Park City Private Clubs Compared: Promontory, Tuhaye and Victory Ranch

Four names come up in every private club search around Park City: Promontory, Tuhaye, Victory Ranch and Talisker. Here's the first thing I want you to know. There aren't four decisions here. There are three. Tuhaye is the gated community on the Jordanelle side, and the Talisker Club is the private club that comes with it. If you buy a home from the developer at Tuhaye, the Talisker membership is part of the purchase. Different names, one package.

Here's the belief underneath this whole comparison. When you buy in a private club community, you're making two purchases at the same time: a house and a membership. Most people spend 90% of their energy on the house and 10% on the membership, when the membership is the part that shapes how you actually live there and the part that's hardest to undo.

Where They Actually Sit

These are all marketed as Park City, but they're spread across two counties and three very different pieces of ground. Promontory sits just east of US 40 north of the Jordanelle, in Summit County. Tuhaye sits on the high ground above the east side of the Jordanelle Reservoir, with parcels in Wasatch County. Victory Ranch is further southeast along the upper Provo River, and the parcels I've pulled are in Wasatch County as well.

That matters for three reasons. First, school district boundaries: most of Promontory falls inside South Summit School District, not Park City School District, while Tuhaye and Victory Ranch fall inside Wasatch County School District. I'm not ranking any of them. I'm telling you where the line falls, because buyers routinely assume a Park City address means Park City schools. Verify it on the specific parcel.

Second, which mountain you're tied to. Promontory runs member lodges at both Deer Valley and Park City Mountain Resort with a shuttle. Talisker's ski home is the Tower Club at Empire Pass, which is ski-in, ski-out at Deer Valley. Victory Ranch runs a member lounge at 875 Main Street, by the town lift in Old Town. Third, drive time, and that is changing this season: Deer Valley's East Village expansion opens this winter on the Jordanelle side, which puts serious ski terrain minutes from Tuhaye without fighting Park City traffic.

Promontory: A Small Town With a Gate

Promontory is roughly 7,200 acres with around 60% kept as open space. The club reports about 1,924 total home sites with more than 1,400 already sold. There are three golf courses (the Pete Dye Canyon Course, the Jack Nicklaus Painted Valley Course, and The Hills, an 18-hole par three), six restaurants, a beach club, an equestrian center, a new spa that opened this year, more than 40 miles of trails, and those two ski lodges.

On the market side, the club reports more than $630 million in home and homesite closings in 2025, which it says is about a third of all Park City home sales. In the first half of this year, the median was around $5.65 million, with homes selling in about 36 days at around 98% of list price.

The membership costs below are reported by third parties, not published by the club, so treat them as ranges. Full golf initiation was reported at $300,000, with an increase to $500,000 reported to take effect this September. Annual dues for full memberships are reported around $24,000. A social membership has been reported around $100,000 to join and $12,000 per year. Membership is optional, but the conservancy and HOA is not, and it's reported at $6,000 per year and up for every owner, plus a food and beverage minimum reported around $2,000. Join at the full level and you're around $32,000 per year before you swing a club.

Here's what that means when you're shopping. Picture two homes, same size, same street, both listed at $4.5 million. One comes with a transferable golf membership and one does not. If the new member rate really is $500,000, those two houses are not the same price. I've watched buyers compare finishes and square footage for weeks and never ask the one question that moved the real number by half a million.

Promontory is for the buyer who wants the most to do inside one gate and will use it. If ski-in, ski-out is the dream, it will always involve a shuttle or a drive. And if you'd rarely use the amenities, you're carrying a conservancy fee for a small town you don't live in.

Tuhaye and the Talisker Club: One Package

Talisker Club is a private club with four venues, and Tuhaye is home base. The golf is here, a championship course that Golfweek named the best in Utah in 2021, plus a 9-hole par 3. There's Base Camp, an 18,000 square foot lodge with bowling, games and dining, a kids club with a splash pad and water slide, and an outdoor park with ice skating in winter. The club then reaches off the property: the Tower Club at Empire Pass, a private lounge on Main Street, and the Outpost, a backcountry yurt at about 9,000 feet.

On developer inventory at Tuhaye, the Talisker membership isn't optional. It's part of the purchase, and the initiation is often built into the price. On resales, you have to verify. Annual dues are reported around $26,000 and the Tuhaye HOA around $2,565 per year, so roughly $28,000 to $29,000 per year to carry, with carts, guest fees and activities on top. Two more numbers to hold onto: a 1% transfer fee on the purchase price and a membership reissuance fee reported at 20% of the initiation. Homes run roughly $3 million to $12 million and up, with a 2026 median reported around $4.85 million.

"Included in the price" sounds like a bonus. It isn't free. If the initiation is baked into a $3 million list price, part of that $3 million is a club membership, and you're paying interest on it for 30 years if you finance. That's not a reason to walk away. It's a reason to ask the listing agent to separate the house number from the club number. Talisker membership is also reported capped at 950 with roughly 895 members right now, and when a club gets close to its cap, the leverage tends to move to the club.

Tuhaye with Talisker is for the buyer who wants golf at home and ski-in, ski-out at Deer Valley without owning two properties. Who should skip it? Anyone who wants a finished, settled feel right now, since the Jordanelle Basin is still mid-build-out, and anyone who would rather choose a club later instead of buying it with the house.

Victory Ranch: Land, Water and Quiet

Victory Ranch is about 6,200 acres along the upper Provo River, with more than 3,500 acres kept as backcountry and around 350 home sites in total. Compare that to Promontory's roughly 1,900 and you see the difference. Lots run roughly 1 to 6 acres. About 4 miles of the upper Provo run through the property, with private reservable fishing stretches, plus a Rees Jones golf course, the Barn with its outdoor pool and game room, and the ski lounge at 875 Main.

Active listings this week show about 19 properties with a median list price just under $2.5 million, ranging from about $1.4 million to around $8.7 million. That's a meaningfully lower entry point than Tuhaye or Promontory, but the club isn't priced down to match. The equity membership was reported at $225,000 back in 2024, with more recent estimates around $250,000 and dues near $29,000 per year. On a $2.5 million home, the club is a much bigger slice of the total spend than on a $6 million home at Promontory. That's not good or bad. It's just math.

Riverfront is the dream lot, and it's also the lot where you need to know exactly where the floodplain line sits. Get the survey, get the floodplain map, and talk to the design review committee about what they'll let you build. The honest trade-offs are distance and pace: about 20 to 25 minutes from Park City and roughly 50 miles from Salt Lake City International Airport, with days on market averaging around 146 days on current listings. That cuts both ways: more room to negotiate when you buy, more patience required when you sell.

Putting On the Contractor Hat

I spent years in construction and custom home building, so when I walk into a club community I'm looking at the design guidelines, the build costs and the snow loads, not just the clubhouse. All three have architectural review. At Promontory, that process has been reported at 4 to 6 months across multiple stages. Finished custom construction in these communities has been running well north of $800 per square foot, and at the high end easily past $1,200. Some resale pricing works out to $900 to $1,100 per square foot, before the lot.

Promontory also runs its own in-house builder, Promontory Homes, with 29 home plans and a design center that opened in January. The club reports it handled about 70% of the homes under construction last year. For a lot of buyers that's a relief, but get an independent set of eyes on the contract, the allowances and the warranty. Then there's snow load, driveway orientation, and wildfire: every one of these sites is in wildland-urban interface terrain, so get an insurance quote before you remove contingencies. If you're buying a lot, budget 18 months to 2 years from closing to move in.

On rentals, none of these three should be bought as a nightly rental strategy. Verify the CC&Rs on every specific address. If you'll only be here six to ten weeks a year, look hard at fractional ownership. Victory Ranch has a residence club where you own 1/8 of a club cabin with a guaranteed six weeks per year.

The 10-Year Math

Using the reported numbers, with no golf extras, no dining beyond minimums and no increases (which there will be): Promontory full golf is about $32,000 per year, or roughly $320,000 over 10 years. Tuhaye with Talisker is about $28,000 to $29,000 per year, roughly $290,000. Victory Ranch dues near $29,000 come to roughly $290,000, plus whatever HOA applies to your property. The yearly cost is within a few thousand dollars across all three, so the thing everybody argues about is almost a wash.

The real difference is the entry and the exit. Promontory's full golf initiation was reported at $300,000 and is now reported at $500,000, so ask exactly what portion, if any, comes back when you sell and get it in writing. At Victory Ranch, the equity membership has been reported to return 80% of the current price when you sell. At Tuhaye, the initiation is often built into the home price, which means you may be financing it inside your mortgage, with the 20% reissuance fee and 1% transfer fee on top. Two buyers can spend the same on dues over 10 years and walk away with a $200,000 difference purely because of exit terms.

Five Questions to Ask in Writing

Before you sign anything, put these to each membership office in writing. What is the initiation today, and what has it done over the last three to five years? When I sell, what happens to my membership, and what percentage do I get back? Is there a wait list to resign, meaning do I keep paying dues until a new member replaces me? What capital assessments have members been charged in the past five years, and is anything planned? And what are the food and beverage minimum and the extras built on top of dues, like carts, guest fees, lockers and ski storage?

Here's how I would choose. If you want the most amenities inside one gate, two ski lodges and a big established resale market, look at Promontory and get the membership terms in writing. If you want golf at home and true ski-in, ski-out at Deer Valley through one membership, and you like the direction the Jordanelle side is heading, look at Tuhaye and Talisker. If you want land, a river and quiet, look at Victory Ranch, and be patient on the resale side. Whichever you pick, buy the club you'll actually use, not the one that photographs the best.

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