Independent analysis of sales data reveals market dynamics, pricing trends, and investment considerations for potential buyers
Real estate markets tell their stories through data, but interpreting that data correctly requires careful analysis. After examining two years of sales activity in Hideout’s Klaim community, several clear patterns emerge that prospective buyers and investors should understand before making decisions in this segment.
Pricing Fundamentals and Market Position
Klaim has established a consistent pricing band between $1.315M and $1.61M over the past 24 months, with median sales around $1.498M. This positions the community in the luxury segment while remaining below Park City proper pricing, where comparable lakefront properties typically start above $2.5M.
Klaim Community Sales Metrics
| Sales Metric | Value |
|---|---|
| Average Sale Price | $1,488,197 |
| Median Sale Price | $1,498,000 |
| Price Range | $1,315,000 - $1,610,361 |
| Average $/SqFt | $566 |
| Typical Unit Size | 2,500-2,750 sqft |
| Most Common Layout | 3BR/3BA |
The community’s price-per-square-foot metrics cluster around $566, suggesting the market has found equilibrium for the product type and location. Larger units don’t command proportional premiums, indicating buyers prioritize layout efficiency and views over raw square footage.
Market Velocity: Separating Construction from Sales Data
Initial analysis suggested extended marketing periods averaging 356 days, but this figure requires context. Several high-profile sales showing 596+ days “on market” were actually pre-construction sales where properties were listed 18-24 months before completion.
When analyzing only completed properties available for immediate occupancy, average market time drops to approximately 218 days (roughly 7 months). The fastest recorded sale occurred in 62 days, while the longest reasonable timeline was 267 days.
Market Timing Analysis
| Market Timing Analysis | Days on Market |
|---|---|
| Misleading Average (includes pre-construction) | 356 days |
| Actual Average (completed properties only) | 218 days |
| Fastest Sale | 62 days |
| Longest Reasonable Timeline | 267 days |
| Typical Range | 2-9 months |
Key considerations for buyers:
- New construction units may be available for pre-sale but won’t be available for occupancy for 12-18 months
- Completed inventory moves relatively quickly when priced appropriately
- Supply constraints appear to be influencing buyer urgency on available units
Negotiation Patterns and Price Discovery
Sales data shows limited price volatility, with 40% of transactions closing above list price and 60% at or below asking. The average variance between list and sale price is 0.3%, indicating:
- Sellers are generally pricing realistically based on comparable sales
- Buyers aren’t engaging in aggressive lowball strategies
- Limited bidding war activity compared to some other luxury markets
This suggests a mature market where both parties have access to good comparable data and are making informed decisions.
Investment Considerations
Potential advantages:
- Nightly rental permissions with 1-day minimum stays
- Long-term rental flexibility
- Proximity to Park City resort areas while avoiding some municipal restrictions
- Limited current inventory creating potential scarcity value
Risk factors to consider:
- Relatively new community with limited long-term appreciation history
- Dependence on Utah tourism and outdoor recreation economy
- HOA fees averaging $400-480 monthly
- Property tax assessments still stabilizing for newer construction
Current Market Conditions
As of this analysis, only 4 of 15 total units are actively marketed (2 for sale, 2 under contract). Current asking prices range from $1.57M to $1.78M, representing a potential 18-20% premium over recent sales medians.
Current Market Conditions
| Current Inventory | Details |
|---|---|
| Total Units in Community | 15 |
| Currently Active | 2 listings |
| Under Contract | 2 properties |
| Recently Closed | 11 sales |
| Available Inventory | 26.7% |
| Active Price Range | $1,569,900 - $1,781,000 |