Victory Ranch
About the area
Victory Ranch occupies 6,250 acres in the Kamas Valley (Woodland area) of Summit County, Utah—one of the most spacious private communities in the American West relative to the number of homes it will ever hold. The master plan caps total density at approximately 300 residences: fewer than 200 custom homesites on lots of one acre or more, roughly 100 Ranch Cabins and Cottages, and a Residence Club fractional program. Approximately 4,000 of those acres are reserved as private backcountry, ensuring that the working ranch character of the property remains intact. The Club at Victory Ranch anchors daily life on the property—an 18-hole Rees Jones championship course stretching 7,599 yards and named among Golfweek's Top 10 New Courses nationally. Residences are priced from approximately $2.2M at entry, with most full homes and premium homesites ranging from $3M to $7M and a current median near $4.29M ($1,272/sq ft).
Victory Ranch
Living in Victory Ranch
Amenities & Lifestyle
Life at Victory Ranch is built around the land itself. The Freestone Lodge serves as the social heart of the community, with the Riverside Restaurant & Lounge overlooking the Upper Provo River and The Post functioning as the outfitter hub for daily adventures. On-property amenities include Stony Lake for paddleboarding and fishing, a 5-Stand Double Barrel clay shooting range, guided 4x4 and ATV adventures through the backcountry, and snowmobiling across more than 4,000 acres of private terrain in winter. Members also have access to a private ski-in/ski-out lodge in Park City for days at Deer Valley Resort and Park City Mountain Resort, as well as backcountry snowshoeing and touring on-property. The "Bugle Inn," a backcountry yurt set within the ranch's vast open acreage, provides a unique venue for guided overnight and dining experiences.
Getting Around
Victory Ranch lies approximately 22 miles from Park City's Historic Main Street—a 20 to 25 minute drive via US-40 and UT-32 through the Kamas Valley. Deer Valley Resort is roughly 25 to 30 minutes away. Salt Lake City International Airport is approximately 50 miles and 1 hour 40 minutes by road. The Kamas Valley address places Victory Ranch in Summit County, distinct from Wasatch County communities such as Heber, Midway, and Red Ledges. The rural highway corridor means a deliberate, unhurried commute that most members consider a feature rather than a compromise.
Are Short-Term Rentals Allowed in Victory Ranch?
Short-term rentals are restricted by Victory Ranch's private CC&Rs. Minimum stay requirements are likely in place, and buyers should review the current CC&Rs and confirm the rules with the HOA before purchasing with rental income in mind. The Residence Club fractional program operates under a separate club-managed scheduling model—each 1/8th share entitles the owner to approximately six weeks of use per year, administered by the club rather than the owner—which is distinct from a traditional short-term rental arrangement.
Golf & Club: The Club at Victory Ranch
The Club at Victory Ranch is the community's private golf and sporting club, centered on an 18-hole championship course designed by Rees Jones—7,599 yards from the tips, routing across the rolling terrain of the Kamas Valley with the Uinta Mountains as a backdrop. The course was recognized by Golfweek as one of the Top 10 New Courses in the country upon opening. Club facilities include the Freestone Lodge, the Riverside Restaurant & Lounge, and The Post outfitter hub, which coordinates golf, fishing, shooting, and backcountry programming. Members also have access to a private ski-in/ski-out lodge in Park City for Deer Valley and Park City Mountain Resort days.
Schools
Victory Ranch sits within the South Summit School District in Summit County. Students in the area are served by Kamas Elementary, South Summit Middle School, and South Summit High School, all located in Kamas, Utah. Families considering Victory Ranch as a primary residence should contact South Summit School District directly to confirm current attendance boundaries and enrollment options.
Private Provo River & Outdoor Programming
Victory Ranch controls approximately four miles of private water on the Upper Provo River—one of the most coveted stretches of trout water in Utah. The river holds wild German brown trout, rainbow trout, brook trout, and cutthroat trout, supplemented by community stocking ponds for guided and self-guided fly-fishing. The Post outfitter hub coordinates river programming, from guided half-day floats to evening hatch sessions. Beyond fishing, the backcountry programming at Victory Ranch is unusually deep for a private community: the "Bugle Inn" backcountry yurt offers a remote retreat experience, guided 4x4 and ATV tours cover thousands of acres of open terrain, a 5-Stand Double Barrel clay shooting range provides a dedicated sporting clays venue, and Stony Lake is available for paddleboarding and warm-season recreation.
Victory Ranch
Victory Ranch Real Estate FAQ
Entry-level homesites and Ranch Cabins start at approximately $2.2M, with most full custom homes and larger cabins ranging from $3M to $7M. The current median is roughly $4.29M, or about $1,272 per square foot. Buyers seeking a lower-cost entry point can consider a Residence Club fractional share, which represents 1/8th deeded ownership and approximately six weeks of use per year.
The Residence Club at Victory Ranch is a fractional ownership program. Each share represents 1/8th deeded interest in a fully furnished cabin, with roughly six weeks of scheduled use per year managed by the club. It is not a traditional short-term rental arrangement—the club manages scheduling among co-owners. The Residence Club provides a lower buy-in entry point to Victory Ranch than purchasing a full custom home or Ranch Cabin outright.
Victory Ranch is approximately 22 miles from Park City's Historic Main Street, a drive of roughly 20 to 25 minutes via US-40 and UT-32 through the Kamas Valley. Deer Valley Resort is approximately 25 to 30 minutes away. Victory Ranch carries a Summit County address—distinct from Wasatch County communities such as Heber, Midway, and Red Ledges—and sits in the Kamas Valley (Woodland area), separated from the resort base by open ranch terrain and the Mirror Lake Highway corridor.
Victory Ranch spans 6,250 acres with approximately 300 total homes planned—fewer than 200 custom homesites on lots of one acre or more, plus roughly 100 Ranch Cabins and Residence Club fractional units. Approximately 4,000 of those acres are dedicated backcountry, placing Victory Ranch among the lowest density-to-acreage ratios of any private community in the Park City / Wasatch Back area.
Victory Ranch and Red Ledges are both private Utah golf communities at similar price tiers, but they serve meaningfully different buyer profiles. Victory Ranch is more remote and oriented around outdoor sporting—private Provo River fly-fishing, clay shooting, 4x4 adventures, snowmobiling—with a Rees Jones championship course, very low density, and a Summit County address approximately 22 miles from Park City. Red Ledges sits in the Heber Valley (Wasatch County) with two Jack Nicklaus-design courses, a larger social community, and easier access to Deer Valley Resort.
