Hello Folks,
First and foremost, I hope that you and your loved ones are safe and well.
Here in Park City, we are rather proud of having “crushed the curve” recently. After an initial surge in COVID cases in March, we managed to bring our active cases down dramatically by the middle of April. We have now been able to move into a “stabilization phase”, with most businesses being able to re-open, albeit with restrictions. Summer will definitely not be normal, but with abundant access to open spaces our lives will be minimally impacted.
You will see further down the newsletter a more detailed dissertation on the impacts of COVID-19 on our real estate market. For those who don’t like dissertations, the executive summary is that we saw a dramatic drop in both listings and properties going under contract through the month of March due to COVID-19, but have seen an equally dramatic recovery and for this past week both of those key indicators are over 75% of the same period last year. Properties going under contract are actually exactly the same as last year, which is a pretty resounding endorsement of Park City’s future by Buyers. Activity recently has been across all sectors of our market and all price points. Of particular note, larger estates have figured more prominently in the statistics than is normal.
Of course, I don’t have a crystal ball, but there are some sound reasons why this recovery in our market may continue, again they are detailed below. In summary, we have low inventory, low interest rates and significant buyer interest: those factors generally lead to a strong market. For those who would like a little more detail on that, please give me a call or shoot me a text or e-mail.
Stay Safe!
Murray Gardner

As the first quarter of 2020 drew to a close, the overwhelming effect of the COVID-19 virus pandemic started to make its impact on Summit and Wasatch counties. The ski resorts closed with just a few hours warning, and suddenly Main Street was completely vacated. Our hearts go out to the families of COVID-19 patients as well as the small businesses and hospitality/tourism employees so heavily impacted by the pandemic.

New listings dropped as sellers were clearly nervous about contagion in their properties and numerous sellers took their properties off the market. Listings fell from a peak of 79 in the week ending March 8 to just 28 by the week ending April 14. Pending sales followed a similar trajectory, peaking at 49 and dropping to 15 in the same period. Closings held fairly steady throughout the quarter. 

The economic impact of the pandemic is expected to be widespread. Unemployment has spiked by magnitudes unseen in history. The stock market index charts look more like a roller coaster ride than a healthy bull market expansion. But the effect on housing is predicted to be far less than during the housing crisis that began in 2008 for several reasons.

Mortgage rates remain at a 60 year low, allowing more potential buyers to remain in the market.  The low rates mean their borrowing power goes much further from a pricing standpoint. While lending guidelines have been tightened, particularly in the jumbo category more relevant to our market, low rates are keeping the market going. Further, many homeowners have more than 50% equity in their homes and our local market has always boasted about 50% cash buyers. Along the Wasatch Front, multiple offers are still the norm.

The great debate is whether the housing recovery will be U-shaped or V-shaped – a gradual upturn once the virus has been controlled, or a sharp “bounce” as pent up demand returns to the marketplace with a vengeance, triggering price wars as demand far exceeds supply. We have no crystal ball. Only time and patience will tell the tale of the housing economy in the months to come.

After four weeks where the new listing count for this year was headed downward and two weeks where it was trailing last year by a widening gap, new listings during the week ending April 26 show a demonstrable upward turn, a positive sign that we may be countering inventory declines seen elsewhere across the country.

We have heard from many potential buyers in higher density parts of the country that they intend to ramp up their decision to move here, either on a part or full-time basis. The "Stay at Home" order has given them time to reflect on where they want to be coming out of this. The Wasatch Back has so many attractive lifestyle attributes, a wonderful health care system, new airport opening soon, favorable tax climate, strong tech sector - the list goes on and on. We certainly are thankful we live here in these beautiful mountains. 

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Not all sold data in the Heber Valley is included in the Park City MLS data; please call for more specific details.

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Below are the highlight summaries of Single Family Home activity in each major area of the Wasatch Back. More detailed information for each neighborhood can be found here:

Stats by Neighborhood


Park City Limits

Within Park City Limits, total unit sales were up 13% to 180 units over 2019 while sales volume was down slightly, $456 million, a 2% drop year-over-year. The median price of a single-family home across the city fell 10% to $1.9 million. But in Old Town, while sales volume was up 13% (49 units), the median price rose 7% over 2019 to $1.9 million.

Snyderville Basin

Snyderville residents saw a slight increase in sales volume (up 4%) while the Median price remained flat at $1.25 million. The hotspots were south and east of the metro area in Jordanelle which saw an explosion of activity (sales units up 70%) that more than doubled the sales volume to $128 million from the year earlier.

Heber + Kamas Valleys

Heber Valley saw a 23% spike in sales units and 32% higher sales volume while the Median price remained steady at just over a half-million dollars.

Below are the highlight summaries of Condominium activity in each major area of the Wasatch Back. More detailed information for each neighborhood can be found here:

Stats by Neighborhood

Park City Limits

The condominium market in Park City proper continued apace with sales up 28% in units and 21% in volume over the year earlier on a modest gain in Median price of 7%. Park Meadows was the standout neighborhood performer with sales up 60% while the Median price dipped slightly to $800,000.

Snyderville Basin

In the Snyderville area, Canyons Village saw the biggest gains with sales units doubling last year’s number (250 units) and sales volume nearly tripling on a 50% rise in the Median price to over $900,000. 


Condominium sales in Midway were up 15% with the Median price increasing slightly by 9% gain to $312,000.


Below are the highlight summaries of Vacant Lane activity in each major area of the Wasatch Back. More detailed information for each major area can be found here:

Stats by Area

Land sales in Summit and Wasatch counties were down slightly (5%) as lots become harder and harder to find. However, the price increase expected when supply decreases and demand remains steady, did not appear. The median sales price for land region wide was down 9% to $281,000. Jordanelle saw the largest increase with sales units up 43% on a median price drop to $287,500 (down 27%). Kamas Valley saw the biggest drop in sales of  24%, but bucked the pricing trend by pushing the median price 62% higher to $240,000. Only 20 lots sold within the Park City Limits but with no change in the median price of $1.1 million.

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If you are contemplating listing your property, consider the balance between your pricing and absorption timelines. The data below weighs the time on market against the median price. It clearly demonstrates that those properties priced at or below the median are generally sold at a significantly higher pace. 
Absorption Rate: the number of months it would take to sell the currently listed properties in the market factoring in median list price.
(Areas 1-9) Includes
Old Town, Thaynes Canyon, Lower Deer Valley Resort, Deer Crest,
Upper Deer Valley Resort, Empire Pass, Aerie, Prospector, and Park Meadows.


AT MEDIAN:  8.9 months
BELOW MEDIAN:  3.1 months
ABOVE MEDIAN:  14.4 months


AT MEDIAN:  6.2 months
BELOW MEDIAN:  3.1 months
ABOVE MEDIAN:  9.4 months

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(Areas 10-27) Includes

The Canyons, Sun Peak/Bear Hollow, Silver Springs, Old Ranch Road, Kimball, Pinebrook,
Summit Park, Jeremy Ranch, Glenwild/Silver Creek, Trailside Park, Promontory,
Quinn's Junction, Deer Mountain, Tuhaye/Hideout,  Jordanelle, and South Jordanelle.



AT MEDIAN:  6.5 months
BELOW MEDIAN:  2.0 months
ABOVE MEDIAN:  10.9 months


AT MEDIAN:  7.8 months
BELOW MEDIAN:  7.2 months
ABOVE MEDIAN:  8.4 months

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AT MEDIAN:  4.3 months
BELOW MEDIAN:  0.7 months
ABOVE MEDIAN:  7.9 months

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Data for All States

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These are certainly interesting times, and we'd love to chat with you about how COVID-19 is impacting your outlook. On May 1, we moved into the Stabilization phase of Governor Herbert's phased plan for Utah. We are following all safety and sanitary guidelines in our business practice with your health our greatest concern.

As restaurants begin to change their paradigm and businesses begin opening according to established guidelines, we are anticipating an uptick in consumer confidence. While many of our large public events have been cancelled, including the Park Silly Sunday Market and the Tour of Utah, the anticipated easing of travel restrictions might mean a brighter outlook for the summer season. 

We are keeping the pulse of the local and national markets close to heart and are monitoring the statistics weekly. Feel free to reach out for a current snapshot. We hope you and your loved ones continue to be safe and healthy. 

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  “Maybe it’s too early for optimism,
but it’s never too early for hope.” 

- Winston Churchill