Jeremy Ranch: Snyderville Basin living without a resort address

Jeremy Ranch is what a lot of buyers mean when they say they want “Park City living” without a resort address. It is an unincorporated Snyderville Basin residential area in Summit County, north of I-80: a cluster of plats wrapped around a private Arnold Palmer / Ed Seay course that opened in 1981. Mailing city is Park City, ZIP 84098. You are not in Park City municipal limits. You are not at Canyons Village. You are not ski-in.

The Snyderville Basin General Plan names Jeremy Ranch/Pinebrook as a basin neighborhood area. Most buyers use it as a primary residence or a lock-the-door second home in a single-family subdivision cluster — with optional golf membership, I-80 access, a park-and-ride, and Basin Recreation as a district levy, not an HOA amenity campus.

Yesterday’s post was four golf-community types. This one is the neighborhood.

Transit at Kimball Junction — Jeremy Ranch access is I-80 / Park & Ride / High Valley Transit, not a village gondola. Photo: Maylingoed, Wikimedia Commons, CC BY 4.0.

Sixteen HOAs — start by naming yours

Jeremy Ranch Owner’s Association (JROA) is the official homeowners association site for Jeremy Ranch. Management: Future Community Services Inc., engaged effective June 1, 2019.

The FAQ / docs page is the public fact sheet:

• Governing documents updated and took effect January 1, 2025. Available to registered members in the portal — not a public PDF this pass.
• “There are 16 HOAs in Jeremy Ranch. JROA is the largest with over 600 homes in Six Plats.” Plats: A, 1, 2, 3, 4, 5.
• A reinvestment / transfer fee went into effect January 1, 2025 (bylaws and a 1.10.2025 resolution). Dollar amount is not on the public FAQ. It is a due-diligence item on every resale this year — read the packet.
• Fireworks, including sparklers, prohibited at all times under JROA bylaws.
• CC&Rs: trash/recycle receptacles out of public view (garage preferred); RVs, campers, and trailers not allowed on driveway, grass, or backyard; a concrete side-slab requires ARC.
• Architectural guidelines updated January 2025; ARC meets the first Tuesday of each month; applications due seven days prior; account must be current.
• Board: seven volunteer trustees; bi-monthly meetings with open forum.

JROA is the homeowners association. The Palmer club is a separate optional membership — not part of the deed. Competing blogs sometimes call Jeremy Ranch a “country club community”; that marketing label is not the same as either contract. Read the declaration for what the HOA actually includes.

A listing in Moose Hollow, The Trails, or The Woods (names used on competing pages) may not be JROA. Pull the correct association from the title commitment and the Utah HOA registry. There are 16. I will identify which one a specific address sits in.

County plat work still happens. Snyderville Basin Planning Commission has approved a Jeremy Ranch Plat 5 amendment (Daybreaker Dr.; original plat 1985; Hillside Stewardship zoning). That dates the residential plat era — it is not a sales pitch.

The golf club is optional

Jeremy Ranch Golf & Country Club: Upper East Canyon / Wasatch Mountains near Park City. Only Arnold Palmer Signature Course in Utah; Palmer / Ed Seay; opened Fall 1981; East Canyon Creek as a design feature. Address: 8770 Jeremy Rd, Park City, UT 84098; 435-649-2700.

Homepage: Course renovation 2026. Living in Jeremy Ranch is not club membership. If you want golf, you apply. Public golf-membership dues are not on the site this pass. Social-membership dollars on the club site are labeled current at 01/2023 and may be stale — see yesterday’s type post. Nordic is advertised on club pages; that is a club program, not JROA.

Parley’s Canyon on the Salt Lake County side of I-80 — the canyon you use to reach the basin. Not a Jeremy Ranch fairway photo. Photo: An Errant Knight, Wikimedia Commons, CC BY-SA 4.0.

Access: I-80, the Park & Ride, High Valley Transit

Skip the “20 minutes to Salt Lake” line from a realtor page — it is traffic-dependent. Use the named roads and the named transit products.

High Valley Transit is fare-free public transit on the Wasatch Back.

• 107 Commuter operates daily between Salt Lake Central Station and Kimball Junction Transit Center, with a stop at Jeremy Ranch Park & Ride. Inbound to Park City: pick-up only until Jeremy Ranch. Outbound to Salt Lake: drop-off only after Jeremy Ranch. This is not Salt Lake City International Airport.
• Micro (on-demand vans): the Summit County zone includes Kimball Junction, Jeremy Ranch and surrounding area, daily 5 a.m.–1 a.m. Ski/bike racks; up to three additional passengers; phone booking (435) 246-1538 if you do not have a smartphone.

Public rec is a district, not your HOA

Snyderville Basin Special Recreation District (Basin Recreation), established 1986 by the Summit County Commission: nearly 2,500 acres of open space; 185 miles of trails; 87,000 sq ft indoor Fieldhouse (about 340,000 visits/year per the about page). The Fieldhouse is a district facility in the Kimball Junction area, not a Jeremy Ranch HOA amenity. Owners in the district pay the recreation levy.

The County Auditor’s taxing-entities document is the levy map, not a sample bill:

• Unincorporated owners pay Summit County Municipal Services — not Park City Municipal. Park City Municipal is not assessed on 84098.
• Summit County Service Area #6 – Road Maintenance is assessed on residents in certain unincorporated plats; examples listed include Jeremy Ranch, Silver Creek, Summit Park, Pinebrook. Funds road maintenance including snow removal.
• Snyderville Basin Recreation District (operations/maintenance plus bond components) is a basin levy.
• Park City Fire District is a listed county taxing entity. Confirm the parcel’s tax area.

If you occupy as a Utah primary, you still apply for the primary-residence exemption. Occupancy is a tax and use question, not a neighborhood personality. Nightly rental is unincorporated county license plus that plat’s CC&Rs — confirm rather than assume allowed or banned.

The name on the map: 910 Ranch Stone Cabin

One short civic note, clearly separated from the subdivision. TownLift reported August 17, 2026 that the Jeremy Ranch Stone Cabin (~1890) was added to the National Register of Historic Places, listing effective August 3. It sits on Summit County’s 910 Ranch, protected open space on both sides of East Canyon Road, about 10 miles northwest of Park City — not a house in the plats. Last surviving structure associated with the historic Jeremy Ranch sheep operation. County Lands & Natural Resources is working to stabilize it; the county hopes to fold it into a future trail system. TownLift, Rebecca Brenner. History of the name and county open space — not an HOA amenity.

What to do with an actual address

Tell me the street. I will identify which of the 16 associations it sits in, pull the tax area, and separate the HOA packet from any club application you actually want. Walk the 107 stop and the I-80 ramps in the season you will use them — and don’t buy the “golf community” headline without reading both contracts.

Esteban J. Nunez, Park City Realtor.