Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Heber Valley Estate Homesite Opportunity Title is generated by Realmo AI

    16 S Remuda Run Dr, Heber City, UT 84032

    View on Map
    Claim this Listing
    For Sale
    $1,300,000

    Land, Other - Heber City, UT

    Lot size:
    6.30 Acres
    Added:
    Jan 21, 2026
    Days on Market:
    109
    Last Refresh:
    May 10 at 9:06 pm

    Property Features for 16 S Remuda Run Dr

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    00-0021-6639
    Lot size
    6.30 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Paul Benson

    Listing agent Paul Benson

    Listing office Engel & Völkers Park City 890 Main Street, Park City, UT

    Listing date Jan 21, 2026

    MLS# 12502774 Listing URL

    Copyright © 2026 Engel & Völkers. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Includes architectural plans by renowned architect James R. Meyer, AIA, designed to integrate modern living with the natural landscape.
    • Enjoy panoramic views, including Mount Timpanogos, and a seasonal stream attracting native wildlife.
    • Direct access to the private Blue Sage Trail system and 82 acres of preserved open space.
    • Convenient location: 10 minutes to Heber, 20 minutes to Deer Valley, 30 minutes to Park City, and under one hour to Salt Lake City International Airport.
    • Gently sloped topography offering a balance of privacy and accessibility.
    • Located within Blue Sage Ranch, an exclusive enclave of only 20 estate lots.

    Overview

    Lot 16 at Blue Sage Ranch is an exclusive enclave of 20 estate lots located in the Heber Valley. This homesite includes architectural plans designed by James R. Meyer, integrating modern living with the natural landscape. The property is positioned to take advantage of a seasonal stream that attracts native wildlife and offers panoramic views, with Mount Timpanogos visible beyond the backyard. The gently sloped topography provides privacy and accessibility, with direct connection to the private Blue Sage Trail system. Blue Sage Ranch spans over 82 acres of preserved open space. It is located 10 minutes from Heber's Main Street and the Heber Valley Airport, 20 minutes from Deer Valley Resort, 30 minutes from Park City's Main Street and the cities of Orem and Provo, and under one hour from Salt Lake City International Airport. This property offers the opportunity to build a residence where nature, architecture, and lifestyle converge.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Heber City
    County
    Wasatch
    State
    Utah
    Longitude
    -111.381745
    Latitude
    40.53347

    Nearby Similar for Sale

    • $840,000

      Heber City Land with Views

      Homesite with panoramic views and access to community amenities.
      2646 E Boulder Top Way lot: 579, Heber City, UT 84032
      View Details
    • $459,000

      Heber City Homesite with Views

      0.53-acre homesite with views and access to Red Ledges amenities.
      2034 E Chimney Rock Way lot: 238, Heber City, UT 84032
      View Details
    • $774,700

      Heber City Homesite with Mountain Views

      0.80-acre lot with golf course and mountain views.
      2772 E Boulder Top Loop lot: 592, Heber City, UT 84032
      View Details
    • $400,000

      Heber City Acre with Views

      One acre lot with mountain and reservoir views.
      12114 N EAST PARK Dr, Heber City, UT 84032
      View Details
    • $719,000

      Heber City Corner Lot Parcel

      Development opportunity in Heber City's Central Neighborhood District.
      217 E 100 S, Heber City, UT 84032
      View Details
    • $1,200,000

      Heber Valley Homesite with Mountain Views

      Homesite with sweeping views of Heber Valley and Mount Timpanogos.
      2714 E La Sal Peak Drive lot: 620, Heber City, UT 84032
      View Details
    • $239,000

      Premier Homesite in Timber Lakes

      Exceptional homesite with privacy, access, and natural beauty.
      4403 FAWN Way S, Heber City, UT 84032
      View Details
    • $3,000,000

      Heber City Land Parcel

      8.9 acres near Deer Valley East Village and Jordanelle Reservoir.
      N E Park Drive lot: 257 256 250, Heber City, UT 84032
      View Details
    • $135,000

      Mountain Homesite with Stunning Views

      Ready-to-build homesite in a gated mountain community.
      2187 Westview Drive, Heber City, UT 84032
      View Details
    • $1,390,000

      Heber City Land with Water

      7.41 acre agricultural land with water rights near Park City.
      4714 E LAKE CREEK RD, Heber City, UT 84032
      View Details
    • $135,000

      Heber City Homesite with Mountain Views

      Development-ready homesite in Timber Lakes with included building plans.
      2187 W WESTVIEW DR 1364, Heber City, UT 84032
      View Details
    • $1,390,000

      Heber City Land with Water

      7.41 acre agricultural and single-family zoned land.
      4714 E Lake Creek Road, Heber City, UT 84032
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - Rare homesite with architectural plans and panoramic mountain views.
    Where is this residential land & home lot located?
    The property is located at 16 S Remuda Run Dr Heber City, UT.
    What is the asking price?
    The asking price for this property is $1,300,000.
    What are key features of this property?
    This property features: Includes architectural plans by renowned architect James R. Meyer, AIA, designed to integrate modern living with the natural landscape.; Enjoy panoramic views, including Mount Timpanogos, and a seasonal stream attracting native wildlife.; Direct access to the private Blue Sage Trail system and 82 acres of preserved open space.
    (435) 850-7000
    We can help!
    Listing Contact
    Paul Benson
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    16 S Remuda Run Dr, Heber City, UT 84032
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!