Highland sits at the base of the Wasatch Mountains in northern Utah County, bordered by American Fork to the south and west, Alpine to the east, and Cedar Hills to the north. With a population of roughly 20,000, it is one of the smaller cities in Utah County by headcount but one of the largest in terms of lot size, home size, and household income.
The character is unmistakable. Living in Highland offers residents a rural feel, most residents own their homes, and the public schools are highly rated. Many homes sit on larger lots that give families genuine space and privacy. The Murdock Canal Trail runs for miles through and adjacent to the city, ideal for walking, running, and biking. American Fork Canyon is minutes away. The atmosphere is quiet, calm, and family-focused in a way that residents from busier cities consistently describe as exactly what they were looking for.
For buyers coming from outside Utah, Highland is the city that frequently surprises people. It does not have a walkable downtown or a Main Street scene. What it has is space, safety, mountain views, and schools that attract families specifically because of their reputation.
The Highland Housing Market in 2026
A note on zip codes: Highland is primarily covered by zip code 84003 which it shares with American Fork. The WFRMLS data for those zip codes from June 16 through July 17, 2025 and 2026 shows 84003 (American Fork/Highland) at a median of $639,900 in 2026. Highland's actual market sits slightly above this price point reflecting the city's mix of established neighborhoods and luxury properties.
As of 2026, median home prices in Highland range from $750,000 to $900,000, with entry-level homes typically starting around $600,000 to $700,000. Highland has a high homeownership rate and limited inventory, contributing to strong demand and long-term value stability.
The median household income in Highland is $185,929; among the highest of any city in Utah County and reflective of the professional and executive demographic that has settled here. Many residents commute short distances to high-paying jobs in the Silicon Slopes corridor, contributing to the area's strong household incomes.
For context from the WFRMLS data covering the broader corridor: Alpine surged $370,000 year over year in the same period as premium buyers competed for luxury inventory. American Fork gained $10,400. Highland properties in the upper range of the market reflect demand patterns closer to Alpine than American Fork, particularly in the foothills and canyon-adjacent areas.
Source: WFRMLS. Residential properties. June 16 through July 17, 2025 and 2026.
For a current market analysis on a specific Highland property, reach out to Foundry Group.
What Makes Highland Different
Highland is not trying to become something it is not. There is no push for a downtown district, no major commercial development on the horizon, and no plans to dramatically increase density. The city has consistently prioritized residential character, large lots, and open space; and buyers who choose Highland are almost always choosing it specifically for those things.
Many homes in Highland sit on larger lots which gives families more space and privacy. The atmosphere is quiet, calm, and family focused, which is something many people appreciate after moving from a larger or busier city.
Two parks define the recreational heart of the city. Heritage Park features expansive grassy areas shaded by mature trees with a pavilion, volleyball pit, and adjacent softball fields; one of the most genuinely used community parks in Utah County. Highland Glen Park near the river bottoms has bike trails, mountain biking routes, and a serene pond where residents kayak and paddleboard.
Schools
Highland is one of the cities in Utah County where schools are a primary driver of relocation decisions, and the reputation is earned.
Highland is served by Alpine School District, one of the largest and highest-performing districts in Utah. Lone Peak High School, which serves much of Highland, has a strong academic and athletic reputation throughout the state.
The private school option that draws families specifically to this area is American Heritage School, located at 736 N 1100 E in nearby American Fork. American Heritage School emphasizes faith, virtue, and character education as foundations for academic excellence, and has been rated one of the top-ranked private schools in Utah. Families who prioritize values-based education alongside rigorous academics frequently cite American Heritage as a reason they chose the Highland/American Fork corridor specifically.
Parents moving from out of state are often surprised at how many school choices they have; Alpine School District public schools, American Heritage, Challenger School, and various charter options all serve the area.
American Fork Canyon and Outdoor Access
The Murdock Canal Trail runs for miles and is ideal for walking, running, and biking. Many families spend their weekends hiking in American Fork Canyon or taking evening walks with the mountains in the background.
American Fork Canyon, accessed via State Route 92 just south of the city, puts Timpanogos Cave National Monument, Tibble Fork Reservoir, the Alpine Loop, and miles of hiking and mountain biking within a very short drive. This is not a distant weekend destination; it is a daily-life amenity for Highland residents in a way that is genuinely rare in Utah County.
The Alpine Loop Road through the canyon is one of the most scenic drives in Utah, particularly in fall when the canyon color change draws visitors from across the region.
The Commute Reality
Highland does not have its own I-15 interchange, which is the key commute fact buyers need to understand before purchasing. Access to the freeway runs through American Fork or Lehi, adding a few minutes to every freeway-dependent commute.
Off-peak drive times: Silicon Slopes employers in Lehi, 15 to 20 minutes. Provo and BYU, 20 to 25 minutes south. Salt Lake City downtown, 35 to 45 minutes north via I-15 from American Fork. The closest FrontRunner station is American Fork Station, which is a short drive from most Highland neighborhoods.
Highland sits about 35 minutes south of Salt Lake City under normal conditions. Buyers with daily Salt Lake commutes should drive the route at their actual commute time before purchasing.
Working With Foundry Group in Highland
Highland's limited inventory and strong buyer demand mean well-priced homes move quickly and poorly-priced homes sit. The difference between a property priced correctly to the current market and one priced to a seller's expectations from 12 months ago is significant, and Highland's price range makes those gaps costly.
We know which Highland neighborhoods are positioned for long-term appreciation and which are priced to a ceiling. If you are buying or selling in Highland and want a clear read on the market before you commit, reach out to Foundry Group.
Frequently Asked Questions About Living in Highland, Utah
What is the median home price in Highland, Utah in 2026?
Median home prices in Highland range from $750,000 to $900,000 in 2026, with entry-level homes starting around $600,000 to $700,000. The median household income in Highland is approximately $185,929, among the highest in Utah County. Highland shares zip code 84003 with American Fork, so zip-code-level data reflects a blended market. For a Highland-specific market analysis, reach out to Foundry Group directly.
What is Highland, Utah known for?
Highland is known for large-lot family homes at the base of the Wasatch Mountains, highly rated schools including Lone Peak High School and proximity to American Heritage School, direct access to American Fork Canyon, and some of the highest household incomes and homeownership rates in Utah County. It consistently ranks as one of the best places to live in Utah, with a quiet, community-focused character that sets it apart from the faster-growing cities to its west.
How do Highland schools compare to other Utah County cities?
Highland is served by Alpine School District, one of Utah's highest-performing districts. Lone Peak High School serves most of Highland students and has a strong statewide reputation. American Heritage School, a top-ranked private K-12 school nearby, draws families specifically to the Highland/American Fork corridor. Challenger School is another private option in the area. Families consistently rate school quality as one of the primary reasons they chose Highland.
Does Highland have good access to outdoor recreation?
Yes! This is one of Highland's defining advantages. American Fork Canyon is minutes away via State Route 92, with access to Timpanogos Cave National Monument, Tibble Fork Reservoir, the Alpine Loop Road, and extensive hiking and mountain biking. The Murdock Canal Trail provides miles of paved trail for running, walking, and cycling from the city itself. Highland Glen Park has mountain biking, a kayak pond, and walking paths. Outdoor access is a daily-life reality in Highland, not just a weekend option.
Is Highland a good place for families?
Consistently yes. Highland has highly rated public schools, low crime rates, large lots and parks, a strong community character, and direct mountain access. The median household income of nearly $186,000 reflects a stable, professionally established demographic. Families who move here for schools, space, and safety rarely regret the decision.
What is the commute like from Highland to Salt Lake City?
Approximately 35 to 40 minutes under normal conditions, using I-15 accessed through American Fork or Lehi. Highland does not have its own freeway interchange, so all freeway-dependent commutes require a short surface road drive first. The nearest FrontRunner station is American Fork Station. Buyers commuting daily to Salt Lake should account for that extra step and drive the route at their actual commute time before purchasing.
Does Highland have a downtown or walkable shopping area?
No. Highland is a residential community without a walkable downtown district or significant local retail corridor. Daily shopping, restaurants, and services are accessed in neighboring American Fork, Lehi, or Pleasant Grove. For buyers who prioritize walkability or a downtown scene, neighboring American Fork or Provo are worth considering alongside Highland. For buyers who value space, schools, and quiet and are comfortable driving for daily needs, Highland is consistently the right fit.
McKelle Siebert, Founder
Foundry Group | Utah Real Estate
Utah License: 10155165-SA00
(801) 228-0170
fndrygroup.com
30+ years combined team experience | $500M+ in sales volume
Last updated: July 2026. We refresh this data quarterly.
For a current market analysis on a specific Highland property, reach out to Foundry Group.
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https://utahhomecentral.com/default.asp.pg-HighlandUtahRealEstate
https://www.homes.com/highland-ut/
https://www.redfin.com/city/8948/UT/Highland/housing-market
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https://www.niche.com/places-to-live/highland-utah-ut/
https://www.mariahkhome.com/blog/what-they-dont-tell-you-about-living-in-highland-utah
https://bestutahrealestate.com/news/highland/resources/pros-and-cons-of-living-in-highland-utah
https://alpinedistrict.org
https://www.privateschoolreview.com/american-heritage-school-profile
https://highlandcity.org/departments/parks-and-recreation/parks/highland-glen-park/
https://www.fs.usda.gov/recarea/uinta-wasatch-cache/recarea/?recid=59987
https://www.nps.gov/tica/index.htm
