- Exceptional Deal
- Price cut 6%
2566 E BOULDER TOP WAY, Heber City, UT 84032
$7,250,000
Originally listed at $7,750,000
Est. $43,156/mo
- Beds
- 6
- Baths
- 8
- Sq ft
- 12,122
- Built
- 2024
Why this home stands out
- Priced 17% below selected similar sold homes
- Priced 36% below AVM estimate
- 6% price reduction from original list
- 166.0 days on market — potential negotiation opportunity
About this home
Designed for comfortable everyday living and bringing family and friends together, 2566 E Boulder Top Way pairs main-level convenience with dedicated spaces for hosting, recreation, and wellness. Set on 1.62 acres behind the private gates of Red Ledges, the home captures expansive views of Mount Timpanogos, the Heber Valley, and the surrounding Wasatch Range. Daily life centers around the main level, where the kitchen, living and dining areas, primary suite, and covered outdoor spaces connect naturally. Expansive windows frame the mountain views and fill the interiors with natural light. The chef's kitchen features Wolf and Sub-Zero appliances, custom cabinetry, and a generous butler's pantry, equally suited to quiet mornings and evenings spent entertaining. The covered outdoor living spaces extend the home's gathering areas into the landscape, with an orientation that captures the views while providing shade from direct afternoon sun. The main-level primary suite offers a private retreat with a spa-inspired bath and Mr. Steam shower. Five additional en-suite bedrooms offer comfort and privacy for family and guests alike. Multiple gathering spaces and a second kitchen allow everyone to spend time together while enjoying room for their own routines. A private indoor sports court and dedicated wellness level bring year-round recreation home. From a morning workout to an afternoon game or time in the sauna, dedicated spaces for fitness and recovery make these amenities part of daily life. Across approximately 12,122 square feet, the layout gives each space a purpose: everyday living on the main level, inviting accommodations for family and guests, and room to play, gather, and recharge. A heated driveway and five-car garage add year-round convenience. The location offers convenient access to Red Ledges' golf and club amenities, skiing, dining, and year-round mountain recreation. A Full Golf Membership is available for purchase, and the residence may be offered fully furnished.
Features
- Fireplace
- Bath: Primary
- Bath: Sep. Tub/Shower
- Closet: Walk-In
- Den/Office
- Disposal
- Great Room
- Kitchen: Second
- Oven: Double
- Vaulted Ceilings
- Video Camera(s)
- Smart Thermostat(s)
- Deck; Covered
- Entry (Foyer)
- Patio: Covered
- 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 Blake Rustand
KW Park City Keller Williams Real Estate
MLS #2160011
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- J R Smith
Elementary
- Timpanogos Middle
Middle School · 2.3 mi
53% proficient - Wasatch
High School · 2.6 mi
56% proficient - Old Mill School
K-8 School · 2.2 mi
59% proficient - Timpanogos Middle School
K-8 School · 2.3 mi
53% proficient - Wasatch Learning Academy
K-8 School · 2.6 mi
56% proficient
Nearby
Recreation
67 / 100- Golf Course · Red Ledges0.8 mi
- Local Park · Red Ledges Park1.4 mi
- Trailhead · Upper Riverview4.1 mi
- Airport · Heber City Airport4.2 mi
Show 5 more
- Boat Ramp · Jordanelle State Park-Rock Cliff5.5 mi
- Lake · Jordanelle Reservoir5.7 mi
- State Park · Jordanelle State Park6.9 mi
- Hot Springs · Homestead Crater7.7 mi
- Ski Resort · Deer Valley Resort9.5 mi
Everyday needs
57 / 100- Park · Jordan Park1.4 mi
- Hospital · Andrew P. Talbott, MD - Southwest Spine & Pain Center1.7 mi
- Doctors · Heiden Orthopedics - Heber City1.7 mi
- School · J.R. Smith School1.9 mi
Show 8 more
- Restaurant · Cubby's4.9 mi
- Gym · On the Fringe Salon4.9 mi
- Pharmacy · Midway Family Pharmacy4.9 mi
- Gas Station · Exxon5.1 mi
- Grocery · The Market at Midway5.2 mi
- Fire Station · Midway City Fire Station5.2 mi
- Bank · Grand Valley Bank5.2 mi
- EV Charging · ChargePoint Charging Station5.2 mi
Internet
Excellent · fiber · 100/100All West/Utah Inc.
Fiber · 1 Gbps
Utah Broadband
Fixed Wireless · 1 Gbps
Verizon
Fixed Wireless · 300 Mbps
All 8 providers
- All West/Utah Inc.Fiber1 Gbps1 Gbps
- Utah BroadbandFixed Wireless1 Gbps1 Gbps
- VerizonFixed Wireless300 Mbps20 Mbps
- StarlinkSatellite280 Mbps30 Mbps
- HughesNetSatellite100 Mbps5 Mbps
- Viasat IncSatellite100 Mbps3 Mbps
- Rise BroadbandFixed Wireless50 Mbps10 Mbps
- T-MobileFixed Wireless0 Mbps0 Mbps
Home details
Property
- Type
- Residential
- Style
- Single Family Residence
- Architectural style
- Stories: 2
- Year built
- 2024
- Stories
- 2
- Above grade area
- 3,692 sq ft
- Condition
- Blt./Standing
- Construction
- Cedar,Stone
- Subdivision
- RED LEDGES
- County
- Wasatch
- Zoning
- Single-Family
- MLS #
- 2160011
Costs
- List price
- $7,250,000
- Original price
- $7,750,000
- HOA
- $3,400 / Annually
- Annual taxes
- $21,233
- Home warranty
- No
Lot and parking
- Lot
- 1.62 ac
- Lot features
- Road: Paved,Terrain: Grad Slope,View: Mountain,View: Valley,Private,View: Red Rock
- Garage
- 5 cars
- Covered spaces
- 5
- Total parking
- 5
Systems
- Heating
- Gas: Central
- Cooling
- Central Air
- Roof
- Composition,Metal
- Flooring
- Carpet,Hardwood,Tile
- Basement
- Full,Walk-Out Access
- Appliances
- Microwave,Refrigerator,Washer
- Patio and porch
- Covered
- Water
- Culinary,Irrigation
- Sewer
- Sewer: Connected,Sewer: Private
- View
- Mountain(s),Valley,View: Red Rock
All home details63 details
Property Info
- Property Type
- Residential
- Property Style
- Single Family Residence
- Architectural Style
- Stories: 2
- Condition
- Blt./Standing
- MLS #
- 2160011
- County
- Wasatch
- Subdivision
- RED LEDGES
- Year Built
- 2024
- New Construction
- No
- Stories
- 2
- Total Rooms
- 25
- Living Area
- 12,122 sq ft
- Above Grade Area
- 3,692 sq ft
- Lot Size (Acres)
- 1.62
- Lot Size
- 70,567.2 sq ft
- Zoning
- Single-Family
Bedrooms & Baths
- Bedrooms
- 6
- Total Bathrooms
- 8
- Full Baths
- 1
- Half Baths
- 2
- ¾ Baths
- 5
Financial
- List Price
- $7,250,000
- Original Price
- $7,750,000
- HOA Fees
- $3,400
- HOA Frequency
- Annually
- HOA
- Yes
- Annual Taxes
- $21,233
- Home Warranty
- No
Structure
- Construction
- Cedar,Stone
- Basement
- Full,Walk-Out Access
- Roof
- Composition,Metal
- Flooring
- Carpet,Hardwood,Tile
- Heating
- Gas: Central
- Cooling
- Central Air
- Appliances
- Microwave,Refrigerator,Washer
- Patio & Porch
- Covered
Lot & Land
- Lot Features
- Road: Paved,Terrain: Grad Slope,View: Mountain,View: Valley,Private,View: Red Rock
- Topography
- Road: Paved, Terrain: Grad Slope, View: Mountain, View: Valley, Private, View: Red Rock
- View
- Mountain(s),Valley,View: Red Rock
- Waterfront
- No
- Horse Property
- No
Parking
- Garage
- Yes
- Garage Spaces
- 5
- Carport
- No
- Covered Spaces
- 5
- Total Parking
- 5
- ADU
- No
Amenities
- Fireplace
- Yes
- Fireplaces
- 2
- Pool
- No
- Spa/Hot Tub
- No
- Inclusions
- Basketball Standard, Microwave, Refrigerator, Washer, Smart Thermostat(s)
Utilities
- Water Source
- Culinary,Irrigation
- Sewer
- Sewer: Connected,Sewer: Private
- Utilities
- Natural Gas Connected,Electricity Connected,Sewer Connected,Sewer: Private,Water Connected
Schools
- Elementary
- J R Smith
- Middle School
- Timpanogos Middle
- High School
- Wasatch
- Elementary District
- Wasatch
Timeline
- Listed
- May 19, 2026
- Days on Market
- 166
- Status
- Active
Media
- Video
- Watch video
Heber City market
Explore Heber CityHeber City median
$895,000
This home: 710% 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
RED LEDGES2566 E BOULDER TOP WAY, Heber City, UT 84032
Open in map searchCommon questions
About 2566 E BOULDER TOP WAY, Heber City, UtahWhat is the asking price for 2566 E BOULDER TOP WAY, Heber City?
2566 E BOULDER TOP WAY, Heber City is listed at $7,250,000 ($598/sqft). The original list price was $7,750,000, representing a reduction of $500,000. This listing is currently active and available for showings.
Is 2566 E BOULDER TOP WAY, Heber City a good deal?
Propaired's AI deal analysis classifies this property as a "Exceptional Deal" with a deal score of 100/100. Key deal signals: Priced 17% below selected similar sold homes; Priced 36% below AVM estimate; 6% price reduction from original list. The price is 17% below similar homes in the area. This analysis considers price relative to comparables, days on market, price reductions, and market conditions.
Is 2566 E BOULDER TOP WAY, Heber City a good investment property?
Based on market rental data, this property has an estimated annual rent of $113,347 with a gross rental yield of 1.6%. Net rental yield (after estimated expenses): 1.0%. Estimated debt service coverage ratio (DSCR): 0.21. Investor score: 28/100. These are estimates based on area comparables.
What lifestyle features does 2566 E BOULDER TOP WAY, Heber City offer?
Propaired's AI has identified 8 lifestyle features for this property: Cabin & Mountain, Golf Community, Pool, Hot Tub & Spa, Scenic Views, Gated Community, Privacy & Seclusion, 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 2566 E BOULDER TOP WAY, Heber City?
This property has a recreation score of 67/100. Nearby recreation includes: Upper Riverview trailhead (4.1 mi); Red Ledges Park park (1.4 mi); Red Ledges (0.8 mi); Jordanelle State Park (6.9 mi). Skiing: Deer Valley Resort (9.5 mi). Utah offers world-class outdoor recreation year-round, from skiing to hiking to national parks.
What amenities and services are near 2566 E BOULDER TOP WAY, Heber City?
This property has an amenity proximity score of 57/100. Nearby services include: Grocery: The Market at Midway (5.2 mi); Hospital: Andrew P. Talbott, MD - Southwest Spine & Pain Center (1.7 mi); Pharmacy: Midway Family Pharmacy (4.9 mi); Dining: Cubby's (4.9 mi). Gas station: 5.1 miles. Gym: On the Fringe Salon (4.9 mi).
All 8 questions
What schools serve 2566 E BOULDER TOP WAY, Heber City?
Assigned schools: Elementary: J R Smith; Middle: Timpanogos Middle; High: Wasatch. There are 3 schools within 3 miles of this property. The highest-rated nearby school is Old Mill School with a 59% state performance score (2.2 miles away). School district: Wasatch.
What is the internet speed at 2566 E BOULDER TOP WAY, 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/Utah Inc. (1000 Mbps, Fiber); HughesNet (100 Mbps, Satellite); Rise Broadband (100 Mbps, Fixed Wireless). Total providers: 8.
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