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5891 E CADDIS CIR, Heber City, UT 84032
Homes for sale in Heber City ·Neighborhood: VICTORY RANCH
$6,295,000
-$205.0k
Originally listed at $6,500,000
MLS #2117975
Beds
5
Baths
7
Sq Ft
5,615
Lot
1.3 ac
Built
2009
Garage
3 car
Has view
Fireplace
Attached garage
Central A/C
Primary bed on main floor
Walk-out basement
About this home
This home for sale at 5891 E CADDIS CIR Heber City, UT 84032 has been listed at $6,295,000 and has been on the market for 378 days.
Full description
Some homes at Victory Ranch are defined by the house. Others are defined by the setting. 5891 E Caddis Circle delivers both. Positioned to capture sweeping views across the Upper Provo River, dramatic rock cliffs, and the mountains of Deer Valley, this custom five-bedroom residence feels deeply connected to the landscape around it. Expansive windows and generous indoor-outdoor living spaces keep those views at the center of daily life, whether you're gathering with family, entertaining friends, or simply enjoying a quiet morning in the mountains. Inside, five spacious bedroom suites give family and guests the privacy expected of a true mountain retreat, while natural materials and warm, refined finishes create a home that feels sophisticated without losing its sense of place. And then there is Victory Ranch itself. Spend the morning fly fishing the Upper Provo, play a round on the Rees Jones-designed golf course, bike or hike through miles of private trails, explore the Ranch's expansive backcountry, or head toward Deer Valley for a ski day. Few communities offer this combination of recreation, privacy, service, and space. The home has also benefited from significant recent investment, including updated HVAC systems, insulation, exterior staining, interior paint, electrical updates, water heaters, landscaping and irrigation, exterior lighting, electric shades, screens, and a custom front door completed between 2023 and 2025, allowing the next owner to focus less on projects and more on enjoying the property. For the buyer looking for a substantial custom home, remarkable views, room for family and guests, and immediate access to one of the Wasatch Back's most compelling private-club lifestyles, 5891 E Caddis Circle is a home worth experiencing in person.
Layout by floor
Main floor
2,807 sq ft
1 bed · 2 full, 1 half bath · Kitchen, Living room, Dining area, Den, Laundry, 2 Fireplaces
Basement
2,808 sq ft
4 beds · 4 full, 1 half bath · Family room, Fireplace
Property details
- Property Type
- Residential
- Sub-type
- Single Family Residence
- Status
- Active
- Days on Market
- 378
- Bedrooms
- 5
- Bathrooms
- 7
- Year Built
- 2009
- Effective Year
- 2009
- Stories
- 2
- Living Area
- 5,615 sq ft
- Lot Size
- 1.3 acres
- Price/sqft
- $1,121.10
- Garage Spaces
- 3
- Parking Total
- 3
- Fireplaces
- 3
- County
- Wasatch
- City
- Heber City
- Subdivision
- VICTORY RANCH
- Zoning
- Single-Family
- HOA Fee
- $536.00/mo
- Tax Annual
- $40,161
- Preferred Financing
- Cash, Conventional
- Parcel #
- 00-0020-5435
- MLS Area
- Charleston; Heber
- Listed By
- Summit Sotheby's International Realty
Interior features
- Alarm: Fire
- Bar: Wet
- Bath: Primary
- Bath: Sep. Tub/Shower
- Closet: Walk-In
- Den/Office
- Disposal
- French Doors
- Gas Log
- Oven: Gas
- Range: Gas
- Vaulted Ceilings
Exterior features
- Balcony
- Deck; Covered
- Double Pane Windows
- Entry (Foyer)
- Lighting
- Patio: Covered
- Porch: Open
- Walkout
Building, systems & basement
- Roof
- Asphalt, Metal, Pitched
- Construction
- Other
- Flooring
- Carpet, Hardwood, Tile
- Heating
- Forced Air, Gas: Central, Gas: Radiant, Steam, Radiant Floor
- Cooling
- Central Air
- Basement
- Full, Walk-Out Access · 100% finished · 2,808 sq ft below grade
- Above grade
- 2,807 sq ft
Garage & parking
- Garage spaces
- 3
- Parking total
- 3
- Covered spaces
- 3
- Covered
- Attached
- Extra Height
- Opener
- Storage Above
HOA dues include
- Insurance
- Maintenance Grounds
Land description
- Cul-De-Sac
- Curb & Gutter
- Road: Paved
- Sprinkler: Auto-Full
- Terrain: Mountain
- View: Mountain
- View: Red Rock
- View: Water
Utilities
- Natural Gas Connected
- Electricity Connected
- Sewer Connected
- Water Connected
Additional features
Patio & porch
- Covered
- Porch: Open
View
- Mountain(s)
- View: Red Rock
Window features
- Shades
Door features
- French Doors
Security
- Fire Alarm
Sewer
- Sewer: Connected
Water source
- Culinary
Current use
- Single Family
Schedule a Tour with a Buyer’s Agent
Location
Heber City, UT · approximate location
Schools
Elementary
Heber Valley
Wasatch
Middle/Jr
Wasatch
Wasatch
High
Wasatch
Wasatch
Neighborhood
Located in VICTORY RANCH, Heber City.
Walk · Transit · Bike
Most errands require a car. Minimal public transit available. It's not convenient to use a bike for trips.
Price History
Date
Price
Change
Change %
8/31/2026
$6,295,000
$1,121/sqft
-$205,000
-3.2%
10/17/2025
$6,500,000
$1,158/sqft
Listed
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Listed by: James Malecek · Summit Sotheby's International Realty. 435-649-1884.
Source: UtahRealEstate.com.
Information deemed reliable but not guaranteed. All measurements and calculations of area should be independently verified.
Based on information from UtahRealEstate.com as of Oct 29, 2026. All data, including all measurements and calculations of area, is obtained from various sources and has not been, and will not be, verified by broker or the MLS. All information should be independently reviewed and verified for accuracy. IDX information is provided exclusively for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing.
Publisher's notice: All real estate advertised herein is subject to the Federal Fair Housing Act and Utah Fair Housing Act, which Acts make it illegal to make or publish any advertisement that indicates any preference, limitation, or discrimination based on race, color, religion, sex, handicap, family status, or national origin.
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Heber City market context
How this property sits against recent sales in the area.
This listing: $6,295,000 — 595.6% above the median sale price.
Heber City market — Residential
What homes are doing.
Latest data through September 2026.
Median sale price
$905,000
+2.4% year over year
Median days on market
49
-25 days year over year
Sale-to-list ratio
96.7%
-2.42pp year over year
Homes sold in September
61
+18 year over year
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