Live Heber City listings
Heber City homes for sale
Straight from the MLS, newest first, from every brokerage that takes part.
Browse Heber City homes by quick filter
Each filter is its own page, with a short local guide and the live listings that match.
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See what each budget buysBy feature
Land, views and luxury
The newest Heber City homes for sale
New listings show up here the day they go live. Homes that sell or go under contract drop off. Listing information comes from the local MLS and is deemed reliable but not guaranteed.
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Create my free accountThe market in numbers
What does a home in Heber City cost?
Short answerThe Census puts the typical Heber City home value at about $654,200. That is what owners say their homes are worth, not a sale price. About 82 percent of homes here are lived in by their owners.
My market reports cover Southern Utah. For Heber City, these numbers come from public records: the U.S. Census and the Utah State Tax Commission. They move slower than sale prices, but anyone can check them.
Heber City has grown fast. It had 16,856 people in 2020 and about 19,650 by the 2025 estimate, and its land grew from about 9 to about 25 square miles. Most homes here were built since 2000. Second homes are few inside the city. The resort second homes are mostly outside it.
The homes for sale and the homes that sell can be two different groups. Red Ledges, the Jordanelle side, mountain cabins and acreage fill much of the for-sale list. So asking prices can run well above what in-town homes and townhomes sell for, and one price headline can mislead.
Prices
- Typical home valueU.S. Census ACS 2020 to 2024, what owners say their homes are worth
- ~$654,200
- Property tax (primary home)Wasatch County average, 2025, Utah State Tax Commission
- ~0.50%
The homes
- Lived in by their ownersOf occupied homes, U.S. Census ACS 2020 to 2024
- About 82%
- Built in 2000 or laterMedian year built is 2003, U.S. Census ACS 2020 to 2024
- About 3 in 5
The place
- PopulationU.S. Census, 2025 estimate
- ~19,650
- ElevationAt City Hall, in the Heber Valley
- About 5,600 ft
Getting around
- Drive to Park CityAbout 17 miles north on US-40
- About 21 min
- Drive to Salt Lake CityIts airport is about an hour away
- About 50 min
Sources: U.S. Census Bureau, American Community Survey 2020 to 2024 (typical home value, owner share, year built) and 2025 population estimate; Utah State Tax Commission, 2025 (property tax). Numbers checked October 15, 2026. Prices move, so ask me for current numbers.
If you are buying
Price a home against recent sales of homes like it nearby, not against one town-wide figure. Check the city line first. Some Heber addresses sit outside the city, and the line decides your taxes, your services and who approves building plans.
If you are selling
Who buys depends on the home. An in-town home on city water and sewer draws a buyer who will live in it. A view home on the east side sells on its view. Acreage draws a buyer who asks about water shares first. Start with what homes like yours sold for in the last few months.
What is my home worth?I am licensed in both real estate and lending. On any one purchase I take one role. If I am your lender, I can tell you early if a home could be hard to get a loan on. You are always free to choose your own agent and your own lender. The full explanation is on How I Work.
Only in Heber City
What makes the Heber City market different?
Short answerFour things decide value here, and a listing hides them: the city line, the water, the winter access, and which side of US-40 the home sits on for schools.
Heber City's typical home value is well below Midway's next door, and about a third of Park City's over the hill. Kamas and Provo sit lower.
U.S. Census Bureau, American Community Survey 2020 to 2024: what owners say their homes are worth, not sale prices. Midway or Heber City
Nightly rentals depend on the home type
City code 5.26, changed in October 2025, allows nightly rentals in detached single-family homes. Attached homes need a development agreement the council has approved. The license does not pass to a new owner, and CC&Rs that ban short stays can cost you the license. Get the city's answer in writing.
A second home pays tax on all of its value
A main home is taxed on 55 percent of its value if you live in it 183 days in a row. A second home or a nightly rental is taxed on all of it. The Wasatch County deadline is September 15. From January 1, 2027, a new owner must apply.
A Heber address is not always Heber City
Timber Lakes, Deer Valley East Village and the south shore of Jordanelle carry Heber addresses but sit outside the city. Daniel and Charleston are their own towns. Outside the city, a home may use a well, a septic tank or a water district.
Water sits close under the low ground
Groundwater is shallow on parts of the flat low ground, the North Fields most of all. New building pads there must sit at least 4 feet above the historic groundwater level. Ask about sump pumps and standing water. On acreage, ask about irrigation shares.
Main Street is the highway
US-40 carries about 31,600 to 35,000 vehicles a day through downtown (UDOT, 2024). A bypass west of town is only a plan. Near 1300 South, 600 West or the North Fields, check the UDOT maps. US-40 is also a school line: west goes to Deer Creek High, east to Wasatch High.
The city is building fast
The Slope broke ground April 2, 2026, and is expected to finish in 2029. Jordanelle Ridge is about 8,000 acres planned for roughly 5,800 to 6,000 homes. The Crossings at Lake Creek is selling in 2026. The city does not approve a project without proven water rights.
Shop by price
What does each budget buy in Heber City?
Short answerThe Census puts the typical home value at about $654,200. That is what owners say, averaged over five years. That lands in the first range below. The ranges climb well past $2 million at Red Ledges.
Under $750K
The starting pointOlder homes on the town grid, townhomes, and homes in the subdivisions from the 1970s on. Many sit south and east of downtown, around Wheeler Park, Millroad Estates and Timp Meadows.See homes under $750KUnder $1M
Room to move upNewer homes south and east of downtown and in the Southfield area. The first homes with views start to show up on the east edge.See homes under $1MUnder $1.25M
A step upThe east-side subdivisions of Valley Hills, the Cove and Cobblestone, with views of Mount Timpanogos and the valley.See homes under $1.25MUnder $1.5M
The upper middleBigger homes on the east side and toward Lake Creek, including The Crossings at Lake Creek. The first Red Ledges cottages and townhomes show up here.See homes under $1.5MUnder $1.75M
Larger homesLarger custom homes on the east side and in Red Ledges. Mountain cabins in Timber Lakes sit in this range too, though Timber Lakes is outside the city.See homes under $1.75MUnder $2M
The upper rangeRed Ledges custom homes and larger mountain homes.See homes under $2MOver $2M
The top of the marketRed Ledges custom estates and homesites.See homes over $2MEach price page has its own live listings. If one runs thin, there are few homes in that range right now, and the page says so.
Shop by part of town
Which parts of Heber City should I look at first?
Short answerHeber City now covers about 25 square miles, so the feel changes a lot from one edge to the other. Start with the old town grid, then work outward.
The old town grid
Main Street, City Hall and the county offices. This is where the oldest homes are, in red sandstone, adobe and brick. About 9 percent of homes in the city date from 1939 or earlier, and most of them are here. US-40 is Main Street, so it is busy.
Wheeler Park and the established subdivisions
Off East Baxter Drive, with Millroad Estates and Timp Meadows nearby. Wasatch High and the hospital are close. The homes run from the 1970s to the 2020s.
Southfield and the Events Complex
About a mile west-southwest of City Hall, near the county Events Complex and Southfield Park. Newer subdivisions are filling in. The airport and glider port sit south of town, so visit at busy hours.
Valley Hills, the Cove and Cobblestone
Newer subdivisions on the rise at the east edge, with views of Mount Timpanogos and the valley. Each has a park close by.
Lake Creek and The Crossings
Along Mill Road and Lake Creek Road. The Crossings at Lake Creek is a Tri Pointe community selling in 2026. Lake Creek Road climbs toward Timber Lakes, which is outside the city.
Red Ledges
A private gated golf and club community of about 2,000 acres, about 2.7 miles east. It has two Jack Nicklaus courses, an equestrian center and a ski club with Deer Valley access. Homes run from cottages and townhomes to large custom estates, plus homesites.
The North Fields and North Village
Open meadows between downtown and Midway. The Slope is going up at US-40 and River Road. Groundwater runs shallow here, so ask about it.
Jordanelle Ridge
About 8,000 acres the city annexed in 2020. The city limits now run toward Jordanelle, and plans call for roughly 5,800 to 6,000 homes.
Every part of town, in the Heber City guide
The guide covers each part of town, the city line, and the towns next door.
Read about the neighborhoodsLooking just outside town? See homes for sale in Midway, Park City and Kamas.
Selling in Heber City
Want to sell your home in Heber City?
List it with a partner agent I trust in the Heber Valley. Your home gets featured on MovingUtah. Buyers read these pages while they shop for a home in Heber City. I make the connection and stay involved. Commissions are always negotiable.
Start with what your home is worth. There is no cost, and you do not have to list.
Call or text (435) 357-4345. I reply within one business day.
Selling outside Southern Utah. In Iron, Washington, Kane, Garfield, and Beaver counties I am your listing agent. Elsewhere in Utah, I connect you with a partner agent I trust in that area. If you choose to work with an agent I refer, that agent's brokerage pays my brokerage (Real Broker, LLC) a referral fee out of their compensation, never an added cost to you. You are always free to choose any agent you wish, and using a referred agent is never required.
Shop by home type
What kind of home are you looking for?
Short answerSome searches are about the house, not the part of town. Each link below is its own page, with a short local guide and the live listings that match.
Single-story homes
Heber City gets about 75 inches of snow in a normal year, so a home with no stairs saves you work. One-level homes turn up more on the flatter in-town lots south of downtown than on the east-side rise.
See the listingsTownhomes
About 6 percent of homes here are attached, such as townhomes. They sit in town and in Red Ledges. Attached homes can be nightly rentals only with a development agreement.
See the listingsNew construction
The Slope, Jordanelle Ridge, The Crossings at Lake Creek and Red Ledges are all building. Newer subdivisions fill in around Southfield. Ask about groundwater and the city line before you buy a lot.
See the listingsMountain view homes
Valley Hills, the Cove and Cobblestone sit on the east rise, with views of Mount Timpanogos and the valley.
See the listingsAcreage homes
Ask whether irrigation shares come with the land, and get the answer in writing. Shares do not always pass with a deed. Mountain lots may use a well or a septic tank.
See the listingsHorses allowed homes
Red Ledges has an equestrian center. For any parcel, check the zoning and any CC&Rs before you count on horses.
See the listingsLuxury homes
Red Ledges leads this page, from cottages to large custom estates, plus homesites.
See the listingsRV parking homes
Deer Creek is about 8 minutes away, Jordanelle about 15 and Strawberry about 30. Look for side or rear parking on in-town lots.
See the listingsBy feature
Land and acreage
Views and luxury
FAQ
Questions people ask about Heber City listings
They come from the local MLS feed and update through the day. New Heber City listings show up the day they go on the market. Homes that sell or go under contract drop off. It is the same data agents use.
Yes. It shows listings from every brokerage that takes part in the MLS, not just the homes one office has listed.
No. You can look at every listing without one. A free account is for when you want the site to keep watch for you.
You can save the homes you like and save your searches. You get an email when a new home fits your search or a price changes. You pick how often the emails come, and you can stop them any time.
The U.S. Census puts the typical Heber City home value at about $654,200 (ACS 2020 to 2024). That is what owners say their homes are worth, averaged over five years, not a sale price. It blends in-town homes, townhomes, view homes, acreage and club homes. Asking prices can run above it, because Red Ledges, mountain cabins and the Jordanelle side fill much of the list. Prices move, so check it against the live listings.
My base is Southern Utah. For a Heber City move, I connect you with a partner agent I trust in the Heber Valley for the showings, the offer and the closing. I stay on your file for the homework and the loan side. If you work with an agent I refer, that agent's brokerage pays my brokerage a referral fee out of the agent's pay. It is not an added cost to you, and you are always free to choose any agent.
Not to look, and not to talk with me. You will want one before you write an offer. A pre-approval is a lender's letter that says how much you can borrow. Sellers take it seriously, and it settles your real budget. The pre-approval guide shows how it works.
List it with the partner agent I connect you with in the Heber Valley, and your home gets featured on MovingUtah. The get featured page shows how that works. A home valuation is a good first step.
Not without checking first. A nightly rental needs a city license. The city allows them in detached single-family homes. Attached homes need a development agreement the council has approved. The rules changed in October 2025. The home needs a manager within 10 miles, county health and fire inspections, paved parking on site, and no more than 1 guest per 200 square feet, up to 16. The license does not pass to a new owner. CC&Rs that ban short stays can cost you the license, and a nightly rental loses the primary home tax break. Get the city's answer in writing before you buy.
Red Ledges is a private gated golf and club community inside the city, about 2.7 miles east of City Hall and about 10 minutes away. It covers about 2,000 acres. It has two Jack Nicklaus courses, an equestrian center and a ski club with Deer Valley access. Homes run from cottages and townhomes to large custom estates, plus homesites.
For more answers about living in Utah, see the Utah FAQ.
Client reviews
What a past client said
These are real reviews from past clients, shown as they wrote them.
Posted by past clients on Google and Experience.com.
If you want a very competent, knowledgeable, personable, honest realtor, who has your back every step of the way, Scott is your guy! He leaves no stone unturned and genuinely has your best interests in mind at all times. He communicates every move. Working with Scott definitely made this the easiest and most stress free real estate transaction that I have ever experienced!! Thank you, Scott!!
Talk to Scott
Want a partner agent in Heber City on your side?
I am Scott Buehler. My base is Southern Utah, so for a Heber City move I connect you with a partner agent I trust who knows the valley. Tell me your budget, the part of town, and what you must have. I stay on your file for the homework and the loan side.
How it works in Heber City
- Ask me about any listing.Send me a Heber City listing you like. I will get the partner agent's read on it and tell you what to check before you write an offer.
- A partner agent on the ground.I connect you with a partner agent I trust in the Heber Valley for the showings, the offer, and the closing. I stay on your file.
- A lender's eye on the listing.I am licensed in both real estate and lending. On any one purchase I take one role. If I am your lender, I can tell you early if a home could be hard to get a loan on.
- A reply within one business day.Ask me about any home on this page. Call or text, and I get back to you within one business day.
Or call me: (435) 357-4345I reply within one business day.
Referral disclosure. Outside Southern Utah, I connect home sellers and buyers with partner agents I trust in their area. If you choose to work with an agent I refer, that agent's brokerage pays my brokerage (Real Broker, LLC) a referral fee. The fee comes out of the agent's compensation; it is not an added cost to you. You are always free to choose any agent you wish, and using a referred agent is never required.