16 SNOW FOREST, Sandy, UT 84092
7BD/—BA Residential in Sandy, UT 84092. 9,152 sqft. Built 2006. Listed at $2,899,900. MLS #2145933.
7BD/—BA Residential in Sandy, UT 84092. 9,152 sqft. Built 2006. Listed at $2,899,900. MLS #2145933.
$2,899,900
Located within the highly coveted 477 acre, 24-hour guard-gated Pepperwood community, this remarkable luxury residence offers an exceptional opportunity to own a private retreat in one of Salt Lake Valley's most prestigious enclaves. Surrounded by mature landscaping and set against the dramatic backdrop of the Wasatch Mountains, the property seamlessly blends timeless elegance with refined modern comfort. From the moment you enter, the home makes a striking impression with its grand entry and expansive windows that frame breathtaking mountain and valley views while flooding the interior with natural light. Thoughtfully designed for both intimate living and large-scale entertaining, the residence features multiple gracious living and gathering spaces, each finished with exceptional attention to detail and quality craftsmanship throughout. The gourmet kitchen serves as the heart of the home, appointed with premium appliances, custom cabinetry, and generous counter space ideal for both everyday use and hosting. Adjacent dining and living areas create effortless flow, while inviting fireplaces and architectural accents add warmth and sophistication. The primary suite is a true sanctuary, offering a serene escape with tranquil views that enhance the sense of privacy and relaxation. Additional bedrooms and guest accommodations are generously sized and thoughtfully positioned to provide comfort, flexibility, and privacy for family and guests alike. The lower level and auxiliary living spaces extend the home's versatility, offering a full Mother in law apt w laundry hook ups & kitchen, a 3rd kitchen, huge indoor basketball court ,fitness studio, media room,large heated workshop, extra tall ceilings, full walkout separate entrance, pool bathroom & additional entertaining space. The heated driveway enhances the oversized extra deep & wide 4 car garage which has extra tall doors for rv and trucks. Outdoor living is equally impressive, with beautifully manicured grounds,pool,spa,waterfall & inviting patios that capture the surrounding natural beauty of mountain & valley views-perfect for hosting gatherings or enjoying peaceful moments year-round. Residents of Pepperwood enjoy exclusive access to private amenities including tennis, basketball, pickleball courts, sand volleyball, pool, large splash pad, lifeguards, pepperwood swim team, huge playground, park, miles of scenic walking/ biking trails, food trucks & community events.Step outside Pepperwood and you are within minutes of world-class ski resorts, premier hiking/biking trails, fine dining, upscale shopping, & downtown Salt Lake City. This is a rare offering that delivers elevated luxury living, exceptional privacy, and an unparalleled lifestyle in one of Utah's most distinguished communities.Buyer to verify all information
Property Type
Residential
Property Style
Single Family Residence
Architectural Style
Stories: 2
Stories
3
Subdivision
PEPPERWOOD
County
Salt Lake
Zoning
Single-Family
Construction
Stone,Other
Lot Size
0.66 sq ft
Above Grade Area
4,160 sq ft
Condition
Blt./Standing
MLS #
2145933
Property Type
Residential
Property Style
Single Family Residence
Architectural Style
Stories: 2
Stories
3
Subdivision
PEPPERWOOD
County
Salt Lake
Zoning
Single-Family
Construction
Stone,Other
Lot Size
0.66 sq ft
Above Grade Area
4,160 sq ft
Condition
Blt./Standing
MLS #
2145933
List Price
$2,899,900
HOA Fees
$210 / Monthly
Annual Taxes
$13,007
Home Warranty
No
List Price
$2,899,900
HOA Fees
$210 / Monthly
Annual Taxes
$13,007
Home Warranty
No
Heating
Forced Air,Gas: Central
Cooling
Central Air
Roof
Asphalt
Flooring
Carpet,Hardwood,Tile
Basement
Daylight,Entrance,Full,Walk-Out Access
Materials
Stone,Other
Appliances
Microwave,Range Hood,Refrigerator
Laundry
Electric Dryer Hookup
Patio & Porch
Covered
Water Source
Culinary
Sewer
Sewer: Connected,Sewer: Public
View
Mountain(s),Valley
Heating
Forced Air,Gas: Central
Cooling
Central Air
Roof
Asphalt
Flooring
Carpet,Hardwood,Tile
Basement
Daylight,Entrance,Full,Walk-Out Access
Materials
Stone,Other
Appliances
Microwave,Range Hood,Refrigerator
Laundry
Electric Dryer Hookup
Patio & Porch
Covered
Water Source
Culinary
Sewer
Sewer: Connected,Sewer: Public
View
Mountain(s),Valley
Garage Spaces
4
Covered Spaces
4
Total Parking
12
Garage Spaces
4
Covered Spaces
4
Total Parking
12
Classification
Standard
Deal Score
45/100
vs Similar Homes
45% above
vs Market Median
0% above
Area Growth (YoY)
5.0%
Deal Score Breakdown
45/100
5.0% year-over-year ZHVI growth in this area
Priced 0% above the per-subtype city median
Priced 45% above the median of similar listings
LT net cashflow -$6,539/mo (-33.0% return on ownership cost) · STR net cashflow -$15,027/mo (-75.7% 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
$15,114/mo
Range: $9,956 – $20,271
Net Monthly Cash Flow
−$6,539 /mo (−$78,470/yr)
Monthly rental income
Monthly ownership cost
Coverage
76%
Net /mo
−$6,539
DSCR
0.91
Est. Annual Revenue
$82,486/yr
$364/night · 41% occupancy · $123/bedroom · $0.38/sqft
Net Monthly Cash Flow
−$15,027 /mo (−$180,328/yr)
Monthly STR income
Monthly ownership cost
Coverage
35%
Net /mo
−$15,027
DSCR
0.33
$625,000
+364% vs median
50 days
201
$18,000 – $9,000,000
$13,007
$210/monthly
Moderate
9.7
per 1,000
32.1
per 1,000
8.1
per 1,000
49.9
per 1,000
National rates use FBI UCR Index Crimes. Local rates use NIBRS which may include additional offense categories.
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