12945 FOREST, Heber City, UT 84036
7BD/—BA Residential in Heber City, UT 84036. 11,410 sqft. Built 2007. Listed at $16,500,000. MLS #2169325.
7BD/—BA Residential in Heber City, UT 84036. 11,410 sqft. Built 2007. Listed at $16,500,000. MLS #2169325.
The Highlands is one of Wolf Creek Ranch's most extraordinary legacy estates, set on 160 private acres backing directly to the Uinta National Forest. Following a full, no-expense-spared remodel completed in 2025, this iconic mountain retreat offers the rare opportunity to own a truly move-in-ready luxury estate where timeless architecture, exceptional craftsmanship, and modern sophistication exist in perfect harmony. Inspired by the grand lodges of America's National Parks and designed by JSA Architecture, the nearly 12,000-square-foot residence features soaring timber-framed ceilings, monumental stone fireplaces, hand-selected natural materials, and expansive walls of glass framing breathtaking mountain, meadow, and forest views. Every detail has been thoughtfully curated, creating a home that feels as refined as it is welcoming. Designed for generations of family and friends to gather, the estate features seven private bedroom suites, a chef's kitchen with Wolf and Sub-Zero appliances, expansive entertaining spaces, custom theater with Kaleidescape system, game room, second full kitchen, sauna, hot tub, and oversized four-car garage. Wraparound decks invite seamless indoor-outdoor living, while a private lake and waterfront yurt offer unforgettable moments spent fishing, kayaking, or simply enjoying the surrounding beauty. With 60+ miles of private trails, direct access to the Uinta National Forest, abundant wildlife, and endless opportunities for horseback riding, hiking, snowmobiling, and ATV adventures, The Highlands delivers an unparalleled four-season mountain lifestyle just minutes from Park City, Deer Valley Resort, and Heber Valley Airport. A home of this caliber is not simply owned, it is stewarded, shared, and passed from one generation to the next.
Property Type
Residential
Property Style
Single Family Residence
Stories
3
Subdivision
WOLF CREEK RANCH
County
Wasatch
Construction
Log,Other
Lot Size
160 sq ft
Above Grade Area
7,796 sq ft
Condition
Blt./Standing
MLS #
2169325
Property Type
Residential
Property Style
Single Family Residence
Stories
3
Subdivision
WOLF CREEK RANCH
County
Wasatch
Construction
Log,Other
Lot Size
160 sq ft
Above Grade Area
7,796 sq ft
Condition
Blt./Standing
MLS #
2169325
List Price
$16,500,000
HOA Fees
$1,450 / Monthly
Annual Taxes
$59,727
Home Warranty
No
List Price
$16,500,000
HOA Fees
$1,450 / Monthly
Annual Taxes
$59,727
Home Warranty
No
Heating
Propane,Radiant Floor
Cooling
Central Air
Roof
Composition,Metal
Flooring
Carpet,Hardwood,Tile
Basement
Walk-Out Access
Materials
Log,Other
Appliances
Ceiling Fan,Dryer,Microwave,Refrigerator,Washer
Water Source
Private,Well
Sewer
Septic Tank
View
Mountain(s)
Heating
Propane,Radiant Floor
Cooling
Central Air
Roof
Composition,Metal
Flooring
Carpet,Hardwood,Tile
Basement
Walk-Out Access
Materials
Log,Other
Appliances
Ceiling Fan,Dryer,Microwave,Refrigerator,Washer
Water Source
Private,Well
Sewer
Septic Tank
View
Mountain(s)
Garage Spaces
4
Covered Spaces
4
Total Parking
14
Garage Spaces
4
Covered Spaces
4
Total Parking
14
Classification
Standard
Deal Score
10/100
vs Market Median
99% above
Area Growth (YoY)
0.3%
Deal Score Breakdown
10/100
Priced 99% above the per-subtype city median
0.3% year-over-year ZHVI growth in this area
LT net cashflow -$89,897/mo (-80.8% return on ownership cost) · STR net cashflow -$107,790/mo (-96.9% 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
Not enough comparable listings
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
$24,268/mo
Range: $16,914 – $31,622
Net Monthly Cash Flow
−$89,897 /mo (−$1,078,770/yr)
Monthly rental income
Monthly ownership cost
Coverage
22%
Net /mo
−$89,897
DSCR
0.26
Est. Annual Revenue
$59,368/yr
$286/night · 45% occupancy · $103/bedroom · $0.15/sqft
Net Monthly Cash Flow
−$107,790 /mo (−$1,293,482/yr)
Monthly STR income
Monthly ownership cost
Coverage
4%
Net /mo
−$107,790
DSCR
0.04
$843,000
+1857% vs median
101 days
412
$14,900 – $31,000,000
$59,727
$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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Devin Tanner - Utah Realtor
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