Talisker, Promontory, Glenwild, and Victory Ranch: What Membership Actually Costs in 2026
A real numbers breakdown of dues, fees, and what's bundled into your purchase — before you sign anything.
Buyers ask about club dues constantly, and half the confusion is that these four clubs structure membership completely differently. One bundles the club into the real estate purchase. One separates HOA from club and lets you choose your tier. Two don't require you to own property at all. Here's the real math on each, so you can answer the "what am I actually signing up for" question without fumbling.
Talisker Club (Tuhaye) — Membership Is Mandatory, Bundled Into Purchase
This is the one buyers most often get wrong. Talisker Club membership isn't optional if you buy in Tuhaye through a developer offering — it's required and the $200,000 initiation fee is built into the purchase price.
Initiation Fee: $200,000 (included in developer real estate pricing) Monthly Dues: $2,172/month ($26,060/year) Tuhaye HOA Dues: $2,565/year (security, road maintenance, gated entrances) HOA Transfer Fee: 1% of purchase price (on resale) Membership Re-issuance Fee: 20% of the original initiation fee (on resale)
Ongoing annual cost after purchase: ~$28,625/year (dues + HOA), before you spend a dollar on golf, activities, or dining.
Golf and extras are billed separately: 18-hole cart fee is $30/round, unaccompanied guest greens fees run $395, and there's a real menu of à la carte adventure stuff — snowmobiling ($175–$225/driver), guided mountain biking ($70/hr), boating at Jordanelle ($1,100 for a 3-hour outing, 8 people). Ski storage is $220/member/year. None of this is included in dues.
Bottom line for buyers: the $200K initiation is baked into what they're already paying for the home. The number they need to budget for going forward is the ~$28,600/year in dues, plus whatever activities they actually use.
Promontory — Club Membership Is Separate From HOA, and You Choose Your Tier
Promontory splits things into two buckets that buyers need to understand are billed independently: Conservancy (HOA) dues apply to every lot owner regardless of club membership, and Club dues are a separate choice between Full and Social tiers.
Promontory Conservancy (HOA) Assessments: $500+/month ($6,000+/year) — applies to all owners, club member or not Club Full Membership Dues: $2,000/month ($24,000/year) Club Social Membership Dues: $1,000/month ($12,000/year) Equestrian Membership (add-on): $350/month, plus $1,250/month full-service boarding per horse Annual Food & Beverage Minimum: $2,000 (required for both Full and Social — and note, taxes, gratuities, and packaged alcohol don't count toward it)
Note: this fee sheet doesn't list a club initiation fee — if a buyer asks, that needs to come from Promontory directly, don't guess.
Minimum annual carry, Full Membership: $24,000 (club) + $6,000 (HOA) + $2,000 (F&B min) = ~$32,000/year Minimum annual carry, Social Membership: $12,000 (club) + $6,000 (HOA) + $2,000 (F&B min) = ~$20,000/year
Golf fees stack on top: guest rounds at Dye or Nick run $200 accompanied / $500 unaccompanied (caddie required), $150 at The Hills. Primary and spouse pay no cart fees; dependents do ($20–$30). Any account over 60 days past due gets hit with a 1.5% fee on the balance — worth mentioning to buyers who like to let things ride.
Bottom line for buyers: Promontory gives more flexibility — you're not forced into the top tier — but the true floor cost is higher than it looks at first glance once you stack HOA + club + F&B minimum.
Glenwild Golf Club — No Property Purchase Required
Glenwild is structured differently from the other two: you do not need to own property in Glenwild to join, either as a Golf or Social member. That's a distinct selling point for buyers who want the golf/social access without committing to a home purchase, or for owners elsewhere in Park City who want a golf membership.
Two tiers, capped membership counts (325 Equity Golf, 75 Non-Equity Social):
Equity Golf Membership
- Initiation Fee: $200,000
- Annual Membership Dues: $31,000
- Annual Capital Dues: $3,000
- Ongoing annual cost: $34,000/year
- Full access to the 18-hole championship course, no greens or court fees (cart/trail fees still apply)
Non-Equity Social Membership
- Initiation Fee: $50,000
- Annual Membership Dues: $15,500
- Annual Repair & Replace Dues: $1,500
- Ongoing annual cost: $17,000/year
- Clubhouse, tennis, fitness, spa, dining, social events — plus up to 6 rounds of golf per season as a Golf Member's guest
Membership extends to spouse/significant other and unmarried children under 23. No F&B minimum requirement (unlike Promontory).
Bottom line for buyers: Glenwild is the highest ongoing cost of the three for Equity Golf ($34K/year), but it's the only one of the three where club membership and real estate are fully decoupled — which matters for buyers weighing a golf membership against a home purchase decision.
Victory Ranch — Lifestyle-Driven, Fishing Access You Won't Find Elsewhere
Victory Ranch isn't a golf-first community like the other three — it's built around acreage, river access, and low-density living. Note: the numbers below are estimates, not pulled from an official published fee sheet like the other three clubs, so confirm exact current figures with Victory Ranch directly before quoting a buyer.
Estimated Membership Deposit: ~$250,000 Estimated Annual Dues: ~$29,000
Neighborhood character:
- Large acreage homesites
- Riverfront cabins and custom estates
- Expansive, low-density setting — this is the opposite of a tight golf-course lot community
What actually sets it apart: exclusive member access to the Upper Provo River, including six private, reservable fishing zones available only to members. Members can reserve their own stretch of river, fish without crowds or public pressure, and get a genuine blue-ribbon fly-fishing experience. This is a real differentiator — none of the other three clubs in this comparison offer anything like it.
Fractional ownership option: Victory Ranch also offers fractional cabin ownership, which matters for second-home buyers who want:
- A lower cost of entry than full ownership
- Turnkey ownership (no build, no furnishing headaches)
- Flexible usage without carrying a full-time property
Bottom line for buyers: if a buyer's priority is fly-fishing, privacy, and acreage over golf and clubhouse social scene, Victory Ranch is the one to put in front of them — and the fractional option lowers the barrier to entry significantly versus the other three clubs' all-in ownership models.
Side-by-Side: Ongoing Annual Cost (Dues Only, No Activities)
Club | Initiation Fee | Ongoing Annual Dues | Property Required? |
|---|---|---|---|
Talisker/Tuhaye | $200,000 (bundled into purchase) | ~$28,625 | Yes — mandatory with developer purchase |
Promontory Full | Not listed — confirm with club | ~$32,000 | Applies to Promontory lot owners |
Promontory Social | Not listed — confirm with club | ~$20,000 | Applies to Promontory lot owners |
Glenwild Equity Golf | $200,000 | $34,000 | No |
Glenwild Social | $50,000 | $17,000 | No |
Victory Ranch (estimated) | ~$250,000 | ~$29,000 | Fractional ownership option available |
These are dues-only floors — golf cart fees, guest fees, F&B minimums beyond what's already counted, ski/activity add-ons, equestrian boarding, and fishing zone reservations are all extra depending on the club and how the family actually uses it.
Talisker/Tuhaye, Promontory, and Glenwild figures are pulled directly from each club's 2026 published fee sheets. Victory Ranch figures are estimates and have not been confirmed against an official fee sheet — verify directly with the club. All fees are subject to change at each club's discretion — always confirm current numbers before a buyer makes a decision based on them.
