Living in Highland, Utah County | Randall Gorham · Realty Path

Utah County · City Guide

HIGHLAND

Alpine SD's premier east bench community — estate lots, Timpanogos views, and Lone Peak High School.

Highland is Utah County's premium Alpine SD community — 20,000 residents on the east bench at nearly 5,000 feet where estate-sized lots, direct Timpanogos views, and Lone Peak High School — consistently Utah's highest-ranked public high school — create Utah County's most prestigious family residential address outside the Traverse Mountain corridor.

~$680,000Median Price

~20,000Population

4,957 ftElevation

Lone Peak HS — top ranked · Estate lots · Timpanogos views · ~5,000 ft

Market Snapshot 2026

Median Sale Price~$680,000

Price / Sq Ft~$295

Days on Market22–38 days

List-to-Sale96–100%

Appreciation+4.0%

Active Listings20–35 homes

MarketBalanced Market

Premium Alpine SD · Estate Character · Lone Peak · Established

About Highland

Living in Highland.

Highland is Utah County's equivalent of Fruit Heights in Davis County — the community where Alpine SD's highest-achieving school zone, estate-sized lots, and Timpanogos Mountain views combine at the county's premium price tier. The east bench elevation (approaching 5,000 ft) creates cooler summer temperatures than valley floor communities.

Alpine School District serves Highland with Lone Peak High School — consistently Utah's highest-ranked public high school by multiple metrics. Families who specifically target Lone Peak's program depth and competitive environment are Highland's primary buyer profile.

The balanced market (2.2 months) at the premium price tier creates buyer leverage windows. The $680K median is the highest among Utah County's established residential cities.

Highland City Official Website — City of Highland — parks, recreation, city services, and community information for this premium Utah County residential community.

Visit Site →

Price by Area

Where to Buy in Highland.

Upper bench / estate zone$750K–$1.2M+

Estate parcels · Timpanogos views · Lone Peak HS zone

Mid-bench established$630K–$800K

Most active · 1990s–2015 · Lone Peak HS · mature character

Valley approach / entry$580K–$700K

Entry Highland · Lone Peak HS · older vintage

Investment Overview

+4.0%Appreciation

<1.5%Vacancy

2.8–3.5%Cap Rate

Neighborhoods

Highland Neighborhood Guide.

Upper Estate

$750K–$1.2M+

Estate parcels with Timpanogos views. Lone Peak HS zone.

Estate lotsTimp viewsLone Peak

Mid-bench

$630K–$800K

Most active. Established. Lone Peak HS.

Most activeEstablishedLone Peak

Entry

$580K–$700K

Most affordable Highland. Lone Peak HS assignment.

EntryLone PeakEstablished

Market Analysis

The Highland Market in 2026.

Highland's +4.0% appreciation reflects Lone Peak HS-driven demand and estate character premium.

The balanced market (2.2 months) gives patient buyers meaningful leverage. Thin inventory requires monitoring.

Investment is pure equity — cap rates (2.8–3.5%) modest. Lone Peak premium maintains durable appreciation.

Schools

Highland Schools.

High School · Alpine SD

Lone Peak High School

Lone Peak HS — consistently ranked Utah's top public high school by academic measures, AP course depth, and athletics. The primary driver of Highland's pricing premium.

Grades 9–12 · 6A · Alpine SD · top ranked

K–8 · Alpine SD

Multiple Alpine SD elementaries

Highland is served by Alpine SD's highest-performing elementary zones.

K–8 · Alpine SD premier

Higher Ed Access

BYU (18 min) · UVU (20 min)

Both universities accessible.

University Access

Canyon Access

American Fork Canyon (8 min)

American Fork Canyon — Timpanogos Cave and Alpine Loop.

Recreation

Commute Guide

Getting There from Highland.

DestinationTimeVia

American Fork Canyon6–10 minEast — canyon entrance close

Silicon Slopes / Lehi12–18 minI-15 N

American Fork (adjacent)4–8 minLocal roads west

Cedar Hills (adjacent)3–6 minLocal roads

Provo / BYU18–24 minI-15 S

Salt Lake City35–45 minI-15 N

Lindon FrontRunner10–14 minNorth via local roads

Highlights

Why Live in Highland?

Lone Peak High School is Highland's most significant community asset — the school's nationally recognized academic program, 6A athletics, and competitive culture create a school community that drives buyer decisions across a broad geographic radius. The school's proximity to Highland addresses (most students can walk or have a short drive) is a genuine quality-of-life advantage.

American Fork Canyon (8 min east) provides Timpanogos Cave, the Alpine Loop, and Mount Timpanogos trailhead for Highland residents. The east bench elevation creates temperature advantages in summer and a deeper snow season. Highland's low-density estate character — large lots, mature trees, quiet streets — delivers residential quality that buyers at this tier specifically seek.

Lone Peak High School — top ranked

Alpine SD premier zone

Estate lots throughout

American Fork Canyon 8 min

Timpanogos views from east bench

~5,000 ft elevation

BYU / Provo 18 min

Silicon Slopes 14 min

FAQs

Highland Real Estate FAQ.

Is Lone Peak HS worth the Highland premium?

For families who specifically want Lone Peak's AP course depth (30+ AP courses), athletic program breadth, and competitive academic culture, yes. For families satisfied with any Alpine SD school, the $200K+ premium over Provo or Orem is hard to justify on school district grounds alone.

What type of buyer targets Highland?

Tech professionals at Silicon Slopes (14 min), BYU faculty (18 min), entrepreneurial buyers, and families specifically targeting Lone Peak HS. Household incomes typically $200K+.

Property taxes?

Utah County ~0.55% — roughly $3,740/year on a $680K home.

Down payment programs?

At $680K median, jumbo financing common above $806,500. VA financing applies at any price for eligible veterans.

How does Highland compare to Cedar Hills?

Cedar Hills (adjacent south, $560K median) is $120K cheaper. Cedar Hills Lone Peak assignment is less certain — verify directly with Alpine SD. For confirmed Lone Peak, Highland is required.

New construction?

Very limited. Highland is largely built out. Scarcity supports appreciation.

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.