Holladay Hills

As of October 30, 2026, one builder is actively selling new construction at Holladay Hills. Tri Pointe Homes opened sales at Aspire, a 57-home townhome neighborhood, in February 2026; published plan pricing that day started around $792,000, with completed move-in-ready homes listed from $779,900. Tri Pointe is also selling Pavilions, described by the builder as a limited collection of six estate homes ranging from about 5,201 to 8,010 square feet with four-bay garages. Two of the six carried published prices that day, at $4,239,000 and $4,448,000.

Two further Tri Pointe neighborhoods are announced but not selling. Crestview is anticipated to open in early 2027 with pricing the builder describes only as anticipated, and Horizon, a townhome neighborhood, is anticipated for 2027 with no pricing published at all. Both are interest lists rather than available inventory, and neither has a published home count.

Elevate, the 38-townhome neighborhood built by Van Daele Homes, is complete. Van Daele's own project page treats it as a finished portfolio project, which means a buyer acquires an Elevate townhome as a resale on the open market rather than from the builder.

The Grandeur is the part that needs care. It is a single mixed-use building with parking, a retail level, several levels of rental apartments, and a top floor of for-sale condominiums. The apartments are open and leasing, managed by a third-party operator. The condominiums, roughly sixteen of them, are listed by the developer as sold out, though individual units do resell. Anyone describing The Grandeur as a place to buy from the developer is describing something that is not available.

In May 2018 the Holladay City Council approved an amended site development master plan for a project then called Holladay Quarter. Residents organized, gathered signatures, and sought a referendum. The City initially determined the petition did not qualify for the ballot, residents sued, and the developer separately went to court to try to stop a public vote.

The Utah Supreme Court decided the question in Baker v. Carlson, 2018 UT 59 on November 28, 2018. It held that the resolution amending the master plan was a legislative act and therefore referable to the voters, while the resolution amending the development agreement was administrative and not referable. The vote went ahead as Proposition 14. Salt Lake County's certified final results record 9,645 votes against and 7,026 in favor, 57.85 percent to 42.15 percent, across all 31 precincts.

Because the master plan amendment was rejected but the development agreement amendment survived, the 2007 master plan remained the governing entitlement, and that is what the current project builds under. This matters when reading older coverage: figures such as 775 apartments, 210 single-family homes, and descriptions of nearly a thousand residences belong to the plan voters turned down. They are still quoted on third-party real estate pages. The operative ceiling is the 2007 plan's range of 454 to 614 homes, with 614 the number the City and local reporting cite as the cap.

One widely repeated characterization deserves a caveat. Local reporting in 2021 relayed councilmembers describing the return to the 2007 plan as leaving the project referendum proof. That is a journalist's paraphrase of elected officials' remarks, not a legal holding. The precise position is the one the court set out: the master plan amendment was referable and was voted down, the development agreement amendment was not referable, and the 2007 plan therefore still governs.

The master plan divides the site into lettered blocks, and the market-facing names map onto those blocks. The Grandeur occupies Block D and was the first mixed-use phase, with a ribbon-cutting in October 2024 and occupancy beginning the following spring. Block B is the former Macy's building, which was adapted and reused rather than demolished, and now holds ground-floor retail with office space above.

Kiln is frequently described in search results as though it were a phase or a builder. It is neither. Kiln is a flex-office and coworking operator that leases roughly 52,000 square feet on the upper floors of the reused Macy's building, and it opened there in February 2026.

Blocks H, I, J and K received a preliminary plat amendment from the Planning Commission in December 2025, with Block K designated for townhouse-scale homes and Block I for a fitness center and a parking structure. On the record at that meeting the applicant's representative projected roads, utilities and the fitness center starting in spring 2026, with the fitness center opening in summer or fall 2027. That is the developer's projection rather than an approval, and it should be read as such.

A separate agreement commits the project to income-restricted housing. The City, its Redevelopment Agency and KMW Development approved an affordable housing agreement in December 2025 covering 100 homes at 80 percent of area median income, carrying deed restrictions, to be built in the not-yet-constructed Block E. The Council amended that agreement in June 2026 to shift the unit mix toward a wider range of sizes, including larger homes.

Retail and office space on the site is not an afterthought to the housing; the master plan ties them together. A footnote in the 2007 plan requires the developer to obtain building permits for the minimum commercial square footage in each block or subdivision at or before the point residential permits are issued for that same block. City staff summarized it in 2019 as a required percentage of commercial permits that must be pulled with each block before residential permits can follow. For a buyer, that is the mechanism that explains why shops and offices appear alongside homes rather than years later.

The commercial program is approved for up to 750,000 square feet of office, dining, shopping and entertainment. The developer's own portfolio page also publishes a breakdown of 420,000 square feet of retail and dining plus 375,000 square feet of Class A office, which sums to more than the 750,000 total stated on the same page. Because those figures contradict each other at the source, only the approved ceiling is worth relying on.

Two anchors are open and verifiable. A Trader Joe's of about 13,397 square feet opened on the main floor of the former Macy's building on October 31, 2025. Kiln opened its flex-office space upstairs in February 2026. Beyond those, the developer publishes a list of tenants without stating which have opened, and several businesses announced during 2026 could not be confirmed as open. Treat any tenant list for this site as a list of intentions unless the opening is separately dated.

A hotel and a theater have been discussed for the site since 2019 and were still described as proposed rather than approved as of late 2024. Nothing newer establishes otherwise, so neither should factor into a purchase decision.

There is no published master community association for Holladay Hills. The developer's site, the master developer's portfolio pages and the homebuilders' community pages disclose no master association, no master assessment, and no budget separate from the per-neighborhood dues. In 2022 the developer's representative told the Planning Commission that the covenants and association documents were then still being drafted. Whether they have since been recorded would take a search of the Salt Lake County Recorder's files. Any page quoting a master association figure for this project is quoting something the developer has not released.

Per-neighborhood dues are partially published and do not fully agree. Tri Pointe's own frequently-asked-questions page estimates the Aspire association at $275 a month and labels the figure informational, while the multiple listing record for an Aspire home shows $290 a month and describes the dues as covering grounds maintenance and water. A reasonable expectation is roughly $275 to $290, confirmed in writing before any deadline passes. For Pavilions, Crestview and Horizon, no dues figure is published anywhere.

Pricing on this site moves, and not only downward. One Aspire homesite listed at $828,900 at the end of May 2026 was increased to $934,072 in late October, an eleven percent rise in under five months. That is almost certainly structural options and upgrades loading onto a base price rather than market appreciation, and it should not be read as a return. The practical lesson is that any price for this community is a snapshot: the figures on this page were published on October 30, 2026 and should be reconfirmed with the builder.

Aggregator pricing for this site disagreed with both the builder's own pages and the multiple listing records on the same day, on nearly every address checked, so the builder and the listing record are the only figures worth acting on. Short-term rental rules are another open question: the covenants were flagged in 2022 as the place such limits would be addressed, and no recorded answer was found. For a mixed-use project with condominiums, that is worth resolving in writing rather than assuming.