5851 SHOOTING STAR, Heber City, UT 84036
4BD/—BA Residential in Heber City, UT 84036. 5,325 sqft. Built 2022. Listed at $6,950,000. MLS #2168206.
4BD/—BA Residential in Heber City, UT 84036. 5,325 sqft. Built 2022. Listed at $6,950,000. MLS #2168206.
Bordering Victory Ranch's protected backcountry, this custom home offers extraordinary privacy, serenity, and sweeping views of protected wilderness within one of the community's most coveted settings. Designed by renowned architect Costantino Grandjacquet and built by Kent Construction, the residence pairs contemporary architecture with warm, timeless interiors and seamless main-level living. The spacious primary suite features a fireplace, spa bath, and sitting room, while three additional en-suite bedrooms include a six-person bunk room with its own gathering space. Two offices, a fitness room, wine room, and infrared sauna provide exceptional flexibility for work, wellness, and entertaining. Outdoor living takes center stage. The covered patio features a Hestan grill, beverage refrigerator, double kegerator, and ample space for dining and lounging. A sunken hot tub nestled among native grasses creates a private retreat for stargazing and quiet evenings. The fire pit and bocce court invite memorable summer gatherings, while the surrounding landscape provides a front-row seat to soaring eagles, abundant wildlife, and unforgettable sunsets. Offered fully furnished for a seamless turnkey experience, this exceptional property provides access to Victory Ranch's world-class amenities, including championship golf, fly fishing, miles of private trails, and endless opportunities to enjoy the outdoors.
Property Type
Residential
Property Style
Single Family Residence
Stories
2
Subdivision
VICTORY RANCH
County
Wasatch
Zoning
Single-Family
Construction
Stone,Other
Lot Size
3.4 sq ft
Above Grade Area
4,647 sq ft
Condition
Blt./Standing
MLS #
2168206
Property Type
Residential
Property Style
Single Family Residence
Stories
2
Subdivision
VICTORY RANCH
County
Wasatch
Zoning
Single-Family
Construction
Stone,Other
Lot Size
3.4 sq ft
Above Grade Area
4,647 sq ft
Condition
Blt./Standing
MLS #
2168206
List Price
$6,950,000
HOA Fees
$1,769 / Quarterly
Annual Taxes
$44,406
Home Warranty
No
List Price
$6,950,000
HOA Fees
$1,769 / Quarterly
Annual Taxes
$44,406
Home Warranty
No
Heating
Forced Air,Radiant Floor
Cooling
Central Air
Roof
Metal
Flooring
Hardwood,Tile,Cork
Basement
Full
Materials
Stone,Other
Appliances
Ceiling Fan,Dryer,Freezer,Gas Grill/BBQ,Microwave,Refrigerator,Washer,Water Softener Owned
Patio & Porch
Covered,Patio: Open
Water Source
Culinary
Sewer
Sewer: Connected,Sewer: Public
View
Mountain(s)
Heating
Forced Air,Radiant Floor
Cooling
Central Air
Roof
Metal
Flooring
Hardwood,Tile,Cork
Basement
Full
Materials
Stone,Other
Appliances
Ceiling Fan,Dryer,Freezer,Gas Grill/BBQ,Microwave,Refrigerator,Washer,Water Softener Owned
Patio & Porch
Covered,Patio: Open
Water Source
Culinary
Sewer
Sewer: Connected,Sewer: Public
View
Mountain(s)
Garage Spaces
3
Covered Spaces
3
Total Parking
9
Garage Spaces
3
Covered Spaces
3
Total Parking
9
Classification
Standard
Deal Score
10/100
vs Similar Homes
83% above
vs Market Median
140% above
Area Growth (YoY)
0.3%
Deal Score Breakdown
10/100
Priced 83% above the median of similar listings
Priced 140% above the per-subtype city median
0.3% year-over-year ZHVI growth in this area
LT net cashflow -$40,289/mo (-83.2% return on ownership cost) · STR net cashflow -$46,042/mo (-95.0% 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.
Monthly Rent
$9,268/mo
Range: $6,459 – $12,076
Net Monthly Cash Flow
−$40,288 /mo (−$483,459/yr)
Monthly rental income
Monthly ownership cost
Coverage
19%
Net /mo
−$40,289
DSCR
0.23
Est. Annual Revenue
$41,185/yr
$311/night · 45% occupancy · $100/bedroom · $0.18/sqft
Net Monthly Cash Flow
−$46,043 /mo (−$552,518/yr)
Monthly STR income
Monthly ownership cost
Coverage
7%
Net /mo
−$46,042
DSCR
0.07
$843,000
+724% vs median
101 days
412
$14,900 – $31,000,000
$44,406
$1,769/quarterly
Moderate
7.8
per 1,000
22.4
per 1,000
14.8
per 1,000
45.0
per 1,000
National rates use FBI UCR Index Crimes. Local rates use NIBRS which may include additional offense categories.
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