476 THREE FALLS, Alpine, UT 84004
4BD/—BA Residential in Alpine, UT 84004. 12,821 sqft. Built 2022. Listed at $16,500,000. MLS #2156148.
4BD/—BA Residential in Alpine, UT 84004. 12,821 sqft. Built 2022. Listed at $16,500,000. MLS #2156148.
Positioned on one of the premier homesites in Three Falls, this extraordinary modern estate combines dramatic architecture, expansive living spaces, and panoramic views that stretch across Utah Valley, Utah Lake, and the surrounding Wasatch Mountains. Floor-to-ceiling glass, soaring ceilings, steel accents, and warm natural materials create a striking architectural statement while maintaining a strong sense of comfort and livability throughout the home. Designed for both large-scale entertaining and everyday living, the main living spaces open seamlessly to resort-style outdoor amenities that include a stunning infinity-edge pool and spa, expansive patios, multiple gathering areas, a putting green, sport court, and beautifully landscaped grounds. The kitchen is equally impressive with custom cabinetry, high-end appliances, a separate prep kitchen, and extensive storage. The primary suite occupies its own remarkable retreat with dramatic mountain views, a statement fireplace, spa-inspired bathroom, boutique-style closet, and private sitting area. Additional features include multiple guest suites, a striking floating staircase, elevator, executive office, golf simulator, full indoor sport court with climbing wall, fitness center, lower-level entertainment spaces, and oversized garage capacity with extensive storage. Every detail throughout the property reflects exceptional craftsmanship, thoughtful design, and a level of quality rarely found along the Wasatch Front.
Property Type
Residential
Property Style
Single Family Residence
Stories
3
Subdivision
THREE FALLS
County
Utah
Zoning
Single-Family
Construction
Aluminum,Stone,Stucco,Cement Siding,Other
Lot Size
2.86 sq ft
Above Grade Area
7,290 sq ft
Condition
Blt./Standing
MLS #
2156148
Property Type
Residential
Property Style
Single Family Residence
Stories
3
Subdivision
THREE FALLS
County
Utah
Zoning
Single-Family
Construction
Aluminum,Stone,Stucco,Cement Siding,Other
Lot Size
2.86 sq ft
Above Grade Area
7,290 sq ft
Condition
Blt./Standing
MLS #
2156148
List Price
$16,500,000
HOA Fees
$5,500 / Annually
Annual Taxes
$22,811
Home Warranty
No
List Price
$16,500,000
HOA Fees
$5,500 / Annually
Annual Taxes
$22,811
Home Warranty
No
Heating
Forced Air,Passive Solar,Radiant Floor
Cooling
Central Air
Roof
Metal
Flooring
Hardwood,Marble,Tile
Basement
Full,Walk-Out Access
Materials
Aluminum,Stone,Stucco,Cement Siding,Other
Appliances
Dryer,Freezer,Gas Grill/BBQ,Microwave,Range Hood,Refrigerator,Washer,Water Softener Owned
Laundry
Electric Dryer Hookup,Gas Dryer Hookup
Patio & Porch
Covered,Porch: Open,Patio: Open
Water Source
Culinary
Sewer
Sewer: Connected
View
Lake,Mountain(s),Valley
Heating
Forced Air,Passive Solar,Radiant Floor
Cooling
Central Air
Roof
Metal
Flooring
Hardwood,Marble,Tile
Basement
Full,Walk-Out Access
Materials
Aluminum,Stone,Stucco,Cement Siding,Other
Appliances
Dryer,Freezer,Gas Grill/BBQ,Microwave,Range Hood,Refrigerator,Washer,Water Softener Owned
Laundry
Electric Dryer Hookup,Gas Dryer Hookup
Patio & Porch
Covered,Porch: Open,Patio: Open
Water Source
Culinary
Sewer
Sewer: Connected
View
Lake,Mountain(s),Valley
Garage Spaces
6
Covered Spaces
6
Total Parking
6
Garage Spaces
6
Covered Spaces
6
Total Parking
6
Classification
Standard
Deal Score
45/100
vs Similar Homes
352% above
vs Market Median
263% above
Area Growth (YoY)
4.2%
Deal Score Breakdown
45/100
4.2% year-over-year ZHVI growth in this area
Priced 352% above the median of similar listings
Priced 263% above the per-subtype city median
LT net cashflow -$89,774/mo (-84.2% return on ownership cost) · STR net cashflow -$102,355/mo (-96.0% return). Uses the better of LT or STR against total monthly ownership cost (P&I, tax, insurance, HOA, maintenance).
No price reduction from original list
Ensemble scoring: the best single signal sets the floor, secondary qualifying signals (≥60) each add 5 points up to +20. A home that strongly wins on one dimension is already a great deal — it doesn't need to tick every box.
Why this classification
Monthly Rent
$19,098/mo
Range: $13,642 – $24,555
Net Monthly Cash Flow
−$89,775 /mo (−$1,077,295/yr)
Monthly rental income
Monthly ownership cost
Coverage
18%
Net /mo
−$89,774
DSCR
0.20
Est. Annual Revenue
$72,434/yr
$364/night · 41% occupancy · $123/bedroom · $0.38/sqft
Net Monthly Cash Flow
−$102,356 /mo (−$1,228,277/yr)
Monthly STR income
Monthly ownership cost
Coverage
6%
Net /mo
−$102,355
DSCR
0.05
$1,469,000
+1023% vs median
175 days
42
$686,000 – $24,995,000
$22,811
$5,500/annually
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