Living in Cedar Hills, Utah County | Randall Gorham · Utah Life Real Estate

Utah County · City Guide

CEDAR HILLS

Between Pleasant Grove and Alpine — Alpine SD bench community at the premium tier's most accessible price point.

Cedar Hills occupies the bench between Pleasant Grove and Alpine — 12,000 residents in a quiet residential community where Alpine SD schools, American Fork Canyon access, and established bench character deliver premium quality at $120K below Alpine's price floor.

~$560,000Median Price

~12,000Population

4,750 ftElevation

Alpine SD · American Fork Canyon 8 min · Bench character · Below Alpine pricing

Market Snapshot 2026

Median Sale Price~$560,000

Price / Sq Ft~$258

Days on Market22–36 days

List-to-Sale96–100%

Appreciation+4.0%

Active Listings14–24 homes

MarketBalanced Market

Alpine SD · Canyon Close · Bench Character · Value Premium

About Cedar Hills

Living in Cedar Hills.

Cedar Hills is Pleasant Grove's premium neighbor and Alpine's more accessible alternative — the bench community where Alpine SD schools, American Fork Canyon access, and established character combine at $120K below Alpine's entry price. Cedar Hills' position between the SR-92 Silicon Slopes corridor and Alpine creates a commute-quality combination that buyers specifically target.

Alpine SD serves Cedar Hills — many addresses assign to Lone Peak HS, though some may differ. Verify with Alpine SD before purchase. American Fork Canyon entrance is 8–12 minutes east.

The balanced market (2.2 months) creates the best buyer leverage among the north bench communities — more room than Highland or Alpine at still-premium pricing.

Cedar Hills City Official Website — City of Cedar Hills — parks, recreation, city services, and community information for this quality Utah County bench community.

Visit Site →

Price by Area

Where to Buy in Cedar Hills.

East bench / canyon zone$600K–$780K

Canyon proximity · views · Alpine SD

Central Cedar Hills$535K–$680K

Most active · established · Alpine SD

West / entry Cedar Hills$500K–$620K

Entry · best SR-92 access · Alpine SD

Investment Overview

+4.0%Appreciation

<2%Vacancy

3.0–3.8%Cap Rate

Neighborhoods

Cedar Hills Neighborhood Guide.

East Bench

$600K–$780K

Canyon access. Alpine SD.

CanyonAlpine SDViews

Central

$535K–$680K

Most active. Established.

Most activeEstablishedAlpine SD

Entry West

$500K–$620K

Most affordable Cedar Hills.

EntrySR-92 accessAlpine SD

Market Analysis

The Cedar Hills Market in 2026.

Cedar Hills +4.0% appreciation reflects Alpine SD demand and bench character premium.

The balanced market (2.2 months) is the best buyer leverage among north bench communities.

Investment is equity-focused. Cap rates modest (3.0–3.8%).

Schools

Cedar Hills Schools.

High School · Alpine SD

Lone Peak HS (most addresses) — verify

Many Cedar Hills addresses assign to Lone Peak HS. CRITICAL: verify your specific parcel with Alpine SD before assuming Lone Peak assignment.

Grades 9–12 · Alpine SD · verify

K–8 · Alpine SD

Cedar Hills Elementary and area schools

Strong Alpine SD elementary performance.

K–8 · Alpine SD

Higher Ed Access

BYU (18 min) · UVU (20 min)

Both universities accessible.

University Access

Canyon Access

American Fork Canyon (8–12 min)

AF Canyon — Timpanogos Cave, Alpine Loop.

Recreation

Commute Guide

Getting There from Cedar Hills.

DestinationTimeVia

American Fork Canyon8–12 minEast from most addresses

Silicon Slopes / Lehi10–16 minSR-92 N

Alpine (adjacent north)3–6 minLocal roads

Pleasant Grove (south)3–6 minLocal roads

Provo / BYU18–24 minI-15 S

Salt Lake City34–44 minI-15 N

Lindon FrontRunner10–14 minNorth via local roads

Highlights

Why Live in Cedar Hills?

American Fork Canyon begins 8–12 minutes east from Cedar Hills — Timpanogos Cave, Alpine Loop, and Mount Timpanogos trailhead. The bench elevation creates excellent mountain views across the Utah Valley. Cedar Hills is positioned between the SR-92 commercial corridor and Alpine, creating quiet residential character with quick access to both.

Cedar Hills sits between Pleasant Grove and Alpine — immediately south of Alpine, immediately north of Pleasant Grove. Quiet residential character away from the commercial corridor while maintaining quick Silicon Slopes access. Lindon FrontRunner (10–14 min north) serves SLC commuters.

American Fork Canyon — 8 min

Alpine SD (Lone Peak zone — verify)

Between Pleasant Grove and Alpine

Bench character preserved

Silicon Slopes 12 min north

BYU / Provo 18 min

Lindon FrontRunner 12 min

$120K below Alpine entry price

FAQs

Cedar Hills Real Estate FAQ.

Is Cedar Hills in the Lone Peak HS zone?

Most Cedar Hills addresses are assigned to Lone Peak HS, which is the primary value driver. However, Alpine SD boundaries shift — verify the specific parcel assignment directly with Alpine SD before purchase. Do not assume Lone Peak without confirmation.

How does Cedar Hills compare to Highland?

Highland ($680K median) is east/south of Cedar Hills ($560K). Both are Alpine SD bench communities. Highland has clearer Lone Peak HS zoning and more established estate character. Cedar Hills is $120K cheaper with similar canyon access. The Lone Peak uncertainty justifies Highland's premium for confirmed Lone Peak buyers.

Property taxes?

Utah County ~0.55% — roughly $3,080/year on a $560K home.

Down payment programs?

Utah Housing programs apply. Jumbo financing above $806,500.

FrontRunner access?

Lindon Station (10–14 min north) provides practical SLC rail access.

New construction?

Cedar Hills is largely built out. Primarily a resale market.

Utah County Cities

Explore All Utah County Communities.

Utah County includes 23 incorporated cities across three school districts — Alpine SD, Nebo SD, and Provo City SD. Each offers a distinct combination of price point, outdoor access, and commute profile.