Torn between Deer Valley and Old Town for your Park City condo? You’re not alone. Both deliver world-class mountain living, but the day-to-day feel, rental dynamics, and ownership costs are different. In this guide, you’ll learn how each area stacks up for ski access, walkability, amenities, and rental rules, plus what to check before you buy. Let’s dive in.
Quick take: Who chooses what
- Deer Valley: You want polished, ski-first convenience with resort services and a quieter evening scene. You’re comfortable with higher HOA dues that cover a premium guest experience.
- Old Town: You want walkability to Main Street restaurants and nightlife, easy access to multiple lifts, and strong year-round energy. You’re open to more variable HOAs and parking considerations.
Ski access and getting around
Deer Valley: Ski-first convenience
Deer Valley is designed around skiing. Many condos are true ski-in and ski-out or a short walk to lodge portals, especially in Silver Lake and Empire Pass. You’ll often see ski valet, lockers, and on-site services that streamline your day.
Explore lift layouts and terrain on the official Deer Valley Resort site to understand how specific properties connect to the mountain. Always confirm any private ski easements and seasonal closures for a given listing.
Old Town: Lifts plus Main Street
Old Town gives you multiple access points to Park City Mountain via the Town Lift and the Park City Mountain base area. Many condos are walkable to Main Street with a short shuttle to lifts, which is a big win for après and dining. Review lift locations and base access on Park City Mountain as you compare addresses by block.
Lifestyle, dining, and nightlife
Old Town energy
Old Town centers around Main Street with a dense mix of restaurants, bars, galleries, and events. Walkability drives year-round appeal, especially during Sundance and summer festivals. If you value a car-light lifestyle and lively evenings, Old Town shines.
Deer Valley calm
Deer Valley skews quieter and more resort-centric at night. Expect refined dining within lodges and hotels, and a relaxed family-friendly pace. If your ideal evening is a cozy dinner and an early start on groomers, you’ll feel right at home.
Unit styles and HOA amenities
Deer Valley: Luxury lodges and services
Condos in Deer Valley often sit within purpose-built luxury developments. Expect larger floor plans, high-end finishes, covered parking, and resort-style amenities like concierge, ski valet, pools, hot tubs, and fitness centers. HOAs tend to be higher because they bundle services and on-site staff, which can boost guest satisfaction and nightly rates.
Old Town: Variety and character
Old Town offers a wider range of buildings, from historic conversions to mid-century and newer boutique projects. Amenities and HOAs vary. Some small buildings keep dues lean with basic maintenance and insurance, while newer developments add spa-level perks. Parking can be tight, so understand assigned stalls, guest policies, and any city permits.
Short-term rental rules that matter
Operating a vacation rental in 84060 depends on exact location, zoning, and your HOA’s rules. Park City and Summit County each manage licensing, safety, occupancy, and enforcement for short-term rentals. Requirements can include a local 24/7 contact, parking standards, and business licensing.
- Start with the City of Park City to review municipal code and business licensing for STRs within city limits.
- If the property sits outside city limits, check Summit County for county rules and permits.
Before you buy, verify all of the following for the specific unit:
- Is the property inside Park City or in Summit County jurisdiction?
- Do the HOA CC&Rs allow short-term rentals, and are there minimum stay rules?
- What licenses or registrations are required today, and how are they renewed?
- What are occupancy limits, parking requirements, and noise rules?
- How are violations enforced and penalized?
Rules change, so confirm details directly with the city or county and loop in a local property manager experienced with compliance.
Revenue potential, seasonality, and costs
What drives bookings
Winter is the main revenue season, with peak demand from December through March. Holiday weeks, Presidents’ Week, and major events like Sundance can lift rates and occupancy. Summer brings steady demand for biking, hiking, weddings, and festivals, which often favors walkable Old Town properties.
Tools like AirDNA can help you compare ADR and occupancy by neighborhood and building type. In general, Deer Valley’s slope-adjacent luxury units can command premium rates, while Old Town’s walkability may lift midweek and shoulder season stays.
What it costs to operate
Budget for HOA dues, utilities not included in dues, insurance, property taxes, cleaning and linens, platform fees, snow and winterization, and routine repairs. Full-service property management often ranges from 15 to 35 percent of rental revenue depending on the service package. Focus on net operating income and cap rate, not just gross revenue.
Financing, taxes, and insurance
Loan terms differ for primary residences, second homes, and investment properties. Some lenders want rental history or manager pro formas if you plan to use income for debt service. Ask early about down payment and rate differences for second home or STR loans.
For STRs, plan for state sales tax and transient lodging tax. Remittance responsibilities can vary by platform and jurisdiction, so confirm processes with your manager and the state. Start with the Utah State Tax Commission for official guidance.
Most condos have a master policy for the structure. You will typically add an HO-6 policy for interior, contents, and liability, with vacation rental endorsements if required by your HOA or manager.
Buyer checklists you can use
Pre-purchase questions for the listing agent or HOA
- Is this address inside Park City city limits or in Summit County?
- Are short-term rentals allowed under zoning and CC&Rs? Any pending changes?
- How close is the nearest lift or shuttle, and are there ski easements or seasonal closures?
- What do HOA dues include, and is there a current reserve study?
- Parking: deeded stall, assigned space, guest rules, and any city permits?
- Who operates on-site amenities and what are access rules for owners and guests?
- Historical rental performance and guest profile, if marketed as an income property.
- Noise, occupancy, and party restrictions that affect bookings.
Operational questions for your property manager
- Typical ADR and occupancy for comparable units in the same building or block.
- Management fees, included services, and dynamic pricing approach.
- How taxes and remittances are handled for your listing.
- Seasonal maintenance needs and estimated annual operating costs.
Due diligence steps
- Read CC&Rs, recent HOA minutes, special assessments, and the reserve study.
- Verify zoning and STR license history with Park City or Summit County.
- Inspect mechanicals and winter readiness including insulation and pipe protection.
- Confirm parking, ski storage, and guest luggage handling.
- Obtain pro forma revenue and review booking calendars for owner holds and blackouts.
Which base fits you best
- Choose Deer Valley if you want refined, service-driven skiing with premium amenities and are comfortable with higher dues for a seamless guest experience.
- Choose Old Town if you want Main Street at your door, flexible dining and nightlife, and diversified demand across seasons, while managing more variable HOA and parking details.
- If you invest for STR income, compare Deer Valley’s higher ADR potential against higher HOAs, then weigh Old Town’s walkability and event-driven occupancy. Let the rules and your net numbers decide.
Your next move
If you’re weighing Deer Valley against Old Town, a short, focused tour can clarify your fit in a single afternoon. We’ll align your lifestyle goals and revenue targets with the right buildings, then map out licensing and HOA details so you can buy with confidence. Ready to start? Connect with Amelia Real Estate Co. for concierge guidance and trusted local resources.
FAQs
Which area is better for ski-in and ski-out in Park City 84060?
- Deer Valley has more true ski-in and ski-out options tied to resort developments, while Old Town offers walkability to lifts with a vibrant Main Street scene.
How do Park City short-term rental licenses work for condos?
- Park City and Summit County each manage licensing, safety, and enforcement; confirm current requirements with the City of Park City or Summit County and review your HOA’s CC&Rs.
What HOA costs should I expect in Deer Valley vs Old Town?
- Deer Valley HOAs are often higher but include resort-style services, while Old Town varies from lean, basics-only HOAs to newer buildings with full amenities.
Does Old Town see stronger summer demand than Deer Valley?
- Old Town often benefits from walkable dining and events that support shoulder season stays, while Deer Valley appeals strongly in winter for ski-focused guests.
What financing should I plan for a second-home condo in 84060?
- Second-home and investment loans may require larger down payments and higher rates; some lenders ask for rental history or a manager’s pro forma for underwriting.
