Pepperwood Real Estate (Sandy, UT) — Gated Custom Community
Pepperwood is a gated planned community in Sandy’s east bench, developed late 1980s through 1990s. Large custom-built homes on half-acre to one-acre lots, manned-gate entry, neighborhood pool, tennis courts, and trails into the Wasatch foothills.
Pepperwood is part of the broader 84092 zip in Sandy’s east bench — MLS data below reflects that combined market.
Character & Lifestyle
The community appeals to executives, established families, and downsizing professionals who want gated security and views without leaving the Salt Lake Valley.
Boundaries
Pepperwood is bounded by Wasatch Boulevard on the west, Pepperwood Drive on the south, and Wasatch foothills on the east — east bench of Sandy.
Walk, Transit, & Bike Scores
Commute Times from Pepperwood
| Destination | Drive time | Distance |
|---|---|---|
| Little Cottonwood Canyon mouth | 10 min | 4 mi |
| Big Cottonwood Canyon mouth | 12 min | 5 mi |
| Downtown Sandy | 8 min | 3 mi |
| Snowbird (ski) | 25-30 min | 15 mi |
| Downtown SLC | 25-30 min | 15 mi |
| SLC Airport | 35 min | 22 mi |
| South Towne Mall | 10 min | 4 mi |
Schools — Pepperwood
Canyons School District. Feeder: Alta High School.
- Quail Hollow Elementary (K-6)Primary feeder8/10School site →
- Indian Hills Middle (7-8)Serves Pepperwood8/10School site →
- Alta High School (9-12)Strong academic + athletic8/10School site →
- Waterford School (private) (PK-12)Popular private option nearby9/10School site →
- Canyons School District (District)District info
Ratings from GreatSchools.org. Boundaries change — verify by address.
Architecture & Housing Stock
Recent Sold Comparables
| Description | Bd/Ba | SqFt | Sold Price | Days on Market |
|---|---|---|---|---|
| Pepperwood — 1990s custom | 5/4 | 4,200 | $1,250,000 | 24 |
| Pepperwood — recent build | 6/5 | 5,800 | $1,950,000 | 32 |
| Pepperwood — original 1985 | 5/3 | 3,800 | $925,000 | 38 |
| Pepperwood — large estate | 7/6 | 7,500 | $2,850,000 | 55 |
| Pepperwood — smaller starter | 4/3 | 3,200 | $795,000 | 18 |
Representative recent sales from MLS, addresses redacted. Contact me for full address-level comps.
Read the HOA CC&Rs before falling in love
Pepperwood HOA has strict architectural review for exterior changes, landscaping, and additions. Read it first — some buyers feel limited after the fact.
Alta High is the family price driver
Quail Hollow → Indian Hills → Alta is one of the strongest K-12 feeders in the southeast valley. Family buyers pay premium for this feeder.
Cottonwood Canyon ski access is the lifestyle
15 minutes to Snowbird/Alta in the right snow conditions. Ski-commute is the single biggest Pepperwood demand driver.
Roof and exterior costs are real
Larger 1990s customs have 30-year-old roofs, mechanical systems, and exterior treatments coming due. Budget $50K-$150K replacement on older inventory.
HOA dues + property tax = real carrying cost
Pepperwood’s combined HOA + property tax + utilities can run $1,500-$2,500/month before mortgage. Factor in.
— Kris Bowen, Real Estate Broker. 23 years of Pepperwood closings.
Pepperwood Quick Facts
Frequently Asked Questions
What’s the median home price in Pepperwood?
Median sold price over the last 6 months was $870,000 based on 121 MLS sales in zip 84092.
How fast do homes sell in Pepperwood?
Median days on market is 35 days.
What schools serve Pepperwood?
- Quail Hollow Elementary (K-6)Primary feeder8/10School site →
- Indian Hills Middle (7-8)Serves Pepperwood8/10School site →
- Alta High School (9-12)Strong academic + athletic8/10School site →
- Waterford School (private) (PK-12)Popular private option nearby9/10School site →
- Canyons School District (District)District info
What zip code is Pepperwood in?
Pepperwood is in zip code 84092.
Can I run an Airbnb in Pepperwood?
Pepperwood HOA CC&Rs prohibit short-term rentals. Long-term rental requires HOA approval. Violations carry HOA fines.
Is there an HOA in Pepperwood?
Pepperwood HOA covers gate, pool, tennis, common areas. Approximately $250-$400/month depending on year. Mandatory.
How do I see what’s currently for sale in Pepperwood?
Use the Pepperwood page on zoomUTAH.
Similar Neighborhoods
If you like Pepperwood, also look at: Olympus Cove, Yalecrest, or Federal Heights.
By Kris Bowen, Real Estate Broker, LPT Realty LLC. 23 years Utah real estate. License #5504762-AB00. MLS data refreshed 2026-06-25.
