Live Heber City listings, filtered
Heber City homes over $2M
Every Heber City home for sale over $2M appears below, no matter who holds the listing, and the MLS keeps it up to date. Past the listings, read what sits at the ceiling of the market and how to buy a home up here.
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The listings over $2M
Listing information comes from the Wasatch Front Regional Multiple Listing Service and is deemed reliable but not guaranteed.
Part 1 of 3
Where Over $2M sits
The local read, the median line and the pricing tiers
The local read
Over $2M is the ceiling of Heber City
In shortOver $2M is the ceiling of the valley, the top of the market. It holds the top Red Ledges custom estates and homesites, the largest Timber Lakes mountain properties, Jordanelle resort homes, and the valley's marquee view estates. Everything here is fed live from the MLS and sorted from the highest price down.
Start with a typical Heber City home, valued at about $654,200 (U.S. Census ACS 2020-2024). Over $2M is the top of the market, a slow market that runs on its own clock. None of these are scaled-up versions of the established in-town homes. They are the top custom builds in a gated golf community. They are also the largest mountain estates on forested acreage, and the marquee resort homes beside a new East Village ski base. Each one moves slowly and on its own terms.
The valley's most custom and resort homes live here. Red Ledges is the roughly 2,000-acre gated golf and club community on red-rock ground about 2.7 miles east of City Hall. It has the valley's most expensive custom estates at the top, plus homesites. Timber Lakes is the gated large-lot mountain community up Lake Creek, east of town and outside city limits, with 1,537 forested lots between roughly 7,000 and 8,500 feet. It offers its largest cabins and mountain homes, on septic and special-district water, with real winter planning needed. On the Jordanelle side are the marquee resort homes in the East Village area, such as Marcella, under construction near the new ski base. The address says Heber City, but these homes are outside city limits, more than 8 miles from downtown.
No part of the valley asks for more patience, and recent sales set the price. Few homes are listed at a time, few similar homes have sold, and each property stands alone. Months on the market are normal at the ceiling and not a warning sign. A standing pre-approval or proof of funds lets you move the moment a real fit appears.
Curious about the pages just below this one? The under $2M page is the next one down, and the under $1.75M page is two pages down. The Heber City guide sets the full valley context. Connect with the local partner agent to talk through the ceiling of the market.
Stretch math
The ceiling
No Heber City page covers a higher price than this one. Over $2M marks the top of the market. The differences here come from the club amenity, the mountain setting, and the resort address, not from a next price range.
One step down
under $2M is the next page down, with larger Red Ledges estates and the marquee mountain properties. It has more listings and a somewhat faster pace than the top custom and resort homes.
Either way
Use your price as a rough guide. Say what the property has to do (a club setting, a mountain parcel, or a ski-access address), and the local partner agent can show you where it lives.
How this works. Scott Buehler is licensed in both real estate and mortgage lending and may assist with financing across Utah; local representation in Heber City comes through a partner agent. Every role is disclosed, and you are always free to choose your own agent and your own lender. More on How I Work.
The median line
Where over $2M begins on the Heber City scale
Over $2M starts well above the typical Heber City home value of ~$654,200. Look at the bar as a path from the first price page to the last. The gold end is this page. The marker sits at the value of a typical home in the city.
The pricing tiers
Which Heber City price range fits your budget?
Each Heber City home for sale is placed on one of these pages, and every page has live listings with notes on its price range. The lit card is the page you are reading now.
Under $750K
The starting pointSee homes under $750KUnder $1M
Five steps downSee homes under $1MUnder $1.25M
Four steps downSee homes under $1.25MUnder $1.5M
Three steps downSee homes under $1.5MUnder $1.75M
Two steps downSee homes under $1.75MUnder $2M
One step downSee homes under $2MOver $2M
Heber CityOr set your own filters
Search Heber City on a map of your ownChoose a price range, bedrooms, bathrooms and type of home. Every home that matches shows up on the map, and you need no account.Open the map searchPart 2 of 3
What the money buys
What the money buys, hold, or step down and the towns next door
What the money buys
Over $2M comes in three shapes
The ceiling in Heber City is small, and its homes sort into three kinds. Each kind suits a different reason to buy: a club amenity, mountain land, or resort access. If you know your reason, a market with few listings is easier to follow.
Top Red Ledges custom estates and homesites
The top custom homes in a gated roughly 2,000-acre golf and club community on a red-rock rise. Membership includes two Jack Nicklaus courses, tennis, an equestrian center, a wellness center, and a ski club with Deer Valley access. It has the valley's top custom estates, plus homesites.
The catch: a long search on a slow timeline. The upside: a club setting with everything in place and a one-of-a-kind property.
The largest Timber Lakes mountain homes
The largest cabins and mountain homes, on gated forested lots up Lake Creek, east of town and outside city limits. The community has 1,537 lots between roughly 7,000 and 8,500 feet, established in 1971. Homes use septic and special-district water. Some parcels heat with propane. Water source, sewer type, fuel delivery, and winter access decide almost every purchase here.
What you accept: real winter planning, a long way from city services, and a careful check of the water, septic and roads. What you get: forested acreage and mountain elevation.
Marquee Jordanelle-side resort homes
The marquee resort estates in the Deer Valley East Village area along the Jordanelle side of the valley, including new homes such as Marcella near the new gondola base. They carry a Heber City address, but they lie outside city limits, more than 8 miles from downtown. They function as resort homes rather than in-town homes.
The downside: a long trip to Main Street. The payoff: ski access and resort-community amenities.
At the ceiling, few homes are for sale and they turn over slowly, so a given week may show only a handful of listings in each kind. The live grid below shows what is actually for sale at the moment.
Hold, or step down
What each price range buys
The two ranges under this one hold different kinds of homes, not smaller copies of these. See what changes with list price as you reach the ceiling. The page you have open is the right-hand column.
| Comparison point | Under $1.75M | Under $2M | Over $2M This page |
|---|---|---|---|
| Typical home shape | Bigger homes at Red Ledges, better mountain estates, larger resort homes | Red Ledges estates that are larger, marquee mountain homes, top resort addresses | The best Red Ledges custom estates, plus the largest mountain and resort properties |
| What you usually give up | Some of the larger custom estates and marquee addresses | The top custom estates and the most land | Time, mostly. Homes at the ceiling sell slowly. |
| What you usually gain | A bigger club or mountain presence and larger resort homes | A larger estate in a marquee setting, plus the best resort addresses | The top custom estates, real acreage, Nicklaus golf, and the best views |
| Where to look | Larger Red Ledges homes, finer Timber Lakes estates, upgraded resort homes | Larger estates in Red Ledges and Timber Lakes, plus the top resort homes | Red Ledges, Timber Lakes, and Deer Valley East Village |
| How the competition feels | Quiet and slow, found by watching | Very patient, just short of the ceiling | The slowest and most selective part of the valley |
Treat your price as a rough guide. At the ceiling, the best home depends on the club, the land, or the resort access. Message the local partner agent to discuss which shape to watch.
The towns next door
What does over $2M buy in the towns next door?
The towns near Heber City each have price pages as well. Below, see where over $2M lands in the four closest ones and which page to open.
On the chart, gold marks the point where Over $2M begins.
Each figure comes from that town's own price page, which names its source. Drive times come from the Utah drive times tool.
Part 3 of 3
Buying at the ceiling
A four-step play
A four-step play
How to move at the ceiling in Heber City
The ceiling in Heber rewards patience and a careful read over speed. With so few homes for sale and so few matches, you mostly watch the market and learn what a fair price looks like when a home lists.
Prepare your proof of funds or pre-approval
Sellers at the ceiling want a buyer who is serious and ready. A current pre-approval letter or proof of funds backs up your offer when a genuine fit comes along.
Spell out what the property must do
A club amenity, a mountain lot with acreage, a ski-access address, or a top custom build in a specific setting. A home at the ceiling is usually chosen for one or two defining features. Naming them early keeps a long search from drifting.
Get on first-look alerts
Homes at the ceiling in Heber seldom list, so you find them by watching. A first-look alert tells you about the rare fit the same day, not after the weekend.
Tour with someone who follows what sells nearby
Hardly any similar homes sell at the ceiling. So the whole task is judging value: what the club, the land or the resort address is worth. When a fit lists, the buying process and the art of the offer show what comes next.
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!!
Quick answers
Over $2M in Heber City, answered
The ceiling of the market has three kinds of homes. One is top Red Ledges custom estates and homesites in a gated golf and club community. Another is the largest Timber Lakes mountain homes and cabins on forested acreage between 7,000 and 8,500 feet, with septic and special-district water. The third is marquee resort homes in the Deer Valley East Village area near the new gondola base. These are custom and resort properties, not bigger in-town homes. Few homes are listed at once, so the live listings above are the best guide to today's market.
The top of the market is small and slow, with a character of its own. Over $2M is the top of the market, where club amenities, mountain land, and resort access set the price and few similar homes have sold. Resort homes fill much of Heber's for-sale list, and this page is where the top of them lives.
Not quite. The under $2M page is the next page down. It covers larger Red Ledges estates and the marquee mountain properties. It has more listings and a faster pace than the top custom, mountain, and resort homes on this page.
Often months, which is simply how the top of the market behaves and not a warning sign. Few buyers compete, and each property is judged on what it is.
Yes. Top custom and estate homes in Red Ledges and the largest mountain properties in Timber Lakes include single-story plans and plans with the main bedroom on the main floor, often with a finished walkout basement. The single-story homes page filters for them.
A current pre-approval letter or proof of funds. Also have a clear picture of the one or two features that define the property: club setting, mountain acreage, or resort access. At the ceiling, patience and a close look at recent sales matter far more than speed.
Talk to Scott
Looking at the ceiling, where the right property is found by watching?
The top of the Heber City market has few homes, a slow pace, and one-of-a-kind properties. The local partner agent can follow the market with you and compare recent sales before you offer, whether in Red Ledges, Timber Lakes, or near the Jordanelle.
How it works in Heber City
- I compare a listing with local salesSend a Heber City home you are curious about. The partner agent and I check it against nearby sales, then I tell you what to raise before you make an offer.
- A partner agent from the valleyI introduce you to a partner agent I trust in the Heber Valley, who takes care of showings, your offer, and closing.
- A lender's eye, tooI am licensed in both real estate and lending. On any one purchase I take one role. If I am your lender, I can say early whether a loan on a home could be tough.
- Answers within one business dayCall or text me about any home on this page, and you hear back 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.