Water Views - Golf Course

Address

5891 E Caddis Cir, Heber City, UT

Listing Type

Active

Price

$ 6,295,000

Property Attributes

MLS#2117975
TypeSingle Family
Listing Status Active
CountyWASATCH
CityHeber City
AreaCharleston
NeighborhoodVICTORY RANCH
Zip84032
StyleStories: 2
Year Built2009
Taxes$ 40161
Price$ 6,295,000
Bedrooms5
Full Bathrooms6
Half Bathrooms2
Sqr Footage5615
Lot Size1.3 Acres

Data Source:

Wasatch Front Regional MLS (WFRMLS)

Property Description

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.

Elementary School	Middle School	High School
Heber Valley Elementary School	Wasatch Middle School	Wasatch High School

Price History
10/16/2025	Listed $6,500,000
8/4/2026	4$6,295,000

General Features

Living Area	5615.0
Sewer	Sewer: Connected
Heating	Forced Air,Gas: Central,Gas: Radiant,Steam,Radiant Floor
Cooling	Central Air
Utilities	Natural Gas Connected,Electricity Connected,Sewer Connected,Water Connected
Roof	Asphalt,Metal,Pitched
Zoning	Single-Family
HOA Fee	1608.0
Garage Spaces	3.0
Association Fee Includes	Insurance,Maintenance Grounds
Patio/Porch Features	Covered,Porch: Open
Architectural Style	Stories: 2
Security Features	Fire Alarm
Construction Materials	Other
Year Built	2009
View	Mountain(s),View: Red Rock
Stories Count	2
Topography	Cul-de-Sac,Curb & Gutter,Road: Paved,Sprinkler: Auto-Full,Terrain: Mountain,View: Mountain,View: Red Rock,View: Water
Property Subtype	Single Family Residence
Current Use	Single Family
Community Features	Clubhouse
Assoc Fee Paid Per	Quarterly
County	Wasatch
New Construction	No
Property Type	Residential
Association Amenities	Barbecue,Biking Trails,Bocce Ball Court,Clubhouse,Concierge,Controlled Access,Fire Pit,Gated,Golf Course,Fitness Center,Hiking Trails,Insurance,Maintenance,On Site Security,Management,Pet Rules,Pets
HOA	Yes
Attached Garage	Yes
Subdivision Name	VICTORY RANCH
Garage Y/N	Yes
Total Rooms	22
Full Baths	6
Status	Active
High School	Wasatch
City	Heber City
Association Name	VR HOA
Senior Community Y/N	No
High School District	Wasatch
Zoning Description	RES
MLS Area	Charleston; Heber
Lot Size Units	Acres
Lot Size Square Feet	56628.0
Carport Y/N	No
Listing Terms	Cash,Conventional
Elementary School	Heber Valley
Property Attached Y/N	No
Tax Annual Amount	40161.0
Home Warranty Y/N	No
Middle/Junior High School	Wasatch
Property Condition	Blt./Standing
Lease Considered Y/N	No
Virtual Tour	https://u.listvt.com/mls/217290116
Living Area Units	Square Feet
Standard Status	Active
Middle/Junior School District	Wasatch
Elementary School District	Wasatch
Virtual Tour	https://www.5891eastcaddiscircle.com
PostalCity	Heber City
ADU	No

Interior Features

Interior Amenities	Alarm: Fire,Bar: Wet,Bath: Primary,Bath: Sep. Tub/Shower,Closet: Walk-In,Den/Office,Disposal,French Doors,Gas Log,Oven: Gas,Range: Gas,Vaulted Ceilings
Basement	Full,Walk-Out Access
Flooring	Carpet,Hardwood,Tile
Total Fireplaces	3
Air Conditioning Y/N	Yes
Heating Y/N	Yes
Window Features	Shades
Fireplace Y/N	Yes
Above Grade Finished Area	2807.0
Half Baths	2
Total Bedrooms	5
Main Level Bedrooms	1
Total Baths	8
1/2 Baths	2
Basement Finished	100

Exterior Features

Exterior Amenities	Balcony,Deck; Covered,Double Pane Windows,Entry (Foyer),Lighting,Patio: Covered,Porch: Open,Walkout
Vegetation	Landscaping: Part
Parking Features	Covered,Attached,Extra Height,Opener,Storage Above
Lot Features	Cul-De-Sac,Curb & Gutter,Road: Paved,Sprinkler: Auto-Full,Terrain: Mountain,View: Mountain,View: Red Rock,View: Water
Water Source	Culinary
Total Parking	3.0
Lot Size Area	1.3
Spa	No
Building Area Total	5615.0
Lot Dimensions	0.0x0.0x0.0
Lot Size Acres	1.3
Frontage Length	0.0
Private Pool	No
Waterfront Y/N	No
Covered Spaces	3.0
Door Features	French Doors
RV Parking Dimensions	0.00
Horse Y/N	No