Heber, UT · Summit County, UT · 5,703 properties with county records
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Park City 84098 is in Summit County, UT. The ZIP-wide typical value in Park City 84098 is $1,375,209 (Zillow Home Value Index, September 2026), up 5.5% from a year earlier. Homes that sold went under contract in a median 56 days, and 16% of listings took a price cut (Redfin Data Center, period ending Sep 30, 2026). On Lotvox's market-leverage reading of that data, with 6 months of supply, sellers hold a slight edge. The Lotvox Turnover Index is not published for 84098 yet: it appears only where a held-out test on the county's recorded sales beats chance. Across Summit County's 6 ZIPs with a Zillow value, the middle one is $885,659, so 84098 sits 55% above the county middle. Typical rent is $3,639 a month (Zillow Observed Rent Index, September 2026). Lotvox holds county assessor records for 5,703 properties in 84098.
Headline value data through September 2026. Each source below carries its own date.
Is 84098 a buyer's or seller's market?
By Lotvox's leverage reading of Redfin data through Sep 30, 2026, 84098 is a seller's market, narrowly. Homes went under contract in a median 56 days with 6 months of supply.
What do homes in 84098 sell for?
The ZIP-wide typical value in 84098 is $1,375,209 (Zillow Home Value Index, September 2026), up 5.5% in a year. County records put the median at about $424 per square foot (computed Jul 26, 2026).
Who is likely to sell in 84098?
Lotvox only publishes its Turnover Index where a held-out test on recorded sales beats chance, and 84098 has not passed that test yet. When it does, the score appears here.
How does 84098 compare to Summit County?
84098's ZIP-wide typical value of $1,375,209 compares with a middle value of $885,659 across Summit County's 6 ZIPs. Both are Zillow Home Value Index figures for September 2026.
Where does this 84098 data come from?
Values and rents come from Zillow's research data, sales pace from the Redfin Data Center, and property counts and turnover from county assessor and deed records. Each number on this page carries its own date, and the method is published at lotvox.com/methodology.
Cite as: Lotvox ZIP market record, 84098 Park City, UT, data through September 2026, https://lotvox.com/summit-county-ut/zip/84098
Listings Flow Ladder — 84098
Faucet, basin and drain — new listings in, active inventory, closed sales out.as of Sep 30, 2026
the basin is fillingnet 25 listings/mo
Faucet — new listings
94/mo
106% of normal (89) · normal
Basin — active listings
413
99% of normal (418) · high
Months of supply
6 mo
derived — not published at this grain
Drain — closed sales
69/mo
85% of normal (81)
Net — faucet minus drain
+25/mo
filling
Reading
current
as of 2026-09-30
Compare against:2015-01-01 to 2019-12-31 · 5 same-month points
How plugged is the drain? Two definitions, both ours, deliberately not reconciled.
8%Absorption vs its own normal— 1 - (closed sales / active listings) / same-month median of that ratio
15%Closed sales vs its own normal— 1 - closed sales per month / same-month median closed sales per month
Closed sales over 24 months — two different numbers, deliberately not merged.
2/mofall in the monthly rate (3%)— peak 71/mo (2024-12-31) to 69/mo now
213transactions that did not happen— summed monthly shortfall vs the same-month normal, over 22 months below it (vs 2015-19 (COVID excluded))
rate_drop_from_peak is a change in the monthly rate; cumulative_shortfall_vs_normal counts transactions not transacted. They are different quantities and are not interchangeable.
2026-09-30
Redfin market data (county + ZIP), via Lotvox. As of 2026-09-30. Normal = same-month median of monthly rates, minimum 3 same-month points. Source window 3 months (flows shown per month). months_of_supply is not published at this grain (0 non-null rows measured); derived here as active listings / closed sales per month. A fresher supply-only read (80 new, 397 active, 2026-09-01, Realtor.com inventory (county + ZIP), via Lotvox) is available but is NOT used in the net — that source publishes no closed sales, so subtracting across it would mix two vintages.
Should you buy here?
buyer-timing lens
20affordability /100
Buyer leverage is seller slight; weigh payment burden and the 3-lens valuation before bidding.
Payment burden
53%
severe
Days on market
56
daily
Price cuts
15.7%
of active
Valuation
+90.7%
vs assessor
Days on market and price cuts: Redfin Data Center, rolling 90 days.
Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.
Buyer / seller
buyer-timing lens
Negotiate Hard
Needs 43.4% correction for affordability
DOM: 96d (stable) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)100
Valuation Gap (25%)10
Supply & Demand (20%)100
Buy vs Rent (15%)100
Cancellation Rate (10%)75
Days on Market (5%)100
Moderate buyer leverage in 84098. Room to negotiate 5-10% below list. Payment burden: 48.8% of median income. A 28% price correction needed to reach 30% affordability threshold. Median days on market: 96. Renting is approximately 143% cheaper than buying (price-to-rent ratio: 29.1).
What to Offer
Offer 5-10% below list. You have room to negotiate.
Median price: Zillow Home Value Index (ZHVI). Median rent: Zillow Observed Rent Index (ZORI). Days on market and active listings: Redfin Data Center, rolling 90 days.
Valuation
3 lenses, different anchors
vs assessor
+90.7%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$2,623,208
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+78.1%
County-wide market — the widest, slowest signal.
Summit+78.1%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
in 848 · out 1,064 · Summit County, UT (parent county of this ZIP)
active inventory
as of 2026-07-01 · IRS SOI county-to-county migration flows 2022-2023 + Redfin inventory history
Price bands
mix-shift
Price Bands — the median behind the median
A single median rises whenever expensive homes become a bigger share of what sells, even if no tier got more expensive. These are the tiers underneath it, computed from recorded arms-length deed transactions in Summit.
Current tiers · 12 months to Invalid Datefloor 10 sales/tier
7 tiers had too few sales at every level and are left blank rather than estimated.
Tier
Median
$/sqft
Sales
Share
Source
Under $250k
—
—
—
—
fewer than 10 sales at zip, county and metro level
$250k–$500k
—
—
—
—
fewer than 10 sales at zip, county and metro level
$500k–$750k
—
—
—
—
fewer than 10 sales at zip, county and metro level
$750k–$1M
—
—
—
—
fewer than 10 sales at zip, county and metro level
$1M–$1.5M
—
—
—
—
fewer than 10 sales at zip, county and metro level
$1.5M–$2M
—
—
—
—
fewer than 10 sales at zip, county and metro level
$2M+
—
—
—
—
fewer than 10 sales at zip, county and metro level
No mix-shift history for this area. no geography from this ZIP up to metro has 8+ quarters of 10+ recorded arms-length sales across at least 4 price tiers. Trends are drawn only from recorded transactions; the last-sale snapshot above cannot carry a time series, because a property that sold twice keeps only its latest sale — which drags the history upward through the tiers and would invent the very mix shift this section exists to test for.
National context — not local
NAR's aggregate existing-home median for the United States and the West census region. This is the figure the tiers above are a check on. It is national/regional and says nothing about 84098.
United States
West
Copyright, National Association of Realtors. Reprinted with permission. Retrieved from FRED, Federal Reserve Bank of St. Louis. FRED publishes a rolling 13-month window for these series.
Tiers computed from Lotvox parcel and deed substrate through Aug 25 (10 later months withheld as partially loaded). Sample floor 10 sales per tier; below it a figure is drawn from the county or metro and labelled, or left blank. Multi-parcel bulk deeds and duplicate records are excluded.
ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.
ZIP 84098→Summit County, UT
12-Month Direction
-6Stable
Confidence
100%
DeterioratingStableImproving
BuildersLens Market Intelligence
Market Score
36· Weak
Market Score grades housing-market conditions (affordability, valuation, supply). The county Healthy/Moderate/Distressed badge measures economic distress (jobs, debt, poverty) — the two can read differently.
Payment Burden
53%
severe
Source: Freddie Mac PMMS (FRED MORTGAGE30US) 7.32% · Zillow ZHVI · Census income · Updated 2026-10-22
Price-to-rent
31.5x
favors renting
Source: Zillow ZHVI ÷ (Zillow ZORI × 12)
Valuation0
+78.1%
overvalued
Source: Lotvox comps · Updated 2026-05-15
Supply/Demand
6 mo
balanced
Source: Redfin Data Center (ZIP): inventory ÷ monthly homes sold · Updated 2026-09-30
Insurance Risk
47/100
elevated
Source: FEMA/NFIP · Updated 2026-04
County distress indicators
ECONOMIC INDICATORS
Economic indicators remain stronger than national averages.
Unemployment Rate
3.0%
UT 3.8%US 4.4%
Lower than most U.S. counties
Source: BLS LAUS · 2026-0860d ago
Poverty Rate
5.1%
UT 9.0%US 12.6%
Lower than most U.S. counties
Median Household Income
$137,058
UT $92,837US $82,006
Higher than most U.S. counties
Cost of Living (RPP)
100.5
UT 100.5US 100.3
Near national averages
Home Value (ZHVI)$1,328,254
County data: Zillow Home Value Index (ZHVI), BLS, Census ACS, CDC, FBI UCR, Federal Reserve, USDA
Tenure by age of householder (ACS B25007) is not published below county. Any ZIP figure here is DERIVED from the county's age-specific owner rates applied to this ZIP's own age structure — never read directly.
Derived — this ZIP
6.7% in 2023
of owner-occupied homes have a householder 75 or older
