9156 FOREST, Heber City, UT 84036
5BD/—BA Residential in Heber City, UT 84036. 8,800 sqft. Built 2007. Listed at $11,250,000. MLS #2169039.
5BD/—BA Residential in Heber City, UT 84036. 8,800 sqft. Built 2007. Listed at $11,250,000. MLS #2169039.
Highpine Ranch is a rare legacy estate set on 160 private acres within the exclusive gated community of Wolf Creek Ranch, where just 60 homesites are thoughtfully positioned across more than 13,000 acres of protected mountain wilderness. Surrounded by quaking aspens, towering pines, and sweeping views of Mt. Timpanogos, this extraordinary property offers exceptional privacy, luxury, and year-round recreation just minutes from Park City and Deer Valley East Village. Completely reimagined in 2025, the 8,800-square-foot residence showcases timeless mountain architecture with refined contemporary finishes, including Cristallo quartzite countertops, custom White Oak cabinetry by Mar Wood, Wolf and Sub-Zero appliances, five fireplaces, Ketra circadian lighting, and a fully integrated AV system. Five en-suite bedrooms, including a main-level primary suite, provide luxurious accommodations for family and guests, while expansive outdoor living spaces frame breathtaking alpine views. A heated barn with garage space for up to 10 vehicles and a guest apartment adds exceptional flexibility. Private trails begin at the property, connecting to more than 60 miles of Wolf Creek Ranch's trail system. Owners enjoy access to private fishing ponds, an owners' lodge, equestrian facilities, year-round recreation, and 24-hour gated security. Highpine Ranch represents an extraordinary opportunity to own one of Wolf Creek Ranch's premier legacy properties, offering a level of privacy, acreage, and craftsmanship that is nearly impossible to replicate.
Property Type
Residential
Property Style
Single Family Residence
Architectural Style
Rambler/Ranch
Stories
2
Subdivision
WOLF CREEK
County
Summit
Zoning
Single-Family
Construction
Other
Lot Size
160 sq ft
Above Grade Area
4,000 sq ft
Condition
Blt./Standing
MLS #
2169039
Property Type
Residential
Property Style
Single Family Residence
Architectural Style
Rambler/Ranch
Stories
2
Subdivision
WOLF CREEK
County
Summit
Zoning
Single-Family
Construction
Other
Lot Size
160 sq ft
Above Grade Area
4,000 sq ft
Condition
Blt./Standing
MLS #
2169039
List Price
$11,250,000
HOA Fees
$1,450 / Monthly
Annual Taxes
$74,733
Home Warranty
No
List Price
$11,250,000
HOA Fees
$1,450 / Monthly
Annual Taxes
$74,733
Home Warranty
No
Heating
Forced Air,Propane,Radiant Floor
Cooling
Central Air
Roof
Composition
Flooring
Hardwood,Tile
Basement
Full
Materials
Other
Appliances
Dryer,Microwave,Refrigerator,Washer
Patio & Porch
Patio: Open
Water Source
Culinary,Private
Sewer
Sewer: Private
View
Mountain(s)
Heating
Forced Air,Propane,Radiant Floor
Cooling
Central Air
Roof
Composition
Flooring
Hardwood,Tile
Basement
Full
Materials
Other
Appliances
Dryer,Microwave,Refrigerator,Washer
Patio & Porch
Patio: Open
Water Source
Culinary,Private
Sewer
Sewer: Private
View
Mountain(s)
Garage Spaces
10
Covered Spaces
10
Total Parking
20
Garage Spaces
10
Covered Spaces
10
Total Parking
20
Why this is a deal
Classification
Great Deal (vs Similar)
Deal Score
100/100
vs Similar Homes
44% below
vs Market Median
476% above
Area Growth (YoY)
0.3%
Deal Score Breakdown
100/100 · 1 qualifying signal
Priced 44% below the median of similar listings
Priced 476% above the per-subtype city median
0.3% year-over-year ZHVI growth in this area
LT net cashflow -$64,259/mo (-81.2% return on ownership cost) · STR net cashflow -$76,356/mo (-96.5% 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
$16,922/mo
Range: $11,794 – $22,050
Net Monthly Cash Flow
−$64,259 /mo (−$771,110/yr)
Monthly rental income
Monthly ownership cost
Coverage
21%
Net /mo
−$64,259
DSCR
0.26
Est. Annual Revenue
$47,898/yr
$286/night · 45% occupancy · $103/bedroom · $0.15/sqft
Net Monthly Cash Flow
−$76,357 /mo (−$916,280/yr)
Monthly STR income
Monthly ownership cost
Coverage
5%
Net /mo
−$76,356
DSCR
0.05
$843,000
+1235% vs median
101 days
412
$14,900 – $31,000,000
$74,733
$1,450/monthly
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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