Reading A Tuhaye Listing In 2026: Why Price Per Square Foot Isn't A Comparable Here
August 6, 2026
August 6, 2026
Open two Tuhaye listings side by side and the numbers look almost interchangeable. Both quote a per-square-foot figure. Both sit inside the same gated community above the Jordanelle. Both promise access to the same Mark O'Meara golf course and the same Tower Club ski lounge at Empire Pass. A buyer running quick math on a phone would treat them as swappable.
They aren't. Two homes on the same cul-de-sac can carry six-figure differences in true cost before a single piece of furniture goes in, and the difference isn't in the finishes.
The thesis of this post: in Tuhaye, price per square foot is not a comparable. The line items that don't appear on the MLS sheet, especially whether the Talisker equity membership travels with the sale, can swing your out-the-door number by more than $200,000. The 2026 amenity deliveries are quietly re-pricing every unsold lot on top of that.
Is the Talisker Club membership included in the list price, or is initiation on top?
A full Talisker Club membership currently costs $200,000, increased from $150,000 in July 2023. Multiple broker and MLS sources report a Talisker equity initiation around $200,000 for full membership, and some listings show membership initiation included in the list price, so inclusion can materially change your net outlay.
That's the entire game on this one line. A $6.5M home with the membership rolled in is a different transaction than a $6.5M home where you'll write a separate check to the club at closing. If a listing agent can't answer that question in one sentence, treat the ambiguity as a negotiation point, not a footnote.
The second question is nearly as important. Deposits, approvals, and transfer considerations all sit inside the Talisker membership process, and timing matters when you're trying to close on a home whose value is partly wrapped up in club access.
The list price is one line. The real cost of taking title in Tuhaye has at least four.
List price. What you see. Verify whether it includes the equity initiation described above.
1% Reinvestment Fee at closing. Tuhaye charges a 1 percent Transfer, also called a Reinvestment, Fee on the gross purchase price, paid to the HOA at transfer. On a $5.72M median-list home, that's an added $57,200 wired at close. It's not a broker line item, it's not negotiable in the ordinary sense, and it's not something a national mortgage calculator will surface.
Master HOA plus possible sub-association dues. The HOA publishes an annual assessment of $2,565 for 2026, and some products also have sub-association dues. Neighborhoods like Moondance, Whispering Hawk, and the townhome enclaves layer additional dues on top of the master figure. Ask for the current sub-HOA schedule in writing before you make an offer.
Talisker initiation and ongoing dues. Separate from the equity number above, annual club dues are billed on top and vary by membership category. The $200,000 figure is a one-time fee when you purchase your property, although there are annual dues that aren't specified online.
Add those together on a hypothetical median-priced Tuhaye purchase and the delta between "list price" and "cash needed at and after close" easily clears a quarter million dollars before you've paid for a survey, a snow contract, or a design consult with the Architectural Review Committee.
The surface numbers look soft. As of late July 2026, Tuhaye had 36 active listings, an average of 89 days on market, an average of $1,273 per square foot, and a median list price of $5.72M. In February 2026 the same metrics showed 16 listings at 128 average DOM. In April, 18 listings at 150 average DOM. By late May, 22 listings at 146 DOM.
Read that sequence carefully. Inventory doubled from mid-winter to mid-summer while average days on market compressed from 150 to 89. That's not a slow market. That's a market where sellers waited for the summer buyer pool and buyers actually showed up. Resale prices at Tuhaye commonly range from the mid seven figures to significant trophy estates, with local market pages referencing recent home values around 900 to 1,100 dollars per square foot, depending on product and finish level.
The gap between that $900 to $1,100 resale range and the $1,273 average for currently active listings is the tell. Newer construction and unsold developer product are pulling the active-listing average up. Resale comps set the floor. If you're buying resale, don't let a builder's list price anchor your offer.
This is the part almost no comparison spreadsheet accounts for. Talisker's owner is delivering three separate amenity projects on a compressed 2026 calendar, and each one changes how a Tuhaye lot pencils out.
The family outdoor adventure concept, coming summer of 2026, calls for a rustic, outfitter-style amenity with outdoor rock-climbing walls and a fishing pond with beach entry, paddleboarding and canoeing, not to mention access to Tuhaye's miles of mountain bike trails and a slope for winter tubing.
A second on-mountain gathering spot arrives winter 2026, located just off Bandana ski run between Red Cloud and Montage, intended as a welcome respite during your ski day.
Layered on top, The Playground is the new central activity hub coming to Tuhaye featuring tennis and pickleball courts, and The Ridge, the new golf short course.
Three deliveries in one calendar year, all of them capital-funded through the community you're buying into. The Reinvestment Fee mentioned earlier is what funds this kind of work. If you close in Q3 or Q4 2026, you'll pay the 1% into an amenity base that's materially larger than what buyers earlier in the year paid into. That's not a loss. It's the reason resale values in developer-driven private communities tend to hold when the developer stays active.
Tuhaye is not one submarket. The community is master-planned for approximately 715 residences upon completion, with roughly 150 homes built and approximately 500 lots sold to date. Inside that footprint, the sub-neighborhoods behave differently.
Dancing Sun holds the largest lots in Tuhaye, from 3.5 to 40 acres, located throughout lakes, ponds, and the Jordanelle Reservoir edge, with breathtaking views, natural terrain, and stunning sunrises and sunsets, for buyers seeking genuine estate-scale acreage within a gated golf community.
Painted Bluff is one of the final developer releases, with 33 southwest-facing custom estate homesites offering vistas of Deer Valley, Timpanogos, and the Jordanelle waters, near the gatehouse for convenient access.
Lone Peak sits at the southern end of the community overlooking the Jordanelle Reservoir, released in 2020, with custom homes on multi-acre parcels and 270-degree sunset views.
Then there's The Residences at INDI Ridge, a new collection of only 37 distinctive, contemporary-industrial homes presenting an elevated sense of Talisker Club luxury. INDI Ridge is a different product category entirely, closer to a curated architectural release than a traditional custom-lot offering.
A price-per-square-foot line item flattens all of that into one number. It shouldn't.
Does every Tuhaye home come with a Talisker Club membership? No. Membership is an option tied to ownership, not an automatic inclusion. Some listings bundle it into the price; others quote the home alone. Confirm in writing before you write an offer.
How does the 1% Reinvestment Fee compare to a typical transfer tax? It functions differently. A transfer tax goes to a taxing authority. The Reinvestment Fee stays inside the HOA and funds community capital projects, which is why amenity buildouts like the 2026 Playground and family adventure amenity are possible on the timeline they're on.
Is the average days-on-market number meaningful at this price tier? Only loosely. At $5M-plus, one long-listed trophy home can skew a small-sample average by weeks. Ask for DOM on the specific product type you're targeting, matched to sub-neighborhood.
Are homesites still available directly from the developer? Yes, in the final releases. Painted Bluff and Dancing Sun still have inventory, and INDI Ridge is a live release. Resale lots also trade. Developer pricing and resale pricing don't always agree.
If you're serious about Tuhaye, stop comparing per-square-foot averages across listings and start building a two-column worksheet: home line, and everything else. The everything-else column is where the real decision lives. It's also where a local read matters most.
Reach out to Cameron Boone for a listing-by-listing breakdown of what's actually included, what the sub-HOA schedule looks like on the specific product you're targeting, and how the 2026 amenity timeline lines up with a realistic close date. Let's Connect.
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As a young real estate agent, I bring a unique blend of youthful energy and extensive hands-on experience, having successfully completed over 150 transactions totaling more than $85 million in sales. My roots in Park City run deep – I own my primary residence in the charming Old Town neighborhood and have also invested in two additional rental properties in the same area.