Pinebrook
About the area
Pinebrook sits along the I-80 corridor in the Snyderville Basin, tucked between the Wasatch Range and the commercial spine of Kimball Junction. The land was acquired in the 1960s, and the CC&Rs were approved in 1977, making Pinebrook one of the oldest planned communities in the Basin. That early infrastructure shows: the neighborhood is served by Quarry Village, a grocery-anchored retail center located inside the community, and by the Ecker Hill Park & Ride facility with 440 spaces adjacent to the neighborhood. The approximately 1,400 homes span a wide spectrum. Lower Pinebrook, closer to I-80, features denser townhomes and condos—entry-level options for the Park City School District that begin below $700,000. Upper Pinebrook and Pinebrook Pointe climb the hillside on larger lots, where custom single-family homes command $4 million and above. With approximately 40 active listings at any given time, Pinebrook consistently carries the deepest inventory among Snyderville Basin neighborhoods.
Pinebrook
Living in Pinebrook
Amenities & Lifestyle
Quarry Village, located within the Pinebrook neighborhood boundary, provides a full-service grocery store, restaurants, and daily services—a convenience uncommon in mountain communities where residents typically must drive to Kimball Junction or Park City proper for essentials. Free Sunday night summer concerts draw residents together at Ecker Hill Park and create a community rhythm that persists across the warmer months. The Ecker Hill Park & Ride facility, with 440 dedicated spaces adjacent to the neighborhood, connects commuters and visitors to High Valley Transit free bus service running between the Basin and central Park City. Basin Recreation's extensive trail network provides year-round access to open space for running, cycling, and non-motorized recreation without leaving the I-80 corridor.
Private Trail System
Pinebrook's HOA-managed private trail system is one of the neighborhood's most distinctive assets—an extensive network designed for hiking, mountain biking, snowshoeing, and Nordic skiing, connecting pocket parks and trailheads distributed throughout the community. The Spring Trail departs from within Pinebrook and links directly to the Mid-Mountain trail at Park City Mountain Resort, providing non-motorized passage to the resort without a car during summer and fall. The neighborhood also encompasses the historic Ecker Hill Ski Jump site, a landmark active from the 1930s through the 1940s that served as a premier United States Olympic Committee facility.
Getting Around
Pinebrook is the closest neighborhood in the Park City School District to Salt Lake City—a distinction that matters materially for buyers who work along the Wasatch Front. Most addresses reach the I-80 on-ramp in under three minutes, putting Salt Lake City International Airport approximately 30-35 minutes away under normal conditions. Park City's Main Street sits roughly seven miles east, a 15-20 minute drive depending on traffic. Kimball Junction, with its larger retail anchors, is approximately 10 minutes away. High Valley Transit free bus service adds a no-cost transit option for days when leaving the car at the Ecker Hill Park & Ride makes sense.
Are Short-Term Rentals Allowed in Pinebrook?
Most Pinebrook sub-associations explicitly restrict or prohibit nightly rental activity through their CC&Rs. Pinebrook Estates, the original core subdivision, specifically prohibits nightly rental activity. With 13 sub-associations governing different portions of the community, rules vary: some condo sub-associations may permit longer minimum-stay leases, while others apply strict owner-occupancy or longer minimum-term requirements. Summit County requires a short-term rental license where zoning permits such use, and the $150 PBHOA transfer fee applies at closing regardless of rental intent. Buyers interested in any rental strategy should obtain and review the specific CC&Rs for their target sub-association before making an offer.
Schools
Pinebrook is served by the Park City School District. Most of Pinebrook feeds to Parley's Park Elementary (grades K-5, Spanish Dual Language Immersion program). Homes in upper Pinebrook and Pinebrook Pointe may be assigned to Jeremy Ranch Elementary (grades K-5, French Dual Language Immersion and STEM focus). All Pinebrook students attend Ecker Hill Middle School (grades 6-8) and Park City High School. School assignment is address-specific; buyers must verify enrollment eligibility directly with the Park City School District.
Pinebrook Sub-Areas & Subdivisions
- Pinebrook Estates— the original core subdivision; carries the most restrictive CC&Rs, including a nightly rental prohibition.
- Ecker Hill Plats A-D, Sunridge, Pineridge, Boothill— the principal detached single-family subdivisions on the hillside.
- Pinebrook Cottages— attached townhome living.
- Pinebrook Pointe— upper elevation with custom single-family lots and commanding Basin views.
- Quarry Village— grocery-anchored retail located within the neighborhood boundary.
Pinebrook
Pinebrook Real Estate FAQ
As of June 2026, the median list price in Pinebrook is approximately $1,475,000 at roughly $577 per square foot. Entry-level condos and townhomes can be found under $700,000, while custom single-family homes on upper hillside lots reach $4 million or more. Pinebrook's widest-in-Basin property-type mix means buyers at almost every price point within the Park City range have options here.
Properties subject to the Pinebrook HOA master association carry a $150 transfer fee at closing. Pinebrook has 13 sub-associations, and individual sub-association fees, monthly dues, and additional transfer amounts vary by sub-area. Buyers should request a complete disclosure of all applicable HOA documents and fee schedules for the specific sub-association governing their property before submitting an offer.
Both neighborhoods sit along the I-80 corridor in the Snyderville Basin and provide quick access to Salt Lake City, but they differ meaningfully in character and infrastructure. Pinebrook is a larger planned community with approximately 1,400 homes, a master HOA with 13 sub-associations, a private trail system, on-site retail at Quarry Village, free High Valley Transit bus service, and the Ecker Hill Park & Ride. Summit Park is smaller and unmanaged, with no master HOA and a more rural, informal feel.
Pinebrook is among the most practical year-round addresses in the Park City area. I-80 access holds the SLC commute at approximately 30-35 minutes even in winter conditions when Parley's Canyon is clear. Quarry Village groceries and services eliminate the need to drive to Kimball Junction for daily needs. Free High Valley Transit service, the Ecker Hill Park & Ride with 440 spaces, Basin Recreation trail access across all four seasons, and a strong Park City School District assignment combine to make the neighborhood function as a complete daily-living environment rather than a seasonal retreat.
Canyons Village at Park City Mountain Resort is approximately 8-10 miles from most Pinebrook addresses, with a typical drive time in the range of 15-20 minutes depending on traffic and road conditions. Pinebrook is not a ski-in/ski-out community, but the Spring Trail within the neighborhood connects to the Mid-Mountain trail at Park City Mountain Resort for non-motorized summer and fall access.
