A condo listed in Deer Valley East Village shows an 84060 Park City mailing address. The building is in Wasatch County. Its land-use permits went through a state authority whose board no resident votes for. A permanent base lodge for the gondola outside is scheduled for the 2027/28 ski season, and most of the shops and restaurants planned for the village are targeted for 2028–29. Whether you can rent the unit by the night depends on which developer built it.

You could find each of these facts on its own with some digging. Together they shape what a buyer is actually paying for. The 84060 address prices East Village alongside Park City. The things that set day-to-day cost and use run on a different system and a different timeline. If you are comparing a home here with one in Park City proper, start with those.

The ZIP code followed a funding boundary, not a city line

At some point the Postal Service redrew 84060 to include East Village. A Park Record column from February 2024 noted that the new boundary follows the MIDA funding district instead of the reservoir shoreline. That is why SkyRidge got the Park City ZIP code and The Mason, a condo project at Exit 8, kept a Heber address. The same columnist guessed that a Park City address might be "worth 15% on price." That was one writer's opinion, not a measured premium. The column was clear that a ZIP code "has nothing to do with local government jurisdiction" and that East Village "is still in Wasatch County for local government functions."

The government that matters here is the Military Installation Development Authority. Under Utah Code Title 63H, land inside a MIDA project area is excluded from county and municipal land-use law. MIDA has a seven-member board. The governor appoints five of them, including three local-government officials from nearby jurisdictions, and the Senate president and House speaker appoint one each. Permit applications in the project area go to MIDA, not to Wasatch County.

Here is who handles what for a typical East Village parcel, based on the public documents:

Two lines in that table deserve a closer look before you write an offer. The county's snow-removal duty covers county-owned roads only. The agreement does not cover every private or resort road, so you need to find out who plows the road to your door. The 2023 agreement also lets Wasatch County stop providing its municipal services on 180 days' notice. That can happen if funding proves inadequate and the two sides can't agree on an amount, or if the county decides on its own not to continue. Nothing in the record suggests that is coming. It is still a clause a Park City buyer never has to think about.

Where the tax money goes

State law gives MIDA its own taxes, and it takes an affirmative board vote to impose or raise them. The MIDA energy tax is capped at 6% of the value of delivered energy, and utilities can show it as a separate line on the bill. The MIDA accommodations tax can reach 15% on qualifying lodging. The public sources we reviewed don't give the rate on any particular parcel. A buyer should ask for actual utility bills, not estimates.

Property tax works differently too. Under the county–MIDA deal as the Park Record described it in 2023, Wasatch County sends its own tax increment to MIDA. Other taxing entities keep 25% of their increment and send 75% to MIDA for up to 40 years after a property enters the project area. Increment is the growth above a base value, not an extra rate on your bill. It does decide which public body gets paid as East Village fills in. That money pays for the infrastructure the place still needs. This is a factual description, not tax advice, so take parcel-level questions to a tax professional.

The skiing showed up first and the village follows in phases

Deer Valley's expansion is far enough along that it's easy to think East Village is done. In the 2025/26 season, Deer Valley added seven chairlifts and close to 80 runs. The East Village Express gondola now links the base to Park Peak. The rest of the village is arriving on a staggered schedule:

1. Winter 2026/27. Hail Peak Express adds 200 acres and seven runs, bringing Deer Valley to 4,500 skiable acres and 32 lifts. A 10-million-gallon snowmaking reservoir is going in near Park Peak.
2. Late summer 2026, already open. Canopy by Hilton Deer Valley, a 180-room Extell-owned hotel, opened with rates starting at $200 a night, according to Hilton.
3. Winter 2027/28. The permanent Deer Valley East Village Lodge opens with ski school, rentals and a food hall, along with Park Peak Lodge.
4. Late 2027. Cormont Tower One is expected to be finished, according to the developer's FAQ.
5. 2028. Waldorf Astoria Deer Valley is expected to open with 132 hotel keys and 105 branded residences. Cormont Tower Two is projected for the end of the year.
6. The 2028–29 ski season. Four Seasons Resort and Residences Deer Valley is targeted to open, and so is most of the commercial core. Extell has hired JLL's 10Twelve to lease more than 70 shops, restaurants and dining experiences across more than 180,000 square feet.
7. By 2030. The remaining residential and retail space is expected to be done.

If you buy in East Village this fall, the ski terrain is in place. The village itself is still under construction, and will be for several seasons.

The workforce that will run all of it doesn't have housing yet. In August 2026, the Park Record reported plans for about 2,000 workforce units in the East Village area, against an expected need of roughly 6,000 workers over the next decade. Extell's proposed Marina West project could add up to 600 of those units. Its site plan was expected to go to MIDA in early 2027.

Getting there is part of the same timeline. The 319 Connector Road and the US-40 frontage road were finished in December 2024. In September 2025, KPCW reported that UDOT expected the Mayflower exit to exceed capacity within three to five years. A later UDOT corridor study put it in a five-to-15-year group and recommended roundabouts at both ramp intersections sometime between 2025 and 2032.

Rental rules depend on the developer

In Park City proper, whether you can rent a property short term mostly comes down to city zoning. In East Village, it comes down to each project's governing documents, and the projects don't agree.

A March 2025 letter from Cormont's declarant approves all of the project's planned condominiums for rentals under 30 days as well as longer-term rentals. Cormont's FAQ estimates HOA dues at $12 to $14 per square foot. That FAQ dates to 2024, so treat the figure as a starting point to check. On the developer's live Tower Two inventory page, asking prices run from $1.955 million for a 926-square-foot one-bedroom to $9.75 million for a four-bedroom penthouse. Those are list prices, not closed sales.

Up the ridge, Marcella says Marcella Landing, its collection of 50 Olson Kundig townhomes, is "the only Marcella offering that allows nightly rentals." Two homes a few minutes apart, both with East Village ski access, can come with opposite rental rights. For many second-home buyers, that one clause matters more to the numbers than the purchase price.

Pioche Village is a different kind of product. It has 402 units managed by CoralTree Hospitality, and about 90% of them are studio residences.

Why the Mayflower condo median fell

The Park City Board of REALTORS released its most recent report on September 3, 2026, covering the quarter that ended June 30. As of early October it had not posted a newer one. In Q2 2026, the Mayflower-Jordanelle subarea recorded 27 condo sales, up from 13 a year earlier, while its median dropped 47% to $1.35 million. The Board attributed the drop to "new, more affordable inventory" and called it "a product mix shift," not a price crisis.

Park City proper went the other way. In Q2 2026, condo sales inside Areas 1–9 fell 11% to 47, with a $2.325 million median. The Board described a market where supply keeps shrinking, and over the trailing 12 months the median rose 24% to $2.3 million. Single-family medians in the two areas were much closer in Q2 2026: $3.8 million in Park City Areas 1–9 and $3.669 million across Jordanelle Areas 24–29. Over the trailing 12 months, Mayflower-Jordanelle logged 29 single-family sales, up 263%, at a $4.06 million median.

These numbers fit the rest of the picture. Park City proper is built out, so few condos come up for sale and prices stay firm. East Village is still delivering new condos, and as each one closes it pulls the median toward whatever kind of unit just finished. A falling median in a new area tells you which buildings closed that quarter. It doesn't tell you whether the condo you are looking at is worth more or less than its neighbor across the gondola line. To answer that, compare the jurisdiction terms, how close the unit is to the 2027/28 lodge, and the rental clause in the HOA documents.

Common questions

Can East Village owners vote in Park City elections? No. The 84060 address is a postal designation. For local government, East Village is in Wasatch County, and MIDA's board is appointed.

Who approves a remodel or new build on an East Village lot? MIDA. Permit applications in the project area go to MIDA, not to Wasatch County.

When will East Village have restaurants and shops? The East Village Lodge food hall is scheduled for the 2027/28 season, and most retail and dining is targeted for 2028–29.

If you are weighing an East Village condo against a home inside Park City limits, Olivia Bostwick can help you compare them side by side: who provides each service, which phase of the village each home sits next to, and what the HOA documents actually allow. Schedule a personalized consultation, and we'll go through those documents with you before you make an offer.