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    Wooded Corner Residential Parcel Title is generated by Realmo AI

    1555 N Wolf Creek Ranch Road lot 11, Heber City, UT 84032

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    Claim this Listing
    New
    For Sale
    $3,900,000

    LAND - Heber City, UT

    Lot size:
    160.00 Acres
    Added:
    Jun 5, 2026
    Days on Market:
    3
    Last Refresh:
    Jun 7 at 11:06 am

    Property Features for 1555 N Wolf Creek Ranch Road lot 11

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    00-0016-9859
    Lot size
    160.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    Lot 11 Wolf Creek Plat B Area: 160.00 Acres
    Tax Annual Amount
    21

    Utilities

    Utilities
    Propane
    Sewer type
    Septic Tank
    Water source
    Private

    We can help!

    Listing Contact
    Cameron Boyd
    Cameron Boyd

    Listing agent Cameron Boyd

    Listing office Christie's Int. RE VUE 1790 Bonanza Drive Suite 201, Park City, UT

    Listing date Jun 5, 2026

    MLS# 12602457 Listing URL

    Copyright © 2026 Park City Board of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 160‑acre corner parcel in Wolf Creek Ranch (Lot 11), fully wooded with aspens and western ridgeline views, including Mt Timpanogos
    • Private Provo River frontage: 1.5 miles for fishing
    • Access to 60 miles of private trails for hiking, biking, horseback riding, winter sports, and ATVs
    • Three fully stocked fishing ponds and community yurts
    • Direct access to Uinta National Forest plus a private equestrian facility and guest lodging for owner use
    • Utilities/services: propane; water from private source; sewer via septic tank

    Overview

    This offering is a 160-acre corner parcel within the Wolf Creek Ranch subdivision. The lot is fully wooded with mature aspen groves and is positioned to capture panoramic western ridgeline views. The property includes multiple building envelope options, subject to HOA approval, allowing flexibility in siting for privacy, sunlight, and outlooks. The listing also notes adjacency to the legacy estate on Lot 12 (PCMLS 12502837), offering an opportunity to own separately or together.

    Wolf Creek Ranch provides year-round access to a range of owner amenities, including 60 miles of private trails for hiking, biking, horseback riding, and winter recreation with ATVs. The community also offers 1.5 miles of private Provo River frontage for fly fishing, along with three fully stocked fishing ponds and community yurts. Additional access includes direct entry to the Uinta National Forest, a private equestrian facility and owner-use guest lodging, and gated security with concierge services.

    For buyers looking for a mountain home site, this parcel’s heavily wooded setting and view-oriented layout options support a custom residential plan while maintaining the seclusion associated with a gated, amenity-rich community. Its proximity to recreation and adjacent ownership flexibility can also be appealing for purchasers planning a legacy-style build.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Heber City
    County
    Wasatch
    State
    Utah
    Longitude
    -111.253022
    Latitude
    40.529826

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    FAQs

    What type of property is this?
    Residential land & home lot - A fully wooded corner lot in Wolf Creek Ranch with multiple building envelope options and access to private trails and river frontage.
    Where is this residential land & home lot located?
    The property is located at 1555 N Wolf Creek Ranch Road lot 11 Heber City, UT.
    What is the asking price?
    The asking price for this property is $3,900,000.
    What are key features of this property?
    This property features: 160‑acre corner parcel in Wolf Creek Ranch (Lot 11), fully wooded with aspens and western ridgeline views, including Mt Timpanogos; Private Provo River frontage: 1.5 miles for fishing; Access to 60 miles of private trails for hiking, biking, horseback riding, winter sports, and ATVs
    (435) 901-5494
    We can help!
    Listing Contact
    Cameron Boyd
    Cameron Boyd
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    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.

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