2273 SONDER, Park City, UT 84060
5BD/—BA Residential in Park City, UT 84060. 4,657 sqft. Built 2027. Listed at $8,200,000. MLS #2163400.
5BD/—BA Residential in Park City, UT 84060. 4,657 sqft. Built 2027. Listed at $8,200,000. MLS #2163400.
Just steps from private ski access, this five-bedroom Noetic residence offers the kind of mountain lifestyle families spend years searching for. Picture ending a perfect ski day gathered around the fire, summer evenings stretched across expansive decks overlooking the Jordanelle Reservoir, and holidays spent with family and friends gathered under one roof. Designed to bring people together without sacrificing privacy, the home balances generous gathering spaces with quiet retreats for owners and guests. An upper-level lounge with a wet bar creates a natural place to reconnect after a day on the mountain, while floor-to-ceiling windows capture ever-changing alpine views. Natural stone, limestone plaster walls, and custom Rocky Mountain Hardware lend warmth and permanence, creating a home grounded in its surroundings. Wellness is woven into daily life through Ketra circadian lighting, advanced air and water purification, and an environment designed to support the occupants. Life at Velvaere extends well beyond the front door. Owners enjoy direct access to the Neptune Express chairlift and Deer Valley's growing network of ski, hiking, and biking trails. Club Velvaere membership unlocks two private clubhouses anticipated to open in 2027, featuring a ski beach with valet and aprs lounge, year-round pools and hot tubs, Technogym fitness, spa and recovery experiences, concierge services, private shuttle transportation, and a boat club on the Jordanelle Reservoir. As Deer Valley East Village takes shape, Velvaere occupies a uniquely private position within the expansion. It is close enough to enjoy the village's energy and convenience, yet tucked behind the gates in a setting defined by less density, resort views, and a slower pace. With five bedrooms, brand-new construction, immediate ski access, and a private gated setting within Deer Valley East Village, this mountain home is an opportunity to secure a design built not only for today, but for the memories, traditions, and adventures that will unfold for years to come.
Property Type
Residential
Property Style
Townhouse
Architectural Style
Stories: 2
Stories
3
Subdivision
VELVAERE
County
Wasatch
Zoning
Single-Family
Construction
Stone,Metal Siding,Other
Lot Size
0.13 sq ft
Above Grade Area
4,657 sq ft
MLS #
2163400
Property Type
Residential
Property Style
Townhouse
Architectural Style
Stories: 2
Stories
3
Subdivision
VELVAERE
County
Wasatch
Zoning
Single-Family
Construction
Stone,Metal Siding,Other
Lot Size
0.13 sq ft
Above Grade Area
4,657 sq ft
MLS #
2163400
List Price
$8,200,000
HOA Fees
$5,160 / Annually
Annual Taxes
$1
Home Warranty
No
List Price
$8,200,000
HOA Fees
$5,160 / Annually
Annual Taxes
$1
Home Warranty
No
Heating
Forced Air,Gas: Radiant,Heat Pump,Radiant Floor
Cooling
Central Air
Roof
Metal
Flooring
Carpet,Hardwood,Travertine
Basement
None
Materials
Stone,Metal Siding,Other
Appliances
Dryer,Freezer,Microwave,Range Hood,Refrigerator,Washer,Water Softener Owned
Patio & Porch
Covered
Water Source
Culinary
Sewer
Sewer: Available,Sewer: Public
View
Mountain(s)
Heating
Forced Air,Gas: Radiant,Heat Pump,Radiant Floor
Cooling
Central Air
Roof
Metal
Flooring
Carpet,Hardwood,Travertine
Basement
None
Materials
Stone,Metal Siding,Other
Appliances
Dryer,Freezer,Microwave,Range Hood,Refrigerator,Washer,Water Softener Owned
Patio & Porch
Covered
Water Source
Culinary
Sewer
Sewer: Available,Sewer: Public
View
Mountain(s)
Garage Spaces
2
Covered Spaces
2
Total Parking
2
Garage Spaces
2
Covered Spaces
2
Total Parking
2
Classification
Standard
Deal Score
10/100
vs Similar Homes
218% above
vs Market Median
70% above
Area Growth (YoY)
-5.8%
Deal Score Breakdown
10/100
Priced 218% above the median of similar listings
Priced 70% above the per-subtype city median
-5.8% year-over-year ZHVI growth in this area
LT net cashflow -$40,620/mo (-76.8% return on ownership cost) · STR net cashflow -$47,106/mo (-89.0% 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
$13,970/mo
Range: $9,378 – $18,562
Net Monthly Cash Flow
−$40,619 /mo (−$487,433/yr)
Monthly rental income
Monthly ownership cost
Coverage
26%
Net /mo
−$40,620
DSCR
0.30
Est. Annual Revenue
$99,551/yr
$205/night · 41% occupancy · $205/bedroom · $1.01/sqft
Net Monthly Cash Flow
−$47,106 /mo (−$565,278/yr)
Monthly STR income
Monthly ownership cost
Coverage
16%
Net /mo
−$47,106
DSCR
0.14
Best Download
8 Gbps
Best Upload
8 Gbps
Fiber Available
Yes
Providers
8
Available Providers
$1,900,000
+332% vs median
82 days
549
$24,900 – $55,000,000
$1
$5,160/annually
High Crime
16.7
per 1,000
33.8
per 1,000
7.4
per 1,000
57.9
per 1,000
National rates use FBI UCR Index Crimes. Local rates use NIBRS which may include additional offense categories.
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Daryn Edmunds - High Road Properties

Devin Tanner - Utah Realtor

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