Moving to Cedar Hills, Utah

Sources: U.S. Census Bureau, NOAA, USGS, the Utah State Tax Commission, and Cedar Hills City. Prices move, so ask me for current numbers.

Cedar Hills sits in the north end of Utah Valley, at the doorstep of American Fork Canyon. About 9,800 people live here, by the 2025 Census estimate of 9,755. The 2020 count was 10,019, so the number has slipped a little since 2021. The city covers about 2.7 square miles of land. The city line runs about 2.75 miles from north to south and about 2 miles from east to west.

The shape is odd. A wider west part holds most of the homes, the one shopping corner and the parks. A long strip then runs southeast along Canyon Road, on the hillside.

Pleasant Grove shares the longest line, along the south and southeast sides. Highland covers the north and northwest sides, and SR-92 runs along the north line. American Fork touches a short stretch on the southwest. Unincorporated Utah County, which is county land outside any city, fills the whole east side, up the hillside toward the national forest. Alpine does not touch Cedar Hills. It is about 0.4 mile away, across Highland.

The lay of the land

City Hall is at about 5,000 feet. Homes run from about 4,850 feet on the southwest streets to about 5,300 feet on the east side, so the town climbs about 450 feet. Open hillside ground on the east edge reaches about 6,300 feet. The neighborhoods topic walks through the town from the low southwest to the high east.

American Fork Canyon opens just past the north line of the city, where SR-92 leaves Highland. It is about 3 minutes from City Hall by car. The outdoors topic covers the trails, the cave and the Alpine Loop.

How the town began

The city’s own history page says the name comes from the cedar trees on the hills. Most of those trees are really junipers. Before homes, the land was dry farms and pasture. In the Great Depression, Effie Warnick Adams and her husband Azra started a turkey ranch north of Pleasant Grove. In 1956, Azra Adams was president of the National Turkey Federation. The ranch began to struggle in the 1960s and was put up for sale in 1971. The homes were built on that land.

Cedar Hills became a town on November 2, 1977. In 1999 it became a “City of the Third Class.” Today the state lists it as a fifth-class city. That class is for 1,000 to 10,000 people. A mayor and five council members are elected citywide.

The city’s housing plan says growth was rapid from 1995 to 2007. It says growth has mostly slowed since 2008. In its words, most land is built, has plans filed, or is unsuitable for building because of its hilly ground. That is why almost no fields are left.

The plans for the town

Three parts of the city’s General Plan, its long-range plan, are on the city’s General Plan page. The land use part was adopted in 2023. The transportation part is dated December 5, 2023. It names North County Boulevard and SR-92 as the big roads. Cedar Hills Drive, Harvey Boulevard and Canyon Road are the main city roads. The housing part is dated May 20, 2025.

The old state road

Canyon Road, on the east edge, was state route SR-146 from 1933 to 2014. It is a local road now. It runs north to SR-92 at the canyon. The traffic topic has the rest of the road picture.

Want the street level view? Cedar Hills on The Local has five guides to the city. Weighing the whole state? Start with my relocating to Utah guide. I did the homework here, and a partner agent I trust does the work on the ground.

Sources: the U.S. Census Bureau (2020 count, 2025 estimate, land area), USGS elevations, the city’s About Us page, its 2025 housing plan and the General Plan page.

Cedar Hills has four true seasons. Summers are warm and dry. Winters are cold and snowy. Spring is cool and changeable, and fall is warm early and crisp late. The numbers on this page come from the NOAA weather station in Alpine. It sits about 3.5 miles north-northwest of City Hall and about 85 feet higher. Cedar Hills has no station of its own.

Month by month

These are the normal highs and lows for each month. The swing from day to night is big in every season. A normal July day runs from about 90°F down to about 59°F.

• JanuaryHigh 39°F, low 22°F
• FebruaryHigh 44°F, low 25°F
• MarchHigh 54°F, low 32°F
• AprilHigh 61°F, low 37°F
• MayHigh 71°F, low 44°F
• JuneHigh 82°F, low 51°F
• JulyHigh 90°F, low 59°F
• AugustHigh 87°F, low 58°F
• SeptemberHigh 79°F, low 49°F
• OctoberHigh 65°F, low 39°F
• NovemberHigh 50°F, low 29°F
• DecemberHigh 39°F, low 22°F

Source: NOAA climate normals, 1991 to 2020, Alpine station. Months are rounded to the nearest degree.

About 21 inches of rain and melted snow fall in a year. January is the wettest month, with about 2.5 inches. July is the driest, with about 0.6.

Frost dates matter if you garden. The last spring freeze is usually around May 3, and the first fall freeze around October 12. That leaves about 159 days between them. Frosts can linger at this height, so plan your garden start a little later.

Nights are cold in winter. About 133 nights a year drop to 32°F or below. About 19 days a year stay below freezing all day. Nights of 0°F or colder are rare, about one a year.

Fall brings color to the hills. The Alpine Loop in American Fork Canyon shows its color in the fall, before snow closes it for the winter. Late summer afternoons can build storms over Mount Timpanogos and the high country to the east.

For the day to day side, see Cedar Hills on The Local.

Cedar Hills gets about 74 inches of snow in a normal year, by the Alpine station. That is about 2.8 times the snow at the station on the Lehi lakeshore, which gets 26 inches. Most of it falls from November through April.

December is the snowiest month, with about 17.5 inches. January is close behind at 17.4. February brings about 13.6, March about 9.6, and November about 8. April adds about 6. October averages about 1.6 inches, and May less than an inch. No snow falls from June through September.

About 19 days a year stay below freezing all day, so what falls tends to stay for a while. Winters here are real winters.

Snow on a sloped lot

The streets climb the hillside, and many driveways slope. Grade shapes how a driveway handles snow and ice, and where melting water goes. On a tour, look at the driveway, the walks and the drainage. Ask how the owner clears them.

For the bigger picture on snow and water in Utah, read my guide on Utah water and snowpack.

Summers are warm and dry, and the nights cool off. A normal July afternoon reaches about 90°F. A normal July night drops to about 59°F.

About 36 days a year reach 90°F or hotter. A day at 100°F or hotter is rare, about one year in five. June is milder, with highs near 82°F. August is close to July, near 87°F.

The Alpine station runs a few degrees cooler in July than the lake towns. The Lehi lakeshore station averages 92°F, American Fork 93°F and Provo 95°F.

Summer can also bring poor air. The air quality topic below has the details.

No weather station keeps wind records for Cedar Hills, and no source gives a wind figure for the city. This topic gives none. I would rather say so than guess. Storms can bring strong winds off the mountains.

Judge wind one home at a time. Shelter changes from street to street, and the cards below show what I would check.

Yes, Cedar Hills sits in Utah Valley, and Utah Valley gets winter inversions. An inversion is when cold air sinks into a valley and gets trapped under a lid of warmer air. On calm winter days, haze builds in that trapped air until a storm clears it.

Cedar Hills sits about 350 to 800 feet above the towns by the lake. Winter haze can still reach it. Summer brings a different problem. Ozone is a gas that forms on hot, sunny days, and it brings some poor air days in summer. Wildfire smoke can add to both. The what to check topic covers the fire edge of town.

What the EPA says

Utah County is in the Southern Wasatch Front area for the 2015 ozone standard. EPA lists the area as Marginal, so it does not yet meet that standard. For fine particles, called PM2.5, EPA ruled in 2025 that the Provo area met the federal standard for the 2006 daily limit. That took effect on December 19, 2025.

Here is what I would do. Check the air each day on the county air quality page or the state’s air quality site, the way you check the weather. If air matters to you, visit during a gray winter stretch and a hot summer afternoon before you buy.

Car emissions tests are part of the same story. The first 90 days topic covers the test.

Sources: EPA Green Book (current as of September 30, 2026), the EPA news release on PM2.5 and the Utah County Air Quality Bureau.

Housing is the biggest cost in Cedar Hills. It is a high-cost place to own a home, in a Utah County market that already runs high. The glance box at the top of this page shows the latest typical home value, from the U.S. Census. That number is the middle of what owners say their homes are worth. It is not a sale price, so judge any home against recent sales of homes like it.

The city sends one bill for most of the rest. One city account covers drinking water, yard water, sewer, storm drains, garbage and recycling, plus a monthly public safety fee. Power comes from Rocky Mountain Power and gas from Enbridge Gas Utah. The utilities topic has the sign-up steps and the watering rules.

Each service is its own line on that bill. Here is what the city charges for each one.

These are separate charges, and the use part depends on your lot and your habits. So no single total fits every home. Check the city’s fee pages before you set a budget.

Cedar Hills has few jobs in town, so fuel and drive time are a budget line too. The mean commute for workers who live here is about 22 minutes, and about one worker in four works from home. The economy topic has the numbers.

Weighing Cedar Hills against a town nearby? Ask me and I will run the numbers side by side for the towns on your list. You can also open Highland, Pleasant Grove, American Fork and Lehi.

Sources: U.S. Census Bureau (ACS 2020 to 2024), the Utah State Tax Commission, and Cedar Hills City’s utility billing and fee pages (October 2026). Costs change, so ask me for current numbers.

For general information only. This is not tax or financial advice. Tax rates and home prices change. Consult a qualified professional for guidance specific to your situation.

Three taxes matter most when you move here: sales tax, state income tax and property tax. Cedar Hills also raised its own property tax rate for 2026.

The city raised its rate for 2026

Cedar Hills held a public hearing on August 11, 2026. A city must hold this hearing, called a Truth in Taxation hearing, before it raises its property tax rate. On August 18, 2026, the City Council adopted the higher rate, and the vote was unanimous.

The city’s own notice put the increase for city operations at about $54 a year for an average home. The yearly debt charge for the golf course went down by $75,000 at the same time. The city says the net change is about $13 a year for the average home.

In the city’s words, the higher rate will help “supplement sales tax revenue growth.” Its police and fire contract with American Fork rises each year by inflation plus 2%. The city levy was 0.001043 in 2025, and the adopted total for 2026 is 0.001110.

The primary home exemption

Utah gives a tax break to the home you live in. A primary home is taxed on 55% of its market value. The Utah County Assessor asks owners to declare a home as primary or secondary.

A new owner has to apply for the break. From January 1, 2027, that application is required statewide when a home changes hands. Ask your agent about it at closing.

Schools and the tax bill

Most of a property tax bill goes to groups other than the city. The new Aspen Peaks School District takes over Cedar Hills public schools on July 1, 2027, and it will set its own levy. A levy is the tax rate one group sets. No rate exists yet, so no one can tell you what it will be. The schools topic has the details.

The parks tax

Part of the sales tax paid in town funds the city’s PARC tax, which pays for parks, arts, recreation and culture. You pay it with every purchase in Cedar Hills, so it is already inside the 7.45% rate. An older debt charge from the golf course is also on the property tax bill.

The emissions test

Utah County requires an emissions test to register most cars. The first 90 days topic walks through the test and the steps to register.

Sources: the Utah State Tax Commission, the Utah Legislature, and Cedar Hills City’s Truth in Taxation notice and council minutes of August 11 and 18, 2026. Questions about your own bill go to the county assessor.

For general information only. This is not tax or financial advice. Tax rates and home prices change. Consult a qualified professional for guidance specific to your situation.

The glance box at the top of this page shows the latest typical home value for Cedar Hills, from the U.S. Census. That number is the middle of what owners say their homes are worth, from Census surveys over five years. It is not a sale price. Prices shift through the year, so judge any home against recent sales of homes like it.

The 2020 Census counted 2,590 homes in Cedar Hills. The Census survey for 2020 to 2024 counts 2,651. About 89% of occupied homes are lived in by their owners. The county figure is 68%.

About 84% of homes are detached houses, and about 12% are attached, which means townhomes and twin homes. That is about one home in eight. The rest are a few small buildings and one senior living building.

Almost every sale is a resale, because almost no land is left to build on. Only a few homes are for sale at one time. That leaves little to compare, so recent sales of similar homes nearby are your best guide.

How old the homes are

Most homes went up from the mid-1990s to about 2009. The Census survey counts 59% built in the 2000s, 17% in the 1990s and 13% in the 2010s. About 7% date from the 1970s, and about 2% have gone up since 2020. The middle home was built around 2004.

The city’s own housing plan says only 7% of Cedar Hills homes were built before 1980. It describes fast growth from 1995 to 2007 and slow growth since 2008. The new construction topic tells what is being built now.

Lot sizes

The city’s zoning map of January 2026 sorts the land into a few main zones. Most homes sit on lots of about a quarter acre. The hillside on the east side follows its own rules.

One commercial zone sits at Cedar Hills Drive and 4800 West. Ask the city which zone a lot is in before you count on a use.

Backyard cottages

A backyard cottage is a second, smaller home on the same lot. The term is accessory dwelling unit, or ADU. The city passed a rule in 2018 that allows them in nearly every residential zone. The Planning Commission reviewed the ADU rules again in 2026. Check the current rule before you count on one.

Shop for a home

Shop by kind of home

Sources: U.S. Census ACS 2020 to 2024 and the 2020 Census, Cedar Hills City’s zoning map (January 2026) and its housing plan (May 2025). Prices shift through the year, so ask me for the latest Cedar Hills numbers.

Cedar Hills does not sell itself by branded neighborhood names, so the useful map is the ground and the roads. This list has five areas. It starts on the west side and moves east, then follows the long strip down Canyon Road. Homes span about 450 feet of height, from about 4,850 feet on the southwest streets to about 5,300 feet on the east side. The overview explains the lay of the land.

• WestThe shopping corner and the west sideAbout 4,890 feetWalmart and the food and coffee places on the 4800 West corner are here. So are Cedar Ridge School, Forest Creek Park and Heritage Park. Subdivisions such as Forest Creek, Cedar Cove Estates and Juniper Heights sit on quarter-acre lots. Lone Peak High is just over the line in Highland.
• SouthThe lower streets toward American Fork and Pleasant GroveAbout 4,835 to 4,890 feetThis is the lowest ground in town. Deerfield School on Harvey Boulevard is here, with Harvey Park, which has the splash pad, and Sunset, Cedar Run and Val Vista parks. Subdivisions such as Landmark Estates, Apple Blossom, Cedar Run, Temple Ridge and Orchard Place sit here. A half-acre block is in the middle.
• NorthThe north end around the golf courseAbout 5,100 to 5,150 feetCedar Hills Golf Club and its clubhouse are here, with Mesquite Park and Hayes Park. The Cedars homes sit on the loop streets around the course. SR-92 runs along the north line.
• EastThe east side above Canyon RoadUp to about 5,300 feetCity Hall stands at the Canyon Road corner. The Cedars Townhomes and Red Oaks are here. So are the highest streets in town, such as North Morgan Boulevard, Sage Vista Lane, Colonial Drive and Avondale Drive. Doral Park is here too. These are the higher streets toward the canyon, and the hillside rules apply.
• SoutheastThe Canyon Road stripHillside zoneHillside homes run along and above Canyon Road toward the Manila side of Pleasant Grove. Subdivisions such as Canyon Heights, Avanyu Acres and Pinnacle Point are here, with Heiselt’s Hollow Park. The mapped fault and the old landslide outlines sit in this strip. The home checks topic explains.

Grade, views and the hazard maps change street by street. So the partner agent walks the lot with you, and I stay on the homework behind it.

Which school a home goes to depends on its exact address. The schools topic has the details, including the district change in July 2027.

Want the story on a certain block? Tell me what you are after. My Cedar Hills guides on The Local cover the golf course, Heritage Park and the Family Festival.

Areas follow the ground and the roads, since the city names no neighborhood map. Elevations come from the U.S. Geological Survey and are rounded. Subdivision names come from the city’s recorded plat map. Which school a home goes to depends on its exact address, so check with the school district.

Almost every lot in Cedar Hills is already used. Most new building is a custom home on one of the last lots. Almost no fields are left. The city’s own housing plan says most land is already developed, has plans filed, or is too hilly to build on.

If you want something new, you are often buying a lot and building a custom home. That makes the lot homework the real first step. The questions below come before any design talk.

What is in the city’s 2026 record

Two small projects went before the Planning Commission in 2026. These are plans in the city’s records, not homes for sale. The commission’s notices name no builder.

• Monson FarmsMonson Farms subdivisionHalf-acre zoneThe Planning Commission took up the preliminary plan on April 28, 2026. It sits in the rural residential zone, where lots are at least half an acre. The notice gives no lot count, and no outcome is on the record.
• The CedarsThe Cedars Townhomes, Plat E Phase 5Hillside zoneThe preliminary plan went before the commission on July 14, 2026, in the hillside zone. The notice gives no size, and no outcome is on the record.

The shopping corner

The city’s commercial development page says it has "several approved projects in various stages of construction." It adds that tenants have yet to be confirmed. Check what is open before you plan around a new store.

The build-here checklist

Before you plan around a rare lot, line up these checks in order. The home checks topic explains the maps.

1. City drinking water. Ask whether the lot has a city drinking-water connection.
2. Yard water. Ask whether the city yard-water line reaches the lot, and how it is metered.
3. Grade and drainage. On a sloped lot, ask how water leaves the site.
4. The hazard maps. Ask which study the city asks for on a hillside lot.
5. The school. Ask for the school assignment by address.

Builders often cover the buyer agent fee, and your agent puts that in writing before you sign. Buying new works differently from buying a resale home, so read how it works before you tour.

Sources: Cedar Hills City’s Planning Commission notices for April 28 and July 14, 2026, its housing plan (May 2025) and its commercial development page. A plan in the records is not a home for sale. Plans change, so ask me for the latest status.

Every town has its own list of things to check. These are the questions I would ask about any home in Cedar Hills. A map or a test can answer each one for a single address, so check them one home at a time.

Ask for the school assignment by address too. The area for Deerfield School reaches into Pleasant Grove, which joins a different new district in 2027. The schools topic covers the district change.

Ask me about any of these on a home you like, and I will tell you what the record shows. Your agent on the ground can set up the radon test and the inspection.

More on inspections

This is general information, not legal, engineering, or insurance advice. Sources: the Utah Geological Survey, the U.S. Geological Survey, FEMA, the Utah Department of Environmental Quality, and Cedar Hills City. Have a licensed inspector look at any home before you buy.

Sort out the financing before you start the search. Only a few homes are for sale in Cedar Hills at one time. It helps to know your loan is ready when the right one lists.

The best first step is to get pre-approved. That means a lender checks your finances and tells you how much you can borrow. It shows what you can spend, and it makes your offer stronger.

With few recent sales to compare, the appraisal matters as much as anywhere. The appraisal is the lender’s check of what the home is worth. Knowing from day one how a specific home will finance keeps a Cedar Hills purchase smooth.

On the loan side I stay on your file myself. If I am your lender, I can tell you early if a home could be hard to get a loan on. The loan guides on this site explain each loan type in plain English. Utah Housing Corporation runs statewide homebuyer programs, so ask me what is open now.

One loan type does not apply here. USDA loans are for rural homes, and the USDA map shows all 63 Cedar Hills points tested as inside the ineligible area. That map result covers only the city itself. Conventional, FHA and VA loans are the ones to look at.

How my dual role works. I am licensed in both real estate and lending. On any one purchase I take one role. Every role is disclosed, and you are always free to choose your own agent and your own lender. In Cedar Hills, a partner agent I trust does the work on the ground. The full explanation is on How I Work. This section is general information, not financial, legal, or tax advice.

Cedar Hills has few jobs of its own. About 4,370 workers live here, and most of them drive out of town or work from home. The jobs inside the city are few and small. They are the city staff, the city-owned golf club, the two elementary schools, and the Walmart and shops at the 4800 West corner.

How people get to work

The Census counts about 24 workers in 100 who work from home. That is above the county share of 19 in 100. About 65 in 100 drive alone, and about 10 in 100 carpool. Almost no one rides transit.

The average trip to work is about 22 minutes. About 32 workers in 100 reach work in under 15 minutes, and about 9 in 100 spend 45 minutes or more. Alpine’s average is about 30 minutes, and American Fork’s is about 23. About 29 workers in 100 work inside Cedar Hills, and most of them work from home. These numbers count people who live here, wherever the job is.

Where the jobs are

Lehi has the nearest large group of tech offices, often called Silicon Slopes. Adobe is about 13 minutes from City Hall, and Thanksgiving Point is about 14. Lehi’s own budget lists Texas Instruments and Adobe at 1,000 to 1,999 workers each. The Lehi hub has more on its employers.

American Fork is about 11 minutes away. Its big employers include American Fork Hospital and Domo, a software company headquartered there. The American Fork hub lists them. Orem and Provo hold more of Utah Valley’s jobs, and Salt Lake City is about 38 minutes north. Utah County had about 302,200 jobs in March 2026.

If you work from home, the internet at the exact address matters. The internet topic shows what the state map reports. My guide for remote workers in Utah covers what to ask before you move.

Sources: Census ACS 2020 to 2024, the Lehi budget (principal employers, in ranges), American Fork’s annual report, BLS County Employment and Wages, and a router drive table. The city does not publish a list of its employers.

Not in the city. The nearest is American Fork Hospital, at 170 North 1100 East in American Fork, about 9 minutes from City Hall. Intermountain Health runs it, and the state licenses it for 70 beds. The state trauma list rates it Level III.

Trauma centers are ranked from Level I, the most complete, to Level V. Three more hospitals sit within about 25 minutes.

Hospitals nearby

On military orders? My military PCS guide covers VA loans and timing the move. Ask which clinics sit closest to your address when you set up care, and check hours before you go.

Sources: Intermountain Health, the Utah DHHS licensed facility list, the Utah trauma center list (May 2025), and a router drive table. Drive times are map estimates from City Hall.

Alpine School District runs every school in Cedar Hills through June 30, 2027. On July 1, 2027, the new Aspen Peaks School District takes over. The buildings stay where they are. The board and the district office above them change.

Schools in the city

Junior high and high school

Both are in Highland, the next town north. Mountain Ridge Junior High teaches 7th to 9th grade. It is at 5525 West 10400 North, about 8 minutes from City Hall, and had 957 students in October 2025. Lone Peak High School teaches 10th to 12th grade. It is at 10189 North 4800 West, about 5 minutes from City Hall, and had 2,436 students.

Alpine School District had 84,215 students on October 1, 2025.

Confirm the school for an address with the district. Do not guess from a listing. The area for Deerfield reaches into Pleasant Grove, so a street near the south edge can go either way.

The 2027 district change

Voters approved Proposition 11 in November 2024, and it created Aspen Peaks. The district covers Alpine, American Fork, Cedar Hills, Highland and Lehi, plus the Utah County part of Draper. It will have about 36 schools and 35,000 students. Its first superintendent is Dr. Joel K. Perkins.

Pleasant Grove joins a different new district, Timpanogos. School boundary lines may change at the edges where the districts meet. The new district also sets its own property tax rate, and no rate has been set, so I will not guess at one. The taxes topic shows what the city’s share looks like today.

I do not rate schools, and I would be wary of anyone who says which one is best. Check boundaries and programs yourself, with what matters to you in mind. The links below go to the districts and to independent sites.

Sources: the Utah state school map (October 1, 2025 counts), the Alpine School District page on the three new districts, and the Aspen Peaks About page. Ratings come from independent third parties, not from me.

Cedar Hills has no campus. Two large universities are in Utah Valley to the south. Utah Valley University (UVU) is in Orem, about 18 minutes from City Hall. Brigham Young University (BYU) is in Provo, about 26 minutes away.

Mountainland Technical College has its main campus in Lehi. The University of Utah and Salt Lake Community College are in Salt Lake County, and downtown Salt Lake City is about 38 minutes north. With no campus in town, school here means a commute. Weigh the drive against the semester calendar.

Times are map estimates in normal traffic, not to the campus door. Rush hour and parking change them.

There is no freeway in Cedar Hills. SR-92, the Timpanogos Highway, runs along the north line of the city. It leads west to I-15 in Lehi and east into American Fork Canyon. North County Boulevard, on the west side, is the other big road in the city’s General Plan.

The main city roads are Cedar Hills Drive, Harvey Boulevard and Canyon Road. The nearest I-15 exits are in American Fork and Lehi. Rush hour on I-15 makes every drive longer, and the Point of the Mountain can slow a Salt Lake commute.

Canyon Road runs along the east edge of the city. It was state route SR-146 from 1933 to 2014, and it is a local road now. It runs north to SR-92 at the canyon.

From City Hall

• American Fork Canyon on SR-92~3 min
• Cedar Hills Golf Club~4 min
• Lone Peak High~5 min
• Timpanogos Cave~7 min
• American Fork Hospital~9 min
• Thanksgiving Point~14 min

The average trip to work is about 22 minutes. The jobs topic has the commute numbers. The city budgeted $200,000 for 2026-27 toward widening Harvey Boulevard, together with Pleasant Grove and the regional planning agency. Test your own route at the hours you would drive it before you buy.

Sources: Census ACS 2020 to 2024, the city’s General Plan transportation element (December 5, 2023), the city budget, and a router drive table. Drive times are map estimates in normal traffic.

No bus or train route runs in Cedar Hills, and almost no one here commutes by transit. Plan on a car.

The nearest FrontRunner stations are in American Fork and Lehi. The American Fork station, at 782 West 200 South, is about 15 minutes from City Hall. The Lehi station, at 3101 North Ashton Boulevard, is also about 15 minutes away.

Check the schedule before you ride. Routes and times change.

Sources: the UTA FrontRunner (Route 750) fall 2026 schedule, the UTA On Demand page, Census ACS 2020 to 2024, and a router drive table. Check rideuta.com before you ride.

Cedar Hills has no airport. Provo Airport (PVU) is the close one for commercial flights, about 17 miles and 24 minutes away. Its website lists Allegiant, American and Breeze. Check which cities each airline flies to from Provo before you plan around it.

Salt Lake City International (SLC) is the full-service airport. It is about 41 miles and 49 minutes from City Hall.

• Provo (PVU)~17 mi · ~24 min
• Salt Lake City (SLC)~41 mi · ~49 min

These are drive times to the airport, not to the terminal door. Rush hour and winter storms change the Salt Lake City run the most, so leave extra time.

Sources: the Provo Airport website and a router drive table. Drive times are map estimates from City Hall in normal traffic.

Cedar Hills sits in the north end of Utah Valley. Highland is north and northwest, Pleasant Grove is south and southeast, and a short stretch of American Fork touches the southwest. The towns below are the ones closest to City Hall.

Highland

~4 mi · ~7 min

Pleasant Grove

~4 mi · ~7 min

Alpine

~4 mi · ~7 min

American Fork

~5 mi · ~11 min

Lehi

~7 mi · ~15 min

Provo

~16 mi · ~22 min

Salt Lake City

~34 mi · ~38 min

Park City

~50 mi · ~61 min

Here are more drives people ask about, all from City Hall at 10246 North Canyon Road.

These are map estimates in normal conditions, not official figures. Add time for snow and rush hour, and check your own route. Canyon roads can close in winter.

Highland, Pleasant Grove, Alpine, American Fork, Lehi, Lindon, Orem and Provo each have a hub. The outdoors topic and the ski topic say more on the canyon, the parks and the resorts. The nearby topic has more towns and day trips.

Want any other pair of towns? Look up any Utah drive between 138 towns.

Cedar Hills City bills culinary water, pressurized irrigation, sewer, storm drain, garbage and recycling on one city account. The bill also carries a monthly public safety fee. New owners file a Homeowner Application with a $50 setup fee. Renters need a Landlord Agreement that the owner signs, because the city does not let property management companies sign for owners.

Call City Hall at 801-785-9668. Utility billing is extension 400, and public works is extension 200. For water, sewer or road trouble after hours, call 801-420-2243. Bills are due when you get them. A bill unpaid by the first of the next month adds a $10 late fee, and a paper bill adds $1.35 a month. The Civic Center at 3925 West Cedar Hills Drive has a payment drop box that is open around the clock.

Two water systems

Most homes use two kinds of water. Culinary water is the treated water you drink and wash with. Pressurized irrigation (PI), also called secondary water, is for lawns and gardens. It is not drinking water. The city says PI is available across the whole city, with few exceptions.

Culinary water

The city says its main water comes from deep wells. The water is hard, at about 16 grains a gallon, and the city does not add fluoride. The base charge is $11.00 a month, plus use. A home on PI pays by the steps below.

A home where PI is available but not connected pays more for each 1,000 gallons: $3.58, then $6.00, $7.95 and $9.19 in the same steps. Where PI is not available, culinary water is $2.26 for each 1,000 gallons. A home not on PI that waters with culinary water needs a backflow device, inspected every year.

Pressurized irrigation

The city bills PI by metered use since July 1, 2025. The base charge is $38.58 a month plus $5 for each acre of lot, and it is billed all year. Use charges apply only while the system runs, usually April 15 to October 15. Each lot has an allotment, and use up to 150 percent of it costs $0.70, $1.00 and $1.50 for each 1,000 gallons in three steps. Past that, the steps are $5.00, $6.20 and $7.90. The city raised those top steps in May 2026 because of drought.

PI water comes from a city well, the American Fork River and Central Utah Water. The free AquaTrax app tracks your use. The city can start or stop the system a little earlier or later in a dry year.

Sewer and storm drain

The city owns the sewer lines, and the Timpanogos Special Service District (TSSD) treats the sewage. The sewer base is $14.03 a month and pays TSSD. Each 1,000 gallons over the base costs $6.59. The city sets your amount each spring from your winter water use, and new customers pay the city average of 6,000 gallons until then. A few properties in the south-central part of town are not on city sewer, so ask about the address. Storm drain is $15.29 a month.

Trash and recycling

Waste Management picks up under the city, and the city bills it. Set cans out by 7 a.m. Pickup is Thursday for homes south of Cedar Hills Drive and Friday for homes north of it. The first garbage can is $13.42 a month, and each extra can is $10.51. The first recycling can is $13.63, and each extra can is $10.98. For a missed pickup, call Waste Management at 801-785-3000.

Power, gas, police and fire

Rocky Mountain Power serves Cedar Hills, and Enbridge Gas Utah supplies natural gas. Both bill apart from the city. American Fork Police serve the city by contract, and American Fork Fire and Rescue provides fire and ambulance service. The non-emergency dispatch line is 801-794-3970. The Lone Peak Public Safety District serves Alpine and Highland, not Cedar Hills.

The monthly public safety fee on the city bill helps pay for that contract. The taxes topic tells why the city raised its property tax in 2026. Fees change, and I have not added these charges into a monthly total, because use and lot size change the sum.

Sources: the Cedar Hills City utility billing, water, sewer, garbage, police and fire pages, and the fee schedule that took effect October 6, 2026. Fees change, so check with the city.

For general information only. This is not tax or financial advice. Tax rates and home prices change. Consult a qualified professional for guidance specific to your situation.

Fiber and cable both reach almost every street in Cedar Hills. The state broadband map shows UTOPIA fiber at 58 of the 59 spots with data. Beehive Broadband and SenaWave also show at 58 spots, because they sell service over the same UTOPIA open network. Xfinity cable shows at all 59. Quantum Fiber and CenturyLink fiber show only on the west side.

Alpine has far less fiber. I list who reports service, not speeds or prices. That is what the companies report, not a promise for a given house. Check an address on the state broadband map. For cell service, look at each carrier’s own coverage map for the address.

Sources: the Utah state broadband data (UGRC, October 2026). Plans and companies change, so check before you sign.

Moving day is only the start. Here is the short list for your first 90 days in Cedar Hills, in a sensible order.

1. Set up the city accountFile the Homeowner Application with the city and pay the $50 setup fee. Then set up Rocky Mountain Power and Enbridge Gas Utah, and pick an internet company. The utilities topic has the fees and the trash days.
2. Get your Utah driver licenseThe Driver License office is in Orem, at 759 North 1370 West. The fee to transfer an out-of-state license is $52 for ages 21 and up, and $39 for 20 and under.
3. Get an emissions testUtah County requires one for most cars. See the box below.
4. Register your carUtah gives you 60 days after you make a permanent home here. The DMV office is at 150 East Center Street in Provo. North county residents also use the South Valley office in Draper, at 14555 South Minuteman Drive. Pass the emissions test first.
5. Declare your homeTell the Utah County Assessor whether the home is your primary home or a second home. The county offices are in Provo, at 100 East Center Street.
6. Test for radonRadon is a gas that can seep into a home from the ground. Test even a new home. The home checks topic has the local numbers.
7. Call before you digCall 811 before any digging. It is free, and it marks buried lines.
8. Learn the evacuation signalThe city’s police page says a garbage can left in the middle of the driveway is the signal for an evacuation. The home checks topic has the wildfire edge.
9. Get a library cardCedar Hills has no public library, but the city pays back up to $60 a household each year for a card elsewhere. The things to do topic has the details.
10. Register to voteDo it online at vote.utah.gov, or through the county.
11. Sign up for schoolConfirm the school for your address with the district, then register. The district changes on July 1, 2027, and the schools topic has the details.

The emissions test

Utah County is one of five Utah counties that require an emissions test. Salt Lake, Davis, Weber and Cache are the others. A new gas car is exempt for its first two years. A gas car six model years old or newer is tested every two years. An older gas car, seven model years or more, is tested every year. Even model years test in even years, and odd model years in odd years.

Diesel rules differ. A diesel from 1997 or older is exempt, so check the county page for the rest. Testing stations set their own prices, and they must post them.

Rules and office hours change. Check each office before you go.

Walmart Supercenter is the only grocery store inside Cedar Hills. It sits at the shopping corner on the west edge of town, Cedar Hills Drive at 4800 West, about 4 minutes from City Hall. It has a pharmacy and is open on Sundays, but check the hours before you go.

The same corner also has a Dollar Tree, a hair salon, a gas station, and Chase and Bank of America branches. The city says it does not own the land or choose the tenants. The developers do. The new construction topic has what the city says about projects there.

Times are map estimates in normal traffic. The store list was checked in October 2026. Hours change, so check before you go.

On Sundays

Macey’s in Highland is the nearest full grocery store after Walmart, and it is closed on Sundays. Walmart and Smith’s in north Lehi are the near choices that day. Check Smith’s Sunday hours before you go.

Bigger shopping

Costco in Lehi and Harmons at Traverse Mountain are both about 13 minutes away. The restaurants topic has the places to eat and where food clusters.

Sources: the stores’ own pages, the city’s commercial development page, OpenStreetMap, and a router drive table. Hours change, so check before you go.

Cedar Hills sits at the foot of the mountains, so a trail, a canyon and a cave are all close. A paved trail runs through town. American Fork Canyon is at the doorstep, about 3 minutes up SR-92. Timpanogos Cave is about 7 minutes away.

The Murdock Canal Trail and the shoreline trails

The Murdock Canal Trail is a paved path, 17 miles long. It runs from 800 North in Orem to Timpanogos Highway in Lehi and passes through seven Utah County cities, Cedar Hills among them. It is open all year for walking, running, cycling, skateboarding and horses. The Canyon Road trailhead is at Canyon Road and Canyon Heights Drive, on the south edge of town. It is about 4 minutes from City Hall.

The city has two more trails. The Forest Creek Trail starts at Heritage Park and winds north to the Highland City Trail, near the golf club. The city's piece of the Bonneville Shoreline Trail starts near the canyon at that same Highland trail. It runs south along Canyon Road and goes through a tunnel under the road. The city calls it "unpaved and more primitive." It suits hikers, mountain bikers and horses. Both trails opened with a ribbon cutting on May 25, 2004. The city warns of rattlesnakes in spring and summer.

City parks

The city runs ten parks: Harvey, Heritage, Mesquite, Sunset, Cedar Run, Doral, Bayhill, Heiselt's Hollow, Timpanogos Cove and Pine Hollow. The ones below have a detail worth knowing.

The park rules are short. Parks close from 10 p.m. to 5 a.m. Restrooms are open about April 1 to October 31. No park has drinking water or a hose connection, so bring your own. Pavilions can be reserved from April 15 to October 15, at $10 an hour for residents and $20 for everyone else. The city asks that no one sled on the golf course in winter.

Cedar Hills Recreation runs youth sports and classes, such as tot soccer and flag football. The city says it welcomes non-residents at no added cost.

American Fork Canyon and the cave

American Fork Canyon is national forest land. It opens on SR-92 just past the city's north line, in Highland. From City Hall that is about 3 minutes. At the developed sites you need a Forest Service pass. It costs $10 for three days, $20 for seven days or $60 for a year. Interagency passes are honored.

Timpanogos Cave National Monument is about 7 minutes from City Hall. The trail to the cave is a strenuous 1.5 miles. Tickets are sold on Recreation.gov up to 30 days ahead, and the Park Service takes cards only. Cave tours generally open in late May and run through early October.

The Alpine Loop is the scenic road over the mountain to Provo Canyon. State road crews reopened it on May 22 in 2026, and it usually opens in late May and stays open into the fall. The upper gates close for winter. Tibble Fork Reservoir is about 19 minutes from City Hall. Silver Lake Flat is about 30 minutes. Cascade Springs is about 39 minutes over the loop in summer.

Mount Timpanogos stands at 11,750 feet. The Timpooneke trailhead is about 19 minutes from City Hall. On summer and fall weekends and holidays, parking there needs a timed ticket from Recreation.gov. The dates and hours reset each year, so read the Forest Service page first. The American Fork hub tells more about the canyon, and the Mount Timpanogos and Alpine Loop guide covers the climb.

The Lone Peak Wilderness covers about 30,088 acres. It lies to the north and is reached through Alpine. The Lambert Park south trailhead in Alpine is about 11 minutes from City Hall. The Alpine hub tells more.

Fire limits

In dry years the city limits fireworks. In 2026 it banned them until at least July 5 under state fire restrictions, on the advice of the American Fork fire chief. The city map allows fireworks only from July 2 to 5 and July 22 to 25. Check the city's notices each summer.

City and trail details come from Cedar Hills City, the regional trail brochure, the Forest Service and the Park Service, read in October 2026. Drive times are map estimates from City Hall at 10246 North Canyon Road. Hours, closures and trail rules change, so check before you go. I do not rate trails.

No national park is close. They lie to the south and east, or across the Nevada line, and each is a long day or an overnight trip. Timpanogos Cave National Monument is the nearest park unit, about 7 minutes away. The outdoor recreation topic covers it.

Zion has more than one entrance. Use the drive tool for the one you plan to use.

Drive times are map estimates from City Hall, in normal traffic. Check each park's own site for hours, fees and closures.

Sundance is the closest ski area, about 29 minutes from City Hall, up Provo Canyon. Snowbird is about 47 minutes and Alta about 49, by I-15 and Little Cottonwood Canyon. Park City Mountain is about 61 minutes.

The Provo Canyon road to Sundance stays open all year. The Alpine Loop route is a summer road only, because its upper gates close in winter. Winter weather can add time to any of these drives. Resorts usually open in late November. Each resort posts its own dates every fall. The Utah Department of Transportation posts live road status and the traction law on its Cottonwood Canyons page.

The city runs a Ski and Snowboard Club that goes to Brighton on four winter Saturdays, in February and March. It offers a bus or a self-drive option and is open to ages 10 and up. Registration opened October 1 in 2026. The club page lists the current dates and prices.

Drive times are map estimates from City Hall, in normal traffic. Check road conditions before you go.

Yes. Cedar Hills Golf Club is the city's own course, on the north edge of town. It is about 4 minutes from City Hall, at 10640 North Clubhouse Drive. It is mid-rebuild, so check the layout before you book.

The course and the 2026 rebuild

The club has 18 holes, par 71, and plays about 6,600 yards. The first tee shot drops almost 200 feet to the fairway. The 14th green sits at 5,253 feet, about 750 feet above the American Fork River. Graves and Pascuzzo designed the course. A six-hole par 3 Short Course sits beside it. It is walking only and stays open all season.

The city is replacing the course's old pipe, which was laid in 2002, with a new irrigation system. It is also rebuilding tee boxes and improving the turf. The council approved the work in December 2025. The cost is about $4.6 million, paid with sales tax revenue bonds that the golf fund repays. An older golf debt levy also still appears on the property tax bill. The taxes topic has the tax figures.

The course reopened on March 9 in 2026 with nine holes and the Short Course. Since August 8 it has been front nine only for the rest of the year. The club says you can play the front nine twice for 18 holes. The city's budget plan says the full course reopens in spring 2027.

Carts are required Friday through Sunday and on holidays. Season passes end October 31. Residents get $50 off two pass types, and each household gets one free round. The club lists current rates and passes on its site. The pro shop number is 801-796-1705.

Other courses

The American Fork hub and the Lehi hub tell more about those towns. The Cedar Hills Golf Club guide tells the course's story.

Course details come from the club, city press releases and city council minutes, read in October 2026. Drive times are map estimates from City Hall.

Most of the food sits on one corner, Cedar Hills Drive at 4800 West, on the west edge of town. It is about 4 minutes from City Hall. About a dozen quick-service places, coffee and drink shops and the Walmart are there. The only sit-down cafe is in the golf clubhouse. More sit-down meals start in Highland, about 6 to 7 minutes away. Pleasant Grove, American Fork and north Lehi, about 9 to 14 minutes away, have the long lists. The Pleasant Grove hub, the American Fork hub and the Lehi hub name places in each town.

Six places with a record you can check

• MexicanCafe Rio Lone Peak9920 North 4800 WestA Utah Mexican grill chain, with a drive-thru.
• PizzaMarco's Pizza4723 West Cedar Hills DrivePizza to dine in, carry out or have delivered.
• CoffeeDutch Bros4773 West Cedar Hills DriveA coffee drive-thru.
• CafeSUR CaféGolf clubhouse, 10640 North Clubhouse DriveA cafe and caterer inside the clubhouse. Check winter hours.
• ChineseHappy Dragon Chinese Express4723 West Cedar Hills DriveQuick-service Chinese, open since November 2021.
• KoreanCupbop9920 North 4800 West, Suite BKorean bowls, in the same building as Cafe Rio.

Taco Bell and McDonald's are on the same corner. So are two drink shops, Swig and FiiZ. Costa Vida and Lehi Bakery are a few steps south on Canal Boulevard, but they are in Highland. The bakery opened its Highland store in October 2025.

The shopping topic covers groceries and stores. The events topic covers the festivals. Part of the sales tax paid in town funds the city's PARC tax for parks, arts, recreation and culture.

Each place was checked on its own site or location page in October 2026. Hours change, and small places come and go. This is not a ranking, and no one paid to be listed.

The golf course and the family festival have their own topics. The golf topic and the events topic tell those stories. This topic covers the park with the stage, the rec center and the nearby places to see a show.

Heritage Park and Creekside Theatre Fest

Heritage Park is at 4425 West Cedar Hills Drive, about 4 minutes from City Hall. An outdoor amphitheater there was finished in 2024. Creekside Theatre Fest stages its summer season on it. Seating is on a grass hillside, so bring a blanket or lawn chair.

The fest has a short history. The Highland and Cedar Hills arts councils partnered in 2014 and formed the festival in 2015. The first season, in 2016, had two shows. The Cedar Hills Arts Council took over after that season. The group incorporated in 2018. In 2022 it added indoor stages in Pleasant Grove. The 2026 season played The Merry Wives of Windsor and A Year With Frog and Toad at Heritage Park. The season usually runs in June.

The city's calendar also lists a first Pumpkin Walk at Heritage Park on Thursday, October 22, 2026. The Heritage Park guide and the top 6 things to do guide tell more.

The recreation center and the library

The Community Recreation Center is in the golf clubhouse. It holds fitness classes, meetings and receptions. The Vista Room is its event space for weddings and receptions.

Cedar Hills has no public library. The city pays back a non-resident library card fee, up to $60 a household in each fiscal year. The Highland City Library is about 7 minutes away, Pleasant Grove's is about 7 and American Fork's is about 11. Highland, Pleasant Grove, American Fork, Lehi and Eagle Mountain share cards, so a card from one of them works at the others.

Nearby stages and gardens

The Ruth is the new home of Hale Center Theater, at 401 South Pleasant Grove Boulevard. It opened January 4, 2025, and it is about 10 minutes from City Hall. Thanksgiving Point in Lehi is about 14 minutes away. It holds gardens and museums, and its Tulip Festival runs from April to mid May. The Lehi hub tells more.

Details come from Cedar Hills City, Creekside Theatre Fest and The Ruth, read in October 2026. Shows and hours change, so check before you go.

The arts scene here is thin. The main stage is the amphitheater at Heritage Park, and the things to do topic covers its summer season.

Bigger stages are in the nearby towns. See the Pleasant Grove hub, the Lehi hub, the American Fork hub and the Provo hub.

Details come from Cedar Hills City and Creekside Theatre Fest, read in October 2026. Shows and hours change, so check before you go.

The Cedar Hills Family Festival is the big week. It runs about eight days at the turn of May into June and ends on a Saturday. In 2026 it ran about May 30 to June 6, and the city has posted June 5 to 12 for 2027. Dates move each year, so the notes below say "usually".

The Family Festival

In 2026 the week included the first Patriotic Program on Sunday, May 31, part of America 250. Veterans were the grand marshals of the parade on Saturday, June 6. The week also had the first Chalk Art Festival and a pickleball tournament from June 3 to 6. Free Rec Hour nights at Harvey Park had kickball with American Fork Police and dodgeball with American Fork Fire.

Most events are free. A few take tickets: the Family Swim Night, the Friday Dinner and Movie, and the Outdoor Adventure Zone. The zone is at Heritage Park, with bounce houses and archery. The swim night is held at the American Fork Recreation Center pool. The Family Festival guide tells more.

The rest of the year

The splash pad opens in late May and Creekside Theatre Fest plays in June. Fireworks are allowed only in set windows in July. Steel Days in American Fork and Alpine Days follow, each in its own town. In September the city joins Alpine, Highland and Pleasant Grove for a 9/11 Day of Service. Fall clean-up dumpsters come in October. The ski club meets in February and March.

• JanuarySki season. Sundance is about 29 minutes away and Snowbird about 47. No sledding on the golf course.
• FebruaryThe city's Ski and Snowboard Club starts its Saturdays at Brighton.
• MarchThe golf club usually reopens for the season. The ski club ends mid month.
• AprilPark restrooms open about April 1, and pavilion reservations start April 15. The Tulip Festival starts at Thanksgiving Point in Lehi.
• MayThe splash pad opens. The Alpine Loop reopens and cave tours start. The Family Festival begins at the turn of May into June.
• JuneFamily Festival week, with the parade on the final Saturday. Creekside Theatre Fest plays at Heritage Park.
• JulyFireworks are allowed July 2 to 5 and July 22 to 25 on the city map, and limits can apply in dry years. Steel Days in American Fork.
• AugustAlpine Days, next door in Alpine.
• SeptemberThe 9/11 Day of Service. Fall color starts on the Alpine Loop late in the month.
• OctoberGolf season passes end October 31. Pavilions close October 15 and restrooms October 31. Cave tours end in early October.
• NovemberThe Alpine Loop gates usually close for winter.
• DecemberSki season is under way at the resorts, which usually open in late November.

Event details come from Cedar Hills City, read in October 2026. Dates move each year, so check before you plan around one.

Cedar Hills sits in the north end of Utah Valley. Highland is to the north and northwest, and Pleasant Grove is to the south and southeast. A short piece of American Fork touches the southwest. The east side is county land that climbs to the national forest. Times are from City Hall.

Day trips

American Fork Canyon is about 3 minutes away, and Timpanogos Cave is about 7. Thanksgiving Point is about 14. Sundance is about 29 minutes through Provo Canyon, and Park City is about an hour. The outdoor recreation topic and the ski topic cover each trip. The Utah Valley weekends guide lists more, and the Cedar Hills city guide tells the town's own story. For the wider state, start with the Relocating to Utah guide.

Drive times are map estimates from City Hall, in normal traffic.