subdivision
- VICTORY RANCH
- County
- Wasatch
- Zoning
- Single-Family
- MLS #
- 2117975
Costs
- List price
- $6,295,000
- Original price
- $6,500,000
- HOA
- $1,608 / Quarterly
- Annual taxes
- $40,161
- Home warranty
- No
Lot and parking
- Lot
- 1.30 ac
- Lot features
- Cul-De-Sac,Curb & Gutter,Road: Paved,Sprinkler: Auto-Full,Terrain: Mountain,View: Mountain,View: Red Rock,View: Water
- Garage
- 3 cars
- Covered spaces
- 3
- Total parking
- 3
Systems
- Heating
- Forced Air,Gas: Central,Gas: Radiant,Steam,Radiant Floor
- Cooling
- Central Air
- Roof
- Asphalt,Metal,Pitched
- Flooring
- Carpet,Hardwood,Tile
- Basement
- Full,Walk-Out Access
- Patio and porch
- Covered,Porch: Open
- Water
- Culinary
- Sewer
- Sewer: Connected
- View
- Mountain(s),View: Red Rock
All home details60 details
Property Info
- Property Type
- Residential
- Property Style
- Single Family Residence
- Architectural Style
- Stories: 2
- Condition
- Blt./Standing
- MLS #
- 2117975
- County
- Wasatch
- Subdivision
- VICTORY RANCH
- Year Built
- 2009
- New Construction
- No
- Stories
- 2
- Total Rooms
- 22
- Living Area
- 5,615 sq ft
- Above Grade Area
- 2,807 sq ft
- Lot Size (Acres)
- 1.3
- Lot Size
- 56,628 sq ft
- Zoning
- Single-Family
Bedrooms & Baths
- Bedrooms
- 5
- Total Bathrooms
- 8
- Full Baths
- 6
- Half Baths
- 2
Financial
- List Price
- $6,295,000
- Original Price
- $6,500,000
- HOA Fees
- $1,608
- HOA Frequency
- Quarterly
- HOA
- Yes
- Annual Taxes
- $40,161
- Home Warranty
- No
Structure
- Construction
- Other
- Basement
- Full,Walk-Out Access
- Roof
- Asphalt,Metal,Pitched
- Flooring
- Carpet,Hardwood,Tile
- Heating
- Forced Air,Gas: Central,Gas: Radiant,Steam,Radiant Floor
- Cooling
- Central Air
- Patio & Porch
- Covered,Porch: Open
Lot & Land
- Lot Features
- Cul-De-Sac,Curb & Gutter,Road: Paved,Sprinkler: Auto-Full,Terrain: Mountain,View: Mountain,View: Red Rock,View: Water
- Topography
- Cul-de-Sac, Curb & Gutter, Road: Paved, Sprinkler: Auto-Full, Terrain: Mountain, View: Mountain, View: Red Rock, View: Water
- View
- Mountain(s),View: Red Rock
- Waterfront
- No
- Horse Property
- No
Parking
- Garage
- Yes
- Garage Spaces
- 3
- Carport
- No
- Covered Spaces
- 3
- Total Parking
- 3
- ADU
- No
Amenities
- Fireplace
- Yes
- Fireplaces
- 3
- Pool
- No
- Spa/Hot Tub
- No
Utilities
- Water Source
- Culinary
- Sewer
- Sewer: Connected
- Utilities
- Natural Gas Connected,Electricity Connected,Sewer Connected,Water Connected
Schools
- Elementary
- Heber Valley
- Middle School
- Wasatch
- High School
- Wasatch
- Elementary District
- Wasatch
Timeline
- Listed
- Oct 16, 2025
- Days on Market
- 367
- Status
- Active
Media
- Property Website
- Visit website
Heber City market
Explore Heber CityHeber City median
$895,000
This home: 603% above
Days to sell
96
Utah: 70
Homes for sale
348
Price range
$17k – $31M
Sale to list
98%
Market
Buyer's market
SafetyModerate · 45.0 incidents per 1,000 residents · 3% below the Utah average
Safety rating 4.9 out of 10.
Violent
7.8
per 1,000 · national 3.6
Property
22.4
per 1,000 · national 17.6
vs Utah
−3%
46.4 per 1,000 statewide
vs Wasatch
+20%
37.4 per 1,000 countywide
Society
14.8
per 1,000
Population 19,082 · 2024 reports · Local rates use NIBRS; national rates use FBI UCR index crimes, which count fewer offense types.
Location
VICTORY RANCH5891 E CADDIS CIR, Heber City, UT 84032
Open in map searchCommon questions
About 5891 E CADDIS CIR, Heber City, UtahWhat is the asking price for 5891 E CADDIS CIR, Heber City?
5891 E CADDIS CIR, Heber City is listed at $6,295,000 ($1121/sqft). The original list price was $6,500,000, representing a reduction of $205,000. This listing is currently active and available for showings.
Is 5891 E CADDIS CIR, Heber City a good deal?
Propaired's AI deal analysis classifies this property as a "Standard" with a deal score of 45/100. Key deal signals: 3% price reduction from original list; 381.0 days on market — potential negotiation opportunity. The price is 26% above similar homes in the area. This analysis considers price relative to comparables, days on market, price reductions, and market conditions.
Is 5891 E CADDIS CIR, Heber City a good investment property?
Based on market rental data, this property has an estimated annual rent of $79,999 with a gross rental yield of 1.3%. Net rental yield (after estimated expenses): 0.8%. Estimated debt service coverage ratio (DSCR): 0.17. Investor score: 6/100. These are estimates based on area comparables.
What lifestyle features does 5891 E CADDIS CIR, Heber City offer?
Propaired's AI has identified 7 lifestyle features for this property: Cabin & Mountain, Golf Community, Trailhead & Hiking, Pool, Hot Tub & Spa, Gated Community, Sport Court. The primary lifestyle niche is "cabin_mountain." These tags are derived from MLS data, property features, and location analysis.
What recreation is near 5891 E CADDIS CIR, Heber City?
This property has a recreation score of 70/100. Nearby recreation includes: Jordanelle (Rock Cliff) trailhead (1.7 mi); Wild Willow Bike Park park (1.9 mi); Victory Ranch Club (0.9 mi); Jordanelle State Park (5.0 mi). Skiing: Deer Valley Resort (10.0 mi). Utah offers world-class outdoor recreation year-round, from skiing to hiking to national parks.
What amenities and services are near 5891 E CADDIS CIR, Heber City?
This property has an amenity proximity score of 55/100. Nearby services include: Grocery: Ballerina Farm Stand (2.9 mi); Hospital: Andrew P. Talbott, MD - Southwest Spine & Pain Center (6.6 mi); Pharmacy: Frontier Veterinary Care (2.8 mi); Dining: Subway (3.5 mi). Gas station: 3.6 miles. Gym: Shamanic Twist | Institute, Wellness Centre & Studio (3.5 mi).
All 8 questions
What schools serve 5891 E CADDIS CIR, Heber City?
Assigned schools: Elementary: Heber Valley; Middle: Wasatch; High: Wasatch. School district: Wasatch.
What is the internet speed at 5891 E CADDIS CIR, Heber City?
This property has a broadband score of 100/100 (Excellent). Best available speed: 1000 Mbps download / 1000 Mbps upload. Fiber internet is available at this address. Available providers: All West Communications (1000 Mbps, Fiber); HughesNet (100 Mbps, Satellite); Starlink (280 Mbps, Satellite). Total providers: 5.
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