Picture two Tuhaye listings that hit the market the same week. Same neighborhood, same finish level, same view corridor toward the Jordanelle Reservoir. Same asking price to the dollar. One buyer walks away owning a home and a Talisker Club membership. The other walks away owning a home and a $200,000 bill they didn't see coming until the purchase contract landed on their desk.
Both listings were priced correctly. Neither agent did anything wrong. The gap exists because Tuhaye's club membership is not always folded into the number on the MLS sheet, and there's no universal convention for flagging which is which.
If you're comparing Tuhaye to Promontory, Victory Ranch, or Red Ledges using headline prices alone, this is the detail that breaks the comparison before it starts.
The Median Went Up. That's Not the Whole Story.
Tuhaye's single-family median climbed 17% to just under $6 million in 2025, on 29 closings, according to the Park City Board of Realtors' fourth-quarter report. Looking at the trailing twelve months through June 30, 2026, the community recorded 28 single-family sales with an average price near $6.55 million. New construction now starts at $6.2 million, a threshold that marks a real jump from where the community's entry point used to sit.
Those numbers tell you Tuhaye is in demand. They don't tell you what's inside each transaction. A median is a single figure standing in for dozens of individual deals, and in Tuhaye, some of those deals carry a $200,000 club obligation baked into the price while others carry it as a line item still to be paid. The MLS field doesn't distinguish between the two. Your closing statement will.
The Fee That Isn't Always in the Price
Tuhaye sits inside Talisker Club, the private membership organization that also runs Empire Pass at Deer Valley, a Main Street clubhouse in Old Town, and a backcountry outpost. A full membership currently costs $200,000, a one-time initiation fee due when you purchase property in one of the club's communities. That figure rose from $150,000 in July 2023, a 33% increase that's now roughly three years old, which tells you something about how fast demand for the club itself has been moving relative to the real estate sitting inside it.
Here's the part that catches buyers off guard. Some Tuhaye listings include the membership in the asking price. Others list the home separately and expect the buyer to pay the initiation fee on top, either to the club directly or as part of a resale transfer. Broker disclosures on comparable Tuhaye transactions put annual dues in the range of $17,000 to $20,000 depending on membership type, a recurring cost that sits apart from the one-time initiation fee entirely. None of this is disclosed through the price field alone. It shows up in the membership documents, and those documents vary by seller, by developer phase, and sometimes by how long ago the current owner joined.
This is why two listings priced identically can represent two very different amounts of money leaving your account at closing.
What a Tuhaye Purchase Actually Stacks Up To
Beyond the sale price itself, a handful of costs attach to Tuhaye ownership regardless of whether membership is included in your purchase:
| Cost | Amount | When It's Due |
|---|---|---|
| Talisker Club initiation (if not included in price) | $200,000 | At purchase |
| Annual club dues | Roughly $17,000 to $20,000 | Ongoing, annual |
| Master HOA assessment | $2,565 for 2026 | Ongoing, annual |
| HOA transfer (reinvestment) fee | 1% of gross purchase price | At closing |
None of these figures are hidden exactly. They're published in HOA documents and club membership plans. What's hidden is the assumption a buyer makes when they see a median price and treat it as the full cost of entry. The reinvestment fee alone, a straightforward 1% of the purchase price paid to the HOA at transfer, adds tens of thousands of dollars to a transaction in the multimillion-dollar range, and it applies whether or not membership is bundled in.
Four Clubs, One Price Tag
Part of why the $200,000 figure is worth scrutinizing rather than dismissing is what it actually buys. Talisker Club is structured as a single membership across four distinct venues: the Mark O'Meara-designed championship course at Tuhaye, ski-in and ski-out access through the Tower Club at Empire Pass, a Main Street clubhouse anchored by Courchevel Bistro, and backcountry programming through The Outpost. The Tuhaye course itself carries real credentials, rated the top course in Utah by Golfweek and named to Golf Digest's list of the best new courses in the country when it debuted.
The club has also been adding to that bundle. An outfitter-style adventure amenity with rock climbing and a fishing pond has been rolling out this summer, and an on-mountain gathering spot near the Bandana ski run between Red Cloud and Montage is set to open this winter. If you're weighing the $200,000 fee against a single golf course, the math looks different than if you're weighing it against golf, ski access, a Main Street social base, and a growing slate of backcountry programming all under one membership.
That context matters when you're deciding whether the fee is worth it. It doesn't resolve the disclosure problem. A buyer still needs to know, listing by listing, whether that value is already paid for or still owed.
Why the Fee Went Up When It Did
Storied Deer Valley acquired Tuhaye in 2018 and committed more than $390 million to reshaping the community and its Talisker amenities over the years that followed. The membership increase from $150,000 to $200,000 in July 2023 landed in the middle of that investment cycle, and it tracks with a broader pattern in the market. Tuhaye's old $5 million entry point no longer holds. New construction starting at $6.2 million as of early 2026 reflects a community where both the real estate and the club attached to it have repriced upward together.
That's useful context for a buyer trying to decide whether today's $200,000 initiation fee is a fixed cost or one more number likely to move again. Nothing in the public record points to a scheduled increase, but the trajectory since 2023 suggests the fee has moved in step with demand rather than sitting still.
What to Confirm Before You Compare Tuhaye to Anywhere Else
A few questions are worth asking directly, in writing, before you treat a Tuhaye listing price as comparable to anything else on your shortlist:
- Is the current Talisker Club initiation fee included in this specific listing's price, or is it separate?
- What are the current annual dues for the membership tier attached to this property, and are they billed monthly or annually?
- Does the 1% HOA reinvestment fee apply to this transaction, and is it calculated on the gross purchase price?
- If membership is not included, can it be added at resale, and what's the current process and timeline for that?
None of these questions are unusual to ask. They're standard due diligence for any club-anchored purchase in this market. The reason they matter more in Tuhaye right now is the pace at which both the real estate and the membership fee have been moving. A number that was accurate on a comparable sale from a year ago may not reflect what's true on a listing today.
A Few Questions I Get Often
Is Talisker Club membership required to buy in Tuhaye? Membership is tied to real estate ownership within the club's communities, and requirements attach at the point of purchase. Whether it's included in a given sale or added separately depends on the specific listing and should be confirmed in writing before you make an offer.
If I resell my Tuhaye home, does the buyer pay a new $200,000 fee, or does my membership transfer? This varies by transaction and by the terms in place at the time. Some resales are structured with membership included in the sale price, others require the new owner to join the club as a separate step. Ask the seller's agent for the exact membership documents rather than relying on the listing price alone.
Does the fee change depending on which of the four Talisker venues I use most? No. The membership is structured as one flat fee that covers access across Tuhaye golf, Empire Pass ski access, the Main Street clubhouse, and The Outpost, regardless of how you divide your time among them.
Tuhaye rewards buyers who ask the right questions before they compare numbers across communities. If you're weighing Tuhaye against Promontory, Victory Ranch, or a coastal alternative altogether, the conversation should start with what's actually included in the price you're looking at, not just the price itself. Debbie Millar works both sides of that comparison daily, across Park City's private club communities and the coastal markets many of these buyers are leaving behind. Let's Connect to talk through what a specific Tuhaye listing actually includes before you make an offer.
This article is general information, not legal, tax or financial advice. Consult a qualified professional about your situation.
