For sale MLS# 2117975 · 375 days on the market
$6,295,000
It starts with a call with an agent.
5891 E Caddis Cir, Heber City, UT 84032
About this home
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.
Written by the listing agent.
Location
The neighbourhood: Victory Ranch
14 for sale · $390K–$9M asking prices
The market in Heber City today
$6,295,000 is 404% above the median asking price in Heber City.
At $1,121 per sqft it asks 157% more than the median in the city.
50% of the listings for sale have lowered their price at least once.
From the listings for sale, as of October 26, 2026. Asking prices only: Utah does not make sold prices public.
Living in Heber City
Heber City is the county seat of Wasatch County, located 43 miles southeast of Salt Lake City in a region known as the Wasatch Back.
- 16,856 residents (2020)
- 1 rail station
- 103 named trails
- 15 named parks
Monthly payment
- Principal & interest
- $34,883
- Property tax
- $3,347
- Home insurance
- $110
- HOA
- $536
10% down ($629,500), 30-year fixed at 6.25%. Tax from the MLS record; insurance is an estimate. Not a loan offer.
Details
- Style
- Stories: 2
- Garage
- 3 cars
- Basement
- Full, Walk-Out Access
- Lot
- 1.3 acres
- HOA
- $536/mo
- Subdivision
- VICTORY RANCH
See all 21 details
- Stories
- 2
- Rooms
- 22
- Basement finished
- 100%
- Parking
- Covered, Attached, Extra Height, Opener, Storage Above
- Heating
- Forced Air, Gas: Central, Gas: Radiant, Steam, Radiant Floor
- Cooling
- Central Air
- Flooring
- Carpet, Hardwood, Tile
- Roof
- Asphalt, Metal, Pitched
- Construction
- Other
- Water
- Culinary
- Sewer
- Sewer: Connected
- Effective year built
- 2009
- County
- Wasatch
- Zoning
- Single-Family
- Terms
- Cash, Conventional
- Alarm: Fire
- Bar: Wet
- Bath: Primary
- Bath: Sep. Tub/Shower
- Closet: Walk-In
- Den/Office
- Disposal
- French Doors
- Gas Log
- Oven: Gas
See all 58 features
Interior
- 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
Exterior
- Balcony
- Deck; Covered
- Double Pane Windows
- Entry (Foyer)
- Lighting
- Patio: Covered
- Porch: Open
- Walkout
Lot features
- Cul-De-Sac
- Curb & Gutter
- Road: Paved
- Sprinkler: Auto-Full
- Terrain: Mountain
- View: Mountain
- View: Red Rock
- View: Water
View
- Mountain(s)
- View: Red Rock
Community 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 Permitted
- Picnic Area
- Pool
- Sauna
- Security
- Snow Removal
- Spa/Hot Tub
- Tennis Court(s)
Utilities
- Natural Gas Connected
- Electricity Connected
- Sewer Connected
- Water Connected
Schools
Assigned schools as reported to the MLS by the listing agent. Boundaries change; confirm enrollment with the district. · Wasatch
Similar homes nearby
Listing courtesy of Summit Sotheby's International Realty / James Malecek. Based on information from UtahRealEstate.com as of 10/18/2026 10:01 AM. All data, including all measurements and calculations of area, is obtained from various sources and has not been, and will not be, verified by broker or the MLS. All information should be independently reviewed and verified for accuracy.