- Exceptional Deal
- Price cut 8%
2658 E CLIFF ROSE CT, Park City, UT 84098
$4,500,000
Originally listed at $4,900,000
Est. $28,760/mo
- Beds
- 5
- Baths
- 7
- Sq ft
- 8,827
- Built
- 2005
Why this home stands out
- Priced 35% below selected similar sold homes
- Priced 33% below AVM estimate
- 8% price reduction from original list
- 99.0 days on market — potential negotiation opportunity
About this home
Ski views and Full Golf Available! Tucked at the end of a private cul-de-sac in West Hills, this five-bedroom, seven-bath home has a full golf membership available. A completely remodeled kitchen opens into the great room, turning the entire main level into one space built for dinner parties, holidays, or a quiet family night. Large primary suite on the main level, along with a dedicated office just steps away. Upstairs you'll find two more ensuite bedrooms with an additional living space, a reading nook, and work area, perfect for kids or guests to spread out and have a floor of their own. Downstairs is where everyone ends up, with a full bar, game room, family room, private movie theater, and two more bedrooms including a spacious bunk room. Outside, covered balconies, a covered walkout with a built-in grill, and a refinished dining patio give you multiple places to eat, relax, and take in the views. Ski resort views show up throughout the home, and the four-car heated garage and short flat driveway make winter a lot easier. You're minutes from the Main Village Clubhouse, Pete Dye Golf Course, Pool Clubhouse, Shed, and ski shuttles, right in the middle of everything Promontory has to offer. Few homes in Promontory offer this much space, this location, and a full golf membership at this price.
Features
- Fireplace
- Alarm: Security
- Bar: Wet
- Bath: Primary
- Bath: Sep. Tub/Shower
- Central Vacuum
- Closet: Walk-In
- Den/Office
- Disposal
- Great Room
- Jetted Tub
- Oven: Double
- Range: Gas
- Vaulted Ceilings
- Granite Countertops
- Theater Room
- Balcony
- Basement Entrance
- Deck; Covered
- Entry (Foyer)
- Sliding Glass Doors
- Patio: Open
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 Nick Melilli
Berkshire Hathaway HomeServices Utah Properties (Saddleview)
MLS #2174688
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
South Summit- South Summit
Elementary
- South Summit
Middle School
- South Summit
High School
- Silver Summit School
K-8 School · 2.1 mi
62% proficient
Nearby
Recreation
66 / 100- Golf Course · Promontory - Dye Canyon Course2461 ft
- Local Park · Prom pickleball courts1.1 mi
- Trailhead · Promontory1.6 mi
- State Park · Rockport State Park3.9 mi
Show 4 more
- Boat Ramp · Rockport State Park4.2 mi
- Lake · Rockport Reservoir4.8 mi
- Ski Resort · Deer Valley Resort9.6 mi
- Fishing · Weber River11 mi
Everyday needs
69 / 100- Restaurant · The Shed at Promontory Club (members only)2559 ft
- EV Charging · Tesla Destination Charger0.5 mi
- Park · Prom pickleball courts1.0 mi
- Cafe · Beach Club at Promontory (Part of Promontory Club)1.4 mi
Show 8 more
- Fire Station · Park City Fire Station1.4 mi
- Grocery · Anaya's Market Park City2.0 mi
- School · Silver Summit School2.1 mi
- Gas Station · 7-Eleven2.2 mi
- Gym · Strength In These Mountains3.4 mi
- Doctors · Kofford Nathaniel D MD3.9 mi
- Hospital · Jamie A. Prevedel Bowen, MD4.0 mi
- Bank · Zions First National Bank4.0 mi
Internet
Excellent · fiber · 100/100All West Communications
Fiber · 1 Gbps
All West/Utah Inc.
Fiber · 1 Gbps
Verizon
Fixed Wireless · 300 Mbps
All 9 providers
- All West CommunicationsFiber1 Gbps1 Gbps
- All West/Utah Inc.Fiber1 Gbps1 Gbps
- VerizonFixed Wireless300 Mbps20 Mbps
- StarlinkSatellite280 Mbps30 Mbps
- HughesNetSatellite100 Mbps5 Mbps
- Utah BroadbandFixed Wireless100 Mbps25 Mbps
- Viasat IncSatellite100 Mbps3 Mbps
- AT&TFixed Wireless25 Mbps3 Mbps
- T-MobileFixed Wireless0 Mbps0 Mbps
Home details
Property
- Type
- Residential
- Style
- Single Family Residence
- Architectural style
- Tri/Multi-Level
- Year built
- 2005
- Stories
- 3
- Above grade area
- 5,565 sq ft
- Condition
- Blt./Standing
- Construction
- Stone,Other
- Subdivision
- WEST HILLS SUBDIVISION
- County
- Summit
- Zoning
- Single-Family
- MLS #
- 2174688
Costs
- List price
- $4,500,000
- Original price
- $4,900,000
- HOA
- $1,500 / Quarterly
- Annual taxes
- $32,967
- Home warranty
- No
Lot and parking
- Lot
- 0.68 ac
- Lot features
- Cul-De-Sac,Road: Paved,Terrain: Grad Slope,View: Mountain,Near Golf Course,Drip Irrigation: Auto-Full
- Garage
- 4 cars
- Covered spaces
- 4
- Total parking
- 4
Systems
- Heating
- Forced Air,Gas: Radiant
- Cooling
- Central Air
- Roof
- Asphalt,Metal
- Flooring
- Carpet,Hardwood,Tile
- Basement
- Daylight,Entrance,Full
- Appliances
- Ceiling Fan,Dryer,Freezer,Gas Grill/BBQ,Microwave,Range Hood,Refrigerator,Washer,Water Softener Owned
- Patio and porch
- Patio: Open
- Water
- Culinary
- Sewer
- Sewer: Connected,Sewer: Public
- View
- Mountain(s)
All home details62 details
Property Info
- Property Type
- Residential
- Property Style
- Single Family Residence
- Architectural Style
- Tri/Multi-Level
- Condition
- Blt./Standing
- MLS #
- 2174688
- County
- Summit
- Subdivision
- WEST HILLS SUBDIVISION
- Year Built
- 2005
- New Construction
- No
- Stories
- 3
- Total Rooms
- 24
- Living Area
- 8,827 sq ft
- Above Grade Area
- 5,565 sq ft
- Lot Size (Acres)
- 0.68
- Lot Size
- 29,620.8 sq ft
- Zoning
- Single-Family
Bedrooms & Baths
- Bedrooms
- 5
- Total Bathrooms
- 7
- Full Baths
- 5
- Half Baths
- 2
Financial
- List Price
- $4,500,000
- Original Price
- $4,900,000
- HOA Fees
- $1,500
- HOA Frequency
- Quarterly
- HOA
- Yes
- Annual Taxes
- $32,967
- Home Warranty
- No
Structure
- Construction
- Stone,Other
- Basement
- Daylight,Entrance,Full
- Roof
- Asphalt,Metal
- Flooring
- Carpet,Hardwood,Tile
- Heating
- Forced Air,Gas: Radiant
- Cooling
- Central Air
- Appliances
- Ceiling Fan,Dryer,Freezer,Gas Grill/BBQ,Microwave,Range Hood,Refrigerator,Washer,Water Softener Owned
- Patio & Porch
- Patio: Open
Lot & Land
- Lot Features
- Cul-De-Sac,Road: Paved,Terrain: Grad Slope,View: Mountain,Near Golf Course,Drip Irrigation: Auto-Full
- Topography
- Cul-de-Sac, Road: Paved, Terrain: Grad Slope, View: Mountain, Adjacent to Golf Course, Drip Irrigation: Auto-Full
- View
- Mountain(s)
- Waterfront
- No
- Horse Property
- No
Parking
- Garage
- Yes
- Garage Spaces
- 4
- Carport
- No
- Covered Spaces
- 4
- Total Parking
- 4
- ADU
- No
Amenities
- Fireplace
- Yes
- Fireplaces
- 5
- Pool
- No
- Spa/Hot Tub
- No
- Inclusions
- Alarm System, Ceiling Fan, Dryer, Freezer, Gas Grill/BBQ, Microwave, Range, Range Hood, Refrigerator, Washer, Water Softener: Own, Window Coverings, Projector, Smart Thermostat(s)
Utilities
- Water Source
- Culinary
- Sewer
- Sewer: Connected,Sewer: Public
- Utilities
- Natural Gas Connected,Electricity Connected,Sewer Connected,Sewer: Public,Water Connected
Schools
- Elementary
- South Summit
- Middle School
- South Summit
- High School
- South Summit
- Elementary District
- South Summit
Timeline
- Listed
- Jul 28, 2026
- Days on Market
- 99
- Status
- Active
Media
- Property Website
- Visit website
Park City market
Explore Park CityPark City median
$1,900,000
This home: 137% above
Days to sell
91
Utah: 70
Homes for sale
576
Price range
$17k – $55M
Sale to list
96%
Market
Buyer's market
SafetyHigh Crime · 57.9 incidents per 1,000 residents · 25% above the Utah average
Safety rating 3.5 out of 10.
Violent
16.7
per 1,000 · national 3.6
Property
33.8
per 1,000 · national 17.6
vs Utah
+25%
46.4 per 1,000 statewide
vs Summit
+92%
30.1 per 1,000 countywide
Society
7.4
per 1,000
Population 8,201 · 2024 reports · Local rates use NIBRS; national rates use FBI UCR index crimes, which count fewer offense types.
Location
WEST HILLS SUBDIVISION2658 E CLIFF ROSE CT, Park City, UT 84098
Open in map searchCommon questions
About 2658 E CLIFF ROSE CT, Park City, UtahWhat is the asking price for 2658 E CLIFF ROSE CT, Park City?
2658 E CLIFF ROSE CT, Park City is listed at $4,500,000 ($510/sqft). The original list price was $4,900,000, representing a reduction of $400,000. This listing is currently active and available for showings.
Is 2658 E CLIFF ROSE CT, Park 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 35% below selected similar sold homes; Priced 33% below AVM estimate; 8% price reduction from original list. The price is 35% below similar homes in the area. This analysis considers price relative to comparables, days on market, price reductions, and market conditions.
Is 2658 E CLIFF ROSE CT, Park City a good investment property?
Based on market rental data, this property has an estimated annual rent of $119,232 with a gross rental yield of 2.6%. Net rental yield (after estimated expenses): 1.7%. Estimated debt service coverage ratio (DSCR): 0.36. Investor score: 35/100. These are estimates based on area comparables.
What recreation is near 2658 E CLIFF ROSE CT, Park City?
This property has a recreation score of 66/100. Nearby recreation includes: Promontory trailhead (1.6 mi); Prom pickleball courts park (1.1 mi); Promontory - Dye Canyon Course (0.5 mi); Rockport State Park (3.9 mi). Skiing: Deer Valley Resort (9.6 mi). Utah offers world-class outdoor recreation year-round, from skiing to hiking to national parks.
What amenities and services are near 2658 E CLIFF ROSE CT, Park City?
This property has an amenity proximity score of 69/100. Nearby services include: Grocery: Anaya's Market Park City (2.0 mi); Hospital: Jamie A. Prevedel Bowen, MD (4.0 mi); Pharmacy: Kamas Foodtown Pharmacy (11.7 mi); Dining: The Shed at Promontory Club (members only) (0.5 mi). Gas station: 2.2 miles. Gym: Strength In These Mountains (3.4 mi).
What schools serve 2658 E CLIFF ROSE CT, Park City?
Assigned schools: Elementary: South Summit; Middle: South Summit; High: South Summit. There are 1 schools within 3 miles of this property. The highest-rated nearby school is Silver Summit School with a 62% state performance score (2.1 miles away). School district: South Summit.
All 8 questions
What is the internet speed at 2658 E CLIFF ROSE CT, Park 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: AT&T (25 Mbps, Fixed Wireless); All West Communications (1000 Mbps, Fiber); All West/Utah Inc. (1000 Mbps, Fiber). Total providers: 9.
Is 2658 E CLIFF ROSE CT, Park City in a flood zone?
This property is classified as low. FEMA flood zone: X (AREA OF MINIMAL FLOOD HAZARD). Flood insurance is not typically required but may be recommended. Always verify current FEMA maps as they are periodically updated.
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