Live Heber City listings, filtered
Heber City homes under $1.5M
This page lists every Heber City home for sale under $1.5M, Red Ledges cottages included. Listings come straight from the MLS, whoever the broker is. Lower down, find out what the money buys at this level and how to buy with care.
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The listings under $1.5M
Listing information comes from the Wasatch Front Regional Multiple Listing Service and is deemed reliable but not guaranteed.
Part 1 of 3
Where Under $1.5M sits
The local read, the median line and the pricing tiers
The local read
Under $1.5M is the entry to the high end
In shortUnder $1.5M is where the valley's high end begins. Red Ledges club cottages, larger Timber Lakes mountain homes, and resort homes near the Jordanelle come into range. The listings are live from the MLS and sorted high to low.
The U.S. Census puts a typical Heber City home near $654,200 (ACS 2020-2024), so under $1.5M is where the high end begins. Here the valley's custom and resort homes begin to open up. You no longer ask whether an executive in-town home is possible. You ask which world you want a foot in: a gated club community, a forested mountain lot, or a resort area along the Jordanelle.
What the budget reaches here is the entry to that world. Red Ledges, the roughly 2,000-acre gated golf and club community on red-rock ground about 2.7 miles east of City Hall, opens at this level, mostly through its club cottages and homesites. Larger Timber Lakes mountain homes up Lake Creek enter the picture. So do resort homes in the Deer Valley East Village area, such as Marcella near the new ski base. They carry a Heber City address but sit outside city limits, more than 8 miles from downtown.
At this level, patience pays, and recent sales set the price. Fewer homes are for sale, few close matches have sold, and each property is judged on its own terms. The question is what the club amenity, the mountain setting, or the resort address really supports. A home can sit for a while at this level. That is normal for the high end and not a warning sign. A standing pre-approval or proof of funds keeps buyers ready when a genuine fit appears.
Comparing price ranges? The under $1.25M page is the top of the standard in-town market, and the under $1.75M page goes deeper into club, mountain, and resort homes. The Heber City guide sets the full valley context. Sit down with the local partner agent to go over recent sales.
Stretch math
One step up
under $1.75M goes further into the high end, with larger Red Ledges homes, better Timber Lakes mountain properties, and larger resort homes. The step buys a bigger club or mountain setting more than extra square feet.
One step down
under $1.25M is the top of the usual in-town market: executive new homes and the best valley views. It has a somewhat faster pace than the club and resort homes on this page.
Either way
Use your price as a first step, then let your must-haves decide. The local partner agent can tell you which price range holds them.
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 under $1.5M falls on the price scale for Heber City
A Heber City home with the typical value of ~$654,200 would be inside Under $1.5M. The long bar runs from the cheapest price page to the most expensive. The page you are reading is the gold part. The marker is where a typical Heber City home value falls.
The pricing tiers
Which Heber City price range fits your budget?
Each Heber City home for sale appears on one of these price pages, and each page has live listings plus notes on that range. The card that is lit is your current page.
Under $750K
The starting pointSee homes under $750KUnder $1M
Two steps downSee homes under $1MUnder $1.25M
One step downSee homes under $1.25MUnder $1.5M
Heber CityUnder $1.75M
One step upSee homes under $1.75MUnder $2M
Two steps upSee homes under $2MOver $2M
The top of the marketSee homes over $2MOr set your own filters
Use the map to search Heber City your wayChoose your own price range, bedrooms, bathrooms and home type, and watch the matches appear on the map. You can search without making an account.Open the map searchPart 2 of 3
What the money buys
What the money buys, hold, stretch, or step down and the towns next door
What the money buys
Under $1.5M comes in three shapes
The start of the Heber high end is small, and it sorts into three kinds of property. Buyers choose each for a different reason: a club amenity, mountain land, or resort access. Knowing your reason helps you find your way through a market with few listings.
Red Ledges club cottages and homesites
The entry into a gated roughly 2,000-acre golf and club community on a red-rock rise. Membership brings two Jack Nicklaus courses, tennis, an equestrian center, a wellness center, and a ski club with Deer Valley access. Club cottages and homesites are the usual way in at this level.
The downside: a slow search and a club setting with everything in place. The payoff: a one-of-a-kind community property.
Larger Timber Lakes mountain homes
Cabins and larger mountain homes on gated forested lots up Lake Creek, east of town and outside city limits. The lots sit between roughly 7,000 and 8,500 feet. Homes use septic and special-district water, and some parcels heat with propane. Every purchase turns on careful checks: water source, sewer type, fuel delivery, and winter access.
The cost: real winter planning and a careful check of water, septic and roads. What it buys: forested acreage and mountain elevation.
Jordanelle-side resort home entry
The lowest-priced range of 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 Heber City addresses but sit outside city limits, more than 8 miles from downtown. They work as resort homes, not in-town homes.
The catch: a long drive to Main Street. The upside: ski access and resort-community amenities.
Few homes are for sale at the start of the high end, and they sell slowly, so a given week may show only a handful of listings in each kind. The live grid below reveals which homes are listed this week.
Hold, stretch, or step down
What each price range buys
The ranges next to this one hold different kinds of homes, not larger or smaller copies. Here is what shifts, by list price, as you climb into the high end. The page you have open is the middle column.
| Comparison point | Under $1.25M | Under $1.5M This page | Under $1.75M |
|---|---|---|---|
| Typical home shape | Executive new homes with valley views, plus Jordanelle-area entry homes | Club cottages at Red Ledges, larger Timber Lakes homes, resort residences | Bigger Red Ledges homes, better mountain estates, larger resort homes |
| What you usually give up | Club-community access and a mountain or resort setting | More to spend on a bigger club or mountain setting | A bigger budget to reach a larger estate or a marquee resort address |
| What you usually gain | Executive finishes and top valley panoramas | Club amenities, acreage in the mountains, and resort-area living | A bigger club or mountain setting and larger resort homes |
| Where homes tend to be | Top east-side view addresses and the best Crossings plans | Red Ledges cottages, bigger Timber Lakes homes, the Jordanelle area | Bigger Red Ledges homes, better Timber Lakes estates, top resort homes |
| How the competition feels | Patient, priced by recent sales | Slow, picky, found by watching | Even slower, found by watching |
Use your price as a first step. The home you want at the high end comes down to the club, the land, or the resort access. Reach out to the local partner agent to learn which price range matches.
The towns next door
What does under $1.5M buy in the towns next door?
Several towns around Heber City have price pages like these. See where under $1.5M falls in the four nearest, and open the page that matches in each.
On this chart the gold line shows the cap, Under $1.5M.
Each figure is the one shown on the town's own price page, with its source named there. The drive times are from the Utah drive times tool.
Part 3 of 3
Steps for buying high-end
A four-step play
A four-step play
How to move at the entry to the high end
The entry to the Heber high end rewards patience and a careful read over speed. With fewer homes for sale and few close matches, the work is watching the market and knowing value when it lists.
Prepare proof of funds or a pre-approval letter in advance
At the high end, sellers expect a serious, ready buyer. A current pre-approval letter or proof of funds shows you are serious when a real fit comes along.
Say what the property must give you
A club amenity, a mountain lot with acreage, or a ski-access address. Buyers at this level choose a home for one or two features. Say them out loud, and a long search stays on track.
Get on first-look alerts
High-end Heber homes come up rarely, so you find them by watching. First-look alerts tell you about a rare fit the day it appears, not after the weekend.
Walk the homes with someone who knows what sold nearby
Few similar homes have sold at the high end, so judging value is the whole task. Ask what the club setting, the mountain acreage, or the resort address really supports. My guides on the buying process and the art of the offer go through the rest.
Client reviews
What a past client said
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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
Under $1.5M in Heber City, answered
This is the entry to the high end. One kind is Red Ledges club cottages and homesites in a gated golf and club community. Another is larger 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 the lowest-priced resort homes in the Deer Valley East Village area near the new gondola base. These are custom and resort homes, not bigger in-town homes. Few are for sale at once, so check the live listings above for what is on the market today.
I drew these price ranges from what is listed in Heber City, so they track how buyers look around the valley. Under $1.5M is where the high end begins, where club amenities, mountain land, and resort access set the price and few similar homes have sold.
Yes. The under $1.25M page is the top of the usual in-town market: executive new homes and the best valley views, with a somewhat faster pace than this page.
Often a while, and that is normal for the high end, not a warning sign. Few buyers compete, and each property stands on its own.
Yes. Club cottages in Red Ledges and the better 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, plus a clear idea of the one or two features that define the property: club setting, mountain acreage, or resort access. At the high end, patience and a careful look at recent sales count far more than speed.
Talk to Scott
Shopping the entry to the high end, where the right property is found by watching?
The entry to the Heber high end is thin, patient, and distinct. The local partner agent can follow the market with you and study recent sales before you offer, in Red Ledges, Timber Lakes, or around the Jordanelle.
How it works in Heber City
- I check what sold close byPass along any Heber City home you like. The partner agent and I look at the nearest sales, then I tell you what to question before you offer.
- An agent who knows Red Ledges and Timber LakesI introduce you to a partner agent I trust in the Heber Valley, for the showings, your offer, and the close.
- A lender's eye, tooI am licensed in both real estate and lending. On any one purchase I take one role. If you choose me as your lender, I can say up front whether a home may be tough to finance.
- Answers inside a business dayReach me by call or text about any home on this page, and expect an answer 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.