Inside a $3.5M Farmington Luxury Home for Sale: 7,300 Square Feet, Indoor Golf, and a Private Pickleball Court

Looking for a Farmington luxury home for sale that skips the compromises? This 7,300-square-foot estate hides an indoor golf simulator and a private pickleball court behind a quiet cul-de-sac address. Here's the full story.

What Makes This Farmington Luxury Home for Sale Different?

This Farmington luxury home for sale is a $3.5 million, 7,300-plus-square-foot estate on a quiet cul-de-sac. It pairs a modified "Timpani" floor plan with two rare amenities: a private pickleball court and an indoor golf simulator.

Most homes in this price range in Northern Utah sell on square footage and finishes alone. This one sells on lifestyle.

You get the craftsmanship you'd expect above three million dollars — but you also get two amenities that are genuinely hard to find at any price in Davis County. A pickleball court you own. A golf simulator that doesn't care what the weather is doing.

Here's the snapshot before we walk through it:

Want to see what else is active in this price band right now? Browse live MLS listings and compare.

Inside 7,300+ Square Feet of Extraordinary Craftsmanship

Over 7,300 square feet gives you room to zone the house: formal spaces, family spaces, guest quarters, and recreation areas that never bleed into each other. At this size, layout quality matters more than raw square footage.

Big houses fail when they're just big. Long hallways. Rooms nobody uses. Heating bills with no payoff.

That's not what's happening here. The square footage is doing real work — it's absorbing an indoor golf simulator and full recreation space without stealing from the everyday living areas.

When you walk it, pay attention to three things:

• Ceiling heights and sightlines — this is where craftsmanship shows itself first.
• Millwork and trim transitions — clean corners are expensive corners.
• How the main level flows — you should never feel like you're crossing a lobby to get to the kitchen.

Homes over 7,000 square feet are a small slice of the Davis County market. That scarcity cuts both ways: fewer competing listings when you buy, and a narrower buyer pool when you eventually sell.

What Is the Modified "Timpani" Plan?

The "Timpani" is a named floor plan that the owners modified rather than built stock. Modifications typically mean expanded rooms, reworked ceilings, upgraded structural spans, or added spaces the base plan never included.

A modified plan is usually a good sign. It tells you someone cared enough to spend money changing the blueprint before a single wall went up.

Structural changes are the expensive kind. Cosmetic upgrades — countertops, fixtures, paint — can be redone later for a fraction of the cost. Moving load-bearing walls, raising ceilings, or bumping out a wing cannot.

When you tour, ask specifically: what changed from the base Timpani plan, and why? The answer tells you where the money went.

Ask to see the original plan set alongside the as-built drawings if the sellers have them. That single document usually answers more questions than an hour of walking the house.

The Indoor Golf Simulator: Why It Matters in Utah

An indoor golf simulator lets you play year-round in a state where the outdoor season runs roughly April through October. In Utah, that effectively doubles your golf calendar without leaving the house.

Utah golf is seasonal. Snow arrives, courses close, and your swing quietly falls apart until spring.

A dedicated simulator space solves that. You practice in December. You warm up before a Saturday round. Your kids learn without a tee time.

It's also the most family-flexible room in a luxury home. Most modern simulator setups handle golf plus other sports and full-screen entertainment, which means the space earns its square footage even for people who don't golf.

Two things to verify on tour:

1. Ceiling height and hitting clearance — a tall driver swing needs real vertical room.
2. What conveys with the sale — launch monitor, projector, screen, and software licensing are not automatically included. Get it in writing.

A Private Pickleball Court on Your Own Property

A private pickleball court means no reservations, no waitlists, and no driving to a city facility. It's one of the rarest amenities in Davis County residential real estate and a genuine differentiator at resale.

Pickleball has exploded across Northern Utah. Public courts in Davis County fill up fast, especially on weekday evenings and Saturday mornings.

Owning a court removes all of that friction. You play when you want, with who you want, for as long as you want.

It also changes how you host. A backyard with a court is a gathering place — for neighbors, for extended family, for the church group or the work crowd. That's hard to price, but buyers feel it immediately.

Practical questions worth asking: what's the surface material, how does it drain, and is there court lighting for evening play? Those three answers determine how many months a year you actually use it.

Why a Quiet Cul-de-Sac Lot Matters at $3.5 Million

A cul-de-sac eliminates through traffic, which means quieter outdoor living, safer streets for kids, and stronger privacy. At the luxury tier, buyers consistently pay a premium for that setting over comparable homes on busier streets.

You can renovate a kitchen. You cannot renovate your street.

Location within a neighborhood is permanent. That's why a cul-de-sac position is one of the few things worth paying up for — it protects your enjoyment today and your resale later.

It matters even more here because of the outdoor amenity. A pickleball court on a busy arterial street is a compromise. A pickleball court at the end of a quiet cul-de-sac is what you actually wanted.

If you're weighing this against other options, look at what's available across Davis County communities and note how few premium lots are truly traffic-free.

Living in Farmington, Utah: Location and Lifestyle

Farmington sits in south Davis County with direct I-15 access, a FrontRunner commuter rail station, Station Park shopping, and quick access to Lagoon and the Wasatch foothills. It's one of Utah's most convenient suburban addresses.

Farmington is a rare mix: small-town feel, big-city access. You're roughly 20 minutes from downtown Salt Lake City and about the same distance north to Ogden.

The commuting options are what set it apart. I-15 runs right through, and the FrontRunner station means you can leave the car home entirely on days you'd rather not fight traffic.

Day to day, you have Station Park for dining and shopping, trail access into the foothills, and one of Davis County's most established school landscapes. Davis County publishes current municipal and county service information at daviscountyutah.gov.

Want the deeper local picture — schools, neighborhoods, and price trends? Start with the Farmington community guide.

Buying This Home While Relocating or PCSing to Hill AFB

Farmington is roughly 15 to 20 minutes south of Hill Air Force Base via I-15, making it a realistic option for senior officers, contractors, and defense executives who want a luxury home without a long commute.

Most people relocating for Hill AFB look first at Layton, Clearfield, and Syracuse. Those are great, practical choices — and if that's your lane, start with the Layton community guide.

But the luxury tier near the base is thin. If you want 7,000-plus square feet with resort-level amenities, Farmington is where the inventory actually lives.

The tradeoff is about ten extra minutes of drive time each way. For a lot of families, that's a fair trade for a cul-de-sac estate with a court in the backyard.

If you're moving in on orders, timing is everything. Our PCS relocation guide for Hill AFB walks through house-hunting trips, temporary lodging, and how to sequence an offer when your report date is fixed.

How Financing Works on a $3.5 Million Utah Home

A $3.5 million purchase is a jumbo loan in Utah — it exceeds conforming loan limits, so it uses portfolio or jumbo lending with stricter reserve, documentation, and down payment requirements than a standard mortgage.

According to the Federal Housing Finance Agency, conforming loan limits are set annually by county. A price like this clears those limits by a wide margin, so you're in jumbo territory.

Plan for a different underwriting experience. Jumbo lenders typically want larger down payments, more months of cash reserves, and deeper income documentation — especially for self-employed buyers.

Military and veteran buyers should not assume they're locked out. According to the U.S. Department of Veterans Affairs, buyers with full entitlement have no VA loan limit — though individual lenders still set their own maximums and credit standards.

Get fully underwritten before you write an offer at this level. In the luxury tier, a strong pre-approval is often what separates the accepted offer from the backup.

Farmington Schools and the Neighborhood Around This Estate

Farmington is served by Davis School District. Homes on the east bench typically feed Farmington-area elementary and junior high schools plus Farmington High, but boundaries shift, so verify the current assignment before you write an offer.

At $3.5 million, you are buying a neighborhood as much as a floor plan. Farmington sits on the east bench of Davis County, wedged between the Wasatch Mountains and I-15, and it has become one of the most requested addresses on the northern Wasatch Front for exactly that reason: mountain access on one side, freeway and FrontRunner access on the other.

Davis School District serves the city and is one of the largest districts in Utah. Farmington High is a newer campus, and the elementary and junior high feeds on the bench are generally well regarded by the families I work with. That said, school boundaries in Davis County get redrawn as new subdivisions come online. Never assume a boundary from a listing sheet or a third-party website.

• Confirm the boundary with the district directly, using the exact street address, not the neighborhood name.
• Drive the route at bell time, not at noon. Bench streets and cul-de-sacs feed onto a few main arteries.
• Ask about bus eligibility — some bench addresses fall inside the walk zone.
• Look at charter and private options too. Several Davis County families I represent mix and match.

If you want to compare this pocket against other bench neighborhoods, start with the Farmington community page, then browse active inventory on our listing search.

Commute Times: Hill AFB, Salt Lake City, and the Airport

From Farmington, Hill AFB is roughly 12 to 15 miles north on I-15, about 20 minutes outside of rush hour. Downtown Salt Lake City and the airport are each about 25 to 30 minutes south.

Farmington's biggest practical advantage is that it sits almost exactly in the middle of everything on the northern Wasatch Front. You can work at Hill Air Force Base, your spouse can work downtown, and neither of you eats a brutal commute.

Two local shortcuts matter here. Legacy Parkway runs parallel to I-15 through south Davis County and is often the faster southbound option in the morning. And the FrontRunner commuter rail station at Station Park means a downtown workday can be done without driving at all.

Times are estimates and traffic on I-15 through Layton varies a lot by hour. If you are moving in on orders, our PCS relocation guide for Hill AFB walks through gate timing, temporary housing, and how to sequence a move you cannot easily reschedule.

What It Actually Costs to Own a 7,300-Square-Foot Home

Budget well beyond the mortgage. On a $3.5 million Farmington estate, property taxes, insurance, utilities, landscaping, and maintenance on 7,300 square feet realistically add several thousand dollars per month.

Buyers at this level rarely get surprised by the loan payment. They get surprised by the carrying costs. A 7,300-square-foot home with a golf simulator, a pickleball court, and full bench landscaping has more systems to feed than three ordinary houses.

One Utah-specific note that works in your favor: Utah gives owner-occupied primary residences a residential exemption, so a primary home is taxed on a reduced portion of market value. A second home or a pure investment property does not get that break — which can be a meaningful annual difference at this price point. Confirm the current rate and exemption status with the Davis County Assessor before you budget.

• Property taxes — the single biggest line item after the mortgage. Get the actual parcel number and pull the real figure.
• Insurance — high-value home policies price differently than standard ones, and the simulator equipment may need a rider.
• Utilities — heating and cooling 7,300 square feet across multiple zones through a Utah winter and summer is not trivial.
• Irrigation and landscaping — ask whether the lot has secondary (pressurized) irrigation water and what that share costs.
• Amenity upkeep — sport court surfaces get resurfaced periodically, and simulator software and sensors need updates.

I will build you a real line-by-line ownership estimate for this specific address before you tour. Call or text (801) 603-5213 and I will pull the tax record.

Who This Farmington Estate Fits Best

This home fits buyers who entertain at home, work from home, and want recreation on site — multigenerational families, executives relocating to Salt Lake, and senior military or defense-industry households near Hill AFB.

Not every luxury home suits every luxury buyer. A 7,300-square-foot modified Timpani plan with a golf simulator and a private pickleball court is a specific lifestyle, and it rewards a specific kind of household.

• Families who host. The square footage and the cul-de-sac setting mean you can have twenty people over without the neighbors noticing.
• Multigenerational households. There is genuine room for aging parents or adult children with real separation — a growing request across Davis County.
• Remote executives. Airport in about half an hour, a home office that does not have to double as a guest room, and a simulator for the client you are trying to close.
• Senior military and defense-industry leadership. Colonels, contractors, and program directors at Hill AFB who want proximity to the base without living next to it.
• Year-round athletes. Utah winters shut down outdoor courts and driving ranges for months. This home does not care.

A quick note for military buyers: VA entitlement is not automatically off the table at this price, though a purchase this size means a jumbo structure and a substantial down payment. Review the current program details at VA.gov home loans, and let's talk through the real numbers before you fall in love with the simulator.

If this profile is close but not exact, browse current Davis and Weber County listings and we will narrow it down.

What to Inspect Before You Write the Offer

Inspect a 7,300-square-foot home like three homes at once. Budget for a general inspection plus specialists for HVAC zoning, roof and bench drainage, the golf simulator technology, and the pickleball court's surface and base.

The most expensive mistake I see at this price point is treating a luxury inspection like a starter-home inspection. More systems means more failure points, and specialty amenities are almost never covered well by a generalist.

1. HVAC zoning. A home this size runs multiple systems. Ask for the age, service records, and whether every zone actually holds temperature.
2. Roof and drainage. Bench lots in Farmington shed a lot of water during spring runoff. Look hard at grading, window wells, and where downspouts terminate.
3. The golf simulator. Confirm what conveys — projector, sensors, launch monitor, software licenses — and whether the licenses transfer to a new owner.
4. The pickleball court. Ask about the base, the surface age, drainage, fencing, and any lighting. Resurfacing is a real cost on a real cycle.
5. Sewer scope and water. A camera scope is cheap insurance. Also test pressure at the far fixtures on the top floor.
6. Radon. Parts of Utah test high. On a home with finished lower-level living space, test it.
7. Builder warranties. On a modified plan, find out what structural or systems coverage remains and whether it is transferable.

Bring your own inspectors. Not the seller's list, not the builder's list. At $3.5 million, a few thousand dollars in specialist inspections is the cheapest leverage you will ever buy in a negotiation.

How to Tour This Farmington Estate and What to Ask

Call The DIG Team at (801) 603-5213 to schedule a private showing. Come with questions about the plan modifications, what conveys with the simulator and court, HOA rules, and recent comparable sales.

Video gives you the feel. A walkthrough gives you the truth.

Bring a short list. At this price, the details that matter aren't in the photos:

• What exactly was modified from the base Timpani plan?
• Which simulator components convey with the sale?
• Are there HOA restrictions on court lighting or evening play?
• What are the annual utility and maintenance costs on 7,300 square feet?
• What have comparable Davis County luxury homes actually closed at?

If this one isn't the right fit, that's useful information too. There's more inventory across the county than shows up on the big portals — search current listings or call and we'll build you a private list.

Donald I. Gomez

Broker · The DIG Team at Elevation RE · Weber & Davis County

Donald helps buyers, sellers, and PCSing military families move across Northern Utah — from Ogden to the Wasatch. A longtime Hill AFB-area local, he tours new builds and resale homes every week on his YouTube channel.

Full bio → YouTube Call (801) 603-5213