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$6,295,000

  • For Sale
  • Active
  • Single Family
  • 5 Beds
  • 2 Full Baths
  • 6 Partial Baths
  • 5,615 Sq. Ft.
  • 3 Car Garage
  • Updated 11 days ago
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A Front-Row Seat to Victory Ranch

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.

Full Property Details for 5891 E Caddis Circle

General

  • Price: $6,295,000
  • HOA FEE: $536/month
  • HOA FEE FREQ.: Quarterly
  • Taxes: $40,161 (2024)
  • Status: Active
  • Type: Single Family
  • Source: ParkCity
  • MLS ID: 12504537
  • Updated: 9/29/2026
  • Added to Site: 360 day(s) ago

Interior

  • Interior Features: Gas Dryer Hookup, Storage, Ceiling Fan(s), Ceiling(s) - 9 Ft Plus, Main Level Master Bedroom, Pantry, Steam Room/Shower, Wet Bar, Breakfast Bar
  • Fireplace: Yes
  • Number of Fireplaces: 3
  • Fireplace(s): Gas, Wood Burning, Gas, Wood Burning
  • Appliances: Dishwasher, Disposal, Washer, Freezer, Dryer Hookup, Gas Range, Microwave, Oven
  • Flooring: Carpet, Stone, Tile, Wood

Rooms

Bathrooms

  • Total Bathrooms: 8
  • Full Bathrooms: 2
  • 3/4 Bathrooms: 4
  • Half Bathrooms: 2

Bedrooms

  • Total Bedrooms: 5

Other Rooms

  • Laundry: Gas Dryer Hookup

Additional Information

  • Shared Amenities: Tennis Court(s), Clubhouse, Fitness Room, Pets Allowed, Pool, Shuttle Service, Steam Room, Hot Tub
  • Spa: Yes
  • Recreation: Creek/River Front, Remarks
  • Security/Safety: Fire Sprinkler System
  • Equipment: Appliances, Garage Door Opener, Smoke Alarm, Water Heater - Gas, Water Softener (Owned)

Exterior

  • Exterior Features: Gas BBQ Stubbed, See Remarks
  • Porch/Patio/Deck: Patio, Deck

Parking

  • Garage: Yes
  • Garage Description: Attached
  • Garage Spaces: 3
  • Covered Spaces: 3
  • Other Parking Type: Guest Parking
  • Parking: See Remarks, Guest

Location

  • Area: Heber and Midway
  • County: Wasatch
  • Subdivision: Victory Ranch

School Information

  • School District: Wasatch

Community

  • Association: Yes
  • Assoc. Fees Include: Amenities, Security, Snow Removal
  • Pets Allowed: Yes

Heating & Cooling

  • Air Conditioning: Yes
  • Cooling Type: Air Conditioning
  • Heating Type: ENERGY STAR Qualified Furnace, ENERGY STAR Qualified Boiler, Forced Air, Radiant Floor, Steam
  • Water Heater: Gas

Utilities

  • Sewer: Public Sewer, See Remarks
  • Water: Public, See Remarks
  • Utility Description: Cable Available, Electricity Connected, High Speed Internet Available, Natural Gas Connected, Phone Available, See Remarks

Structural Information

  • Architectural Style: Contemporary
  • Description/Design: Cul-De-Sac, Gradual Slope, Partially Landscaped, See Remarks
  • Construction Status: Complete
  • Construction: Wood Siding
  • Basement Desc.: Walk-Out Access
  • Foundation: Slab
  • Roof: See Remarks, Asphalt, Metal, Shingle
  • Square Feet: 5,615
  • Sq. Ft. Source: Public Records
  • Living Area: 5,615 Sq. Ft.
  • Finished Total: 5,615 Sq. Ft.
  • Year Built: 2009

Additional Structures

  • Other Structures: None

Lot Features

  • Property View: Mountain(s), River, Ski Area, See Remarks
  • Lot Size (Acres): 1.3
  • Lot Size (Sq. Ft.): 56,628
  • Lot Size Source: Public Records
  • Frontage: Gated, Private Road
  • Street/Road Desc.: Paved
  • Lot Features: Cul-De-Sac, Gradual Slope, See Remarks
  • Lot Description: Cul-de-Sac, Gradual Slope, See Remarks

Water Features

  • Water View: Yes

Financial Considerations

  • Price Per Sq. Ft.: $1,121.1
  • Association Fee: Yes
  • Association Fee: $1,608
  • Assoc Fee Freq.: Quarterly
  • Tax Amount: $40,161
  • Tax Year: 2024
  • Terms: Cash, Conventional

Disclosures and Reports

  • Legal Description: Lot 37 Victory Ranch Plat B Amended And Undivided Interest In The Common Area. Area: 1.30 Acres
  • APN: 00-0020-5435

Listed by Summit Sotheby's International Realty and Summit Sotheby's International Realty

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Listing agents

— 5891 E Caddis Circle —

  • Summit Sotheby's International Realty

  • Summit Sotheby's International Realty

Get Pre-Approved Today

Be ready to buy your new home!

with our affiliated lender
NMLS#: 1598647

Get Pre-Approved

Be ready to buy your new home!

with our affiliated lender
NMLS#: 1598647

Get Pre-Approved

Schools serving 5891 E Caddis Circle

School District:Wasatch School District
NameGradesDistance
J.R. Smith School
235 East 500 North, Heber City, UT 84032
K-57.4 mi
Rocky Mountain Middle School
800 School House Way, Heber City, UT 84032
6-88.9 mi
Wasatch High School
930 500 East, Heber City, UT 84032
9-128.3 mi
Disclaimer: School attendance boundaries provided by ATTOM Data Solutions and are for reference only. Contact the school directly to verify enrollment eligibility.

Price & Sales History for 5891 E Caddis Circle Get Price Alerts and Save Property

Date
Details
Price
Change
Source
8/04/2026
Price Reduced
$6,295,000
-3.15%
MLS
10/16/2025
Listed
$6,500,000
—
MLS
Get Price Alerts and Save Property
Disclaimer: Historical sales information is derived from public records provided by the county offices. Information is not guaranteed and should be independently verified.

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Listed by Summit Sotheby's International Realty and Summit Sotheby's International Realty

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5891 E Caddis Circle, Kamas, UT 84036 (MLS# 12504537) is a Single Family property with 5 bedrooms, 2 full bathrooms and 6 partial bathrooms. 5891 E Caddis Circle is currently listed for $6,295,000 and was received on October 16, 2025. Want to learn more about 5891 E Caddis Circle? Do you have questions about finding other Single Family real estate for sale in Kamas? You can browse all Kamas real estate or contact a Coldwell Banker agent to request more information.

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