Live Park City listings, filtered
Park City homes under $2.5M
Here are all the Park City homes for sale under $2.5M, pulled live from the MLS no matter which brokerage lists them. Further down, find out what this budget gets you in Park City and how to buy at this price.
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The listings under $2.5M
Listing information comes from the Wasatch Front Regional Multiple Listing Service and is deemed reliable but not guaranteed.
Part 1 of 3
Where Under $2.5M sits
The local read, the median line and the pricing tiers
The local read
Under $2.5M is the upper part of the Park City market
In shortPark City's town-wide typical home value is near $1,757,800 (U.S. Census ACS 2020-2024), and under $2.5M sits above it. This is where upper Deer Valley, bigger view lots and homes with upgraded kitchens begin. Listings are live from the MLS, with the highest prices first.
At this number you are paying for a view and elevation as much as for square footage. Homes start to feel designed rather than built from a stock plan. In the Deer Valley area, the view is part of what the price buys, not a bonus.
The budget now reaches upper Deer Valley and homes near the Aerie, which sits on the hillsides above Old Town. It reaches larger lots in parts of the basin with views, where mountain or valley views come with the land. And it reaches homes with a newer kitchen, a finished walkout level and careful building work. Fully custom houses and club homes start one page up, on the Under $3M page.
Prices here follow recent sales. So the work is judging each home on its own terms. Ask what the view, the spot or the finishes really add.
Look at the pages on either side. The under $2M page is where Park Meadows and condos near the lifts sit. The under $3M page is where custom houses start. The Park City guide adds the wider picture, and sending me your search puts you in touch with a partner agent who covers Summit County.
Stretch math
One step up
under $3M is where custom homes begin: homes on the Deer Valley side below Empire Pass, hillside homes above Old Town and bigger custom builds. You pay for the ground and the design more than for extra room.
One step down
under $2M keeps Park Meadows houses and condos near the lifts.
Either way
Name what you must have, and I will say whether it fits this page or the next.
How this works. Scott Buehler is licensed in both real estate and mortgage lending and may assist with financing across Utah; local representation in Park City comes through a partner agent. Every role is disclosed, and you are always free to choose your own agent and your own lender. More on How I Work.
The median line
Where under $2.5M lands on the Park City price line
A Park City home worth the typical home value of ~$1,757,800 would be shown on this page. Left to right, the bar goes from the cheapest price page to the dearest. The gold segment is the page you are on. The marker shows the town-wide typical home value.
The pricing tiers
Which Park City price range fits your budget?
All Park City homes for sale are spread across these pages, and each page has live listings and a local read.
Under $1.5M
The starting pointSee homes under $1.5MUnder $2M
One step downSee homes under $2MUnder $2.5M
Park CityUnder $3M
One step upSee homes under $3MOver $3M
The top of the marketSee homes over $3MOr set your own filters
Use the map to see all of Park CityChoose a price range, beds, baths and home type, and every match shows on the map.Open the map searchPart 2 of 3
What the money buys
What the money buys, hold, stretch, or step down and the towns next door
What the money buys
Under $2.5M comes in three shapes
Three kinds of homes dominate here. Each one leans toward a view, a higher elevation or a better interior. Deciding which one you want most keeps a small market from feeling endless.
Homes high on the Deer Valley side and near the Aerie
Houses and larger condos high on the Deer Valley side and near the Aerie, which sits on the hillsides above Old Town. Elevation and distance to the resorts make up much of the price. They sit just below the custom homes one page up.
What you give up: more money per square foot. What you get: elevation, resort access and views that cannot be added later.
View-lot houses in the basin
Larger lots in well-placed parts of the basin, such as upper Jeremy Ranch, where a mountain or valley view is a large part of the price. The setting is the main draw. These homes sit outside the city line, in unincorporated Summit County.
What you give up: county rules and a drive to Old Town. What you get: a bigger lot and a setting that a house in the city at this price rarely matches.
Well-finished homes near the top of this range
Established Park City neighborhoods where a house was remodeled or built with more care than a stock plan: a newer kitchen, a finished walkout level and careful building work. These sit at the top edge of this page, just before the custom homes one page up.
What you give up: speed, and the comfort of many similar sales to compare. What you get: a home with more thought in it than a stock plan.
Some weeks show only a handful of homes of each kind. For today's list, open the Homes for Sale page. Before you decide, confirm city or county status and nightly-rental zoning for the exact parcel.
Hold, stretch, or step down
What each price range buys
A different page buys a different kind of home, not a bigger or smaller copy of this one. The table shows the trade at each step. This table puts Under $2.5M in the middle.
| Comparison point | Under $2M | Under $2.5M This page | Under $3M |
|---|---|---|---|
| Typical home shape | Park Meadows houses, resort condos, larger basin homes | Homes high on Deer Valley and near the Aerie, plus basin view lots | Deer Valley side homes, hillside homes above Old Town, architect-designed builds |
| What you usually give up | The upper-mountain setting and the biggest view lots | Fully custom designs and houses made for one owner | More of your budget for the ground and the design |
| What you usually gain | A Park Meadows or lower Deer Valley address for less | Elevation, views and well-finished interiors | Custom plans, hillside views and more height |
| Typical locations | Park Meadows streets in the city, Canyons Village and Silver Springs in the county | Upper Deer Valley, the Aerie area and view-lot parts of the basin | Houses along the Deer Valley side, on Old Town hillsides and in Park Meadows |
| How the competition feels | Seasonal, with homes listed in waves | Careful, with prices set by what similar homes sold for | Best found by watching the listings |
These pages are only a starting point. Which one fits depends on what you will not trade, so tell me what that is and I will point you to the right line.
The towns next door
What does under $2.5M buy in the towns next door?
Park City's neighbors publish price pages too. This shows how under $2.5M compares in the four closest, along with the page to open in each.
Under $2.5M is the cap marked by the gold line.
Every figure is the one on that town's price page, and the source is named there. Drive times are taken from the Utah drive times tool.
Part 3 of 3
Buying with patience
A four-step play
A four-step play
How to move in the upper-middle market
In this range, a close look at recent sales matters more than speed. Not many homes are listed here. The work is judging each home on its own terms and waiting for the right one.
Ask how the home is financed
Large hillside homes and second homes can follow their own loan paths. Ask early how the home you like would be financed, so a lender's questions do not surprise you at the offer.
See the home in winter and in summer
A view lot or a high street can look very different in January than in July. Visit in both seasons if you can.
Match the price to the view
Two homes on one street can sell for different prices because of the view alone. Ask which recent sales had the same view and what set them apart.
Set alerts and read the recent sales before you tour
Few homes list at this level, and the right one is worth catching early. Ask a local agent what the view, the spot or the finishes really support, using recent sales as proof. Read the buying process and how an offer is made when you want the detail.
Client reviews
What a past client said
These are real reviews from past clients, shown as they wrote them.
Posted by past clients on Google and Experience.com.
If you want a very competent, knowledgeable, personable, honest realtor, who has your back every step of the way, Scott is your guy! He leaves no stone unturned and genuinely has your best interests in mind at all times. He communicates every move. Working with Scott definitely made this the easiest and most stress free real estate transaction that I have ever experienced!! Thank you, Scott!!
Quick answers
Under $2.5M in Park City, answered
Upper Deer Valley and Aerie-area homes, view-lot houses in the basin, and homes with upgraded kitchens near the top of the range. Elevation and distance to the resorts carry much of the price on the Deer Valley side. In the basin, the view does. The mix shifts in a small market, so the listings above show what is real now.
Above the middle. The typical Park City home is valued near $1,757,800 per the U.S. Census ACS 2020-2024, so under $2.5M is in the upper middle of the market. This is the point where upgraded finishes and upper-mountain access start to define the homes.
Yes. The Aerie and Sullivan Road lie on the hillsides above Old Town, inside the city. Jeremy Ranch and the rest of the basin are different, because they sit in unincorporated Summit County.
It adds a newer kitchen, a finished walkout level and building work done with more care than a stock plan. Recent sales of similar homes show what buyers paid for it. Fully custom houses begin one page up, on the under $3M page.
No. Jeremy Ranch is in the Snyderville Basin, which is unincorporated Summit County, though it has a Park City address. The county zones the land there, so county rules apply, not the city's.
Compare recent sales of homes with the same view to similar homes without it. Ask your agent for those sales, then set them side by side. The gap is what buyers paid for the view.
Talk to Scott
What is a view worth to you?
At this number you are buying a view, height and better interiors, and recent sales tell you what each is worth. Tell me which you want most. I will connect you with a partner agent in Summit County who can pull the sales for homes with the same view.
How it works in Park City
- I check the sales behind the priceSpot a view lot you like? Send it to me. I ask a partner agent about the sales nearby, then tell you what to check before you offer.
- Someone local in Summit CountyI connect you with a partner agent I trust in the Park City area. That agent does the showings, helps with the offer and stays through closing.
- A lender's eye, tooI am licensed in both real estate and lending. On any one purchase I take one role. If you choose me as your lender, I can tell you early if a home may be difficult to finance.
- Prompt replies by call or textCall or text me about a home on this page, and I write back within one business day.
Or call me: (435) 357-4345I reply within one business day.
Referral disclosure. Outside Southern Utah, I connect home sellers and buyers with partner agents I trust in their area. If you choose to work with an agent I refer, that agent's brokerage pays my brokerage (Real Broker, LLC) a referral fee. The fee comes out of the agent's compensation; it is not an added cost to you. You are always free to choose any agent you wish, and using a referred agent is never required.