Live Heber City listings, filtered
Heber City homes under $1.75M
Here is every Heber City home for sale under $1.75M, from larger Red Ledges homes to Timber Lakes mountain places, fed straight from the MLS. After the listings, read about each kind of home and how to approach a purchase this high.
This page
- Filter
- Price under $1,750,000
- Area
- Heber City, UT
- Sort
- Priced high to low
- Feed
- Wasatch Front Regional MLS, live
Want it narrower? Tell me your exact spec.
The listings under $1.75M
Listing information comes from the Wasatch Front Regional Multiple Listing Service and is deemed reliable but not guaranteed.
Part 1 of 3
Where Under $1.75M sits
The local read, the median line and the pricing tiers
The local read
Under $1.75M is well into the high end
In shortUnder $1.75M is well into the valley's high end. Larger Red Ledges homes, better Timber Lakes mountain estates, and larger Jordanelle resort homes are in range. The listings come live from the MLS and are sorted high to low.
Compare it with the typical Heber City home, valued at about $654,200 (U.S. Census ACS 2020-2024). Under $1.75M is deep in the high end, a slow market that runs on its own clock. These homes are not bigger copies of the established in-town homes. They are club homes in a gated golf community, mountain estates on forested acreage, and resort homes near a new ski base. Each sells on its own terms.
This budget buys more room in each of the valley's custom worlds. Red Ledges homes move past the entry cottage into larger homes on bigger or better-placed lots. Homes there run from club cottages to custom estates far above this price. This page reaches the larger club homes. The better Timber Lakes mountain estates, on larger forested parcels up Lake Creek, sit here too. So do the larger resort homes in the Deer Valley East Village area. These homes use a Heber City address, but they are outside city limits, over 8 miles from downtown.
This is the patient end of the valley, and recent sales set the price. Few homes are for sale at a time, few similar homes have sold, and each one stands on its own. A home can sit for months at this level. That is the normal pace of the high end and says nothing bad about the home. A standing pre-approval or proof of funds lets you act fast once a real fit appears.
Comparing price ranges? The under $1.5M page is the entry to the high end. The under $2M page reaches the upper high end where the larger estates and marquee resort addresses live. The Heber City guide sets the full valley context. Call the local partner agent to go over recent sales.
Stretch math
One step up
under $2M is the upper high end, with larger Red Ledges estates, the marquee Timber Lakes properties, and better resort addresses. The step buys a more substantial estate and a more established setting.
One step down
under $1.5M is the entry to the high end, with Red Ledges club cottages and the first larger mountain homes. It offers a somewhat faster pace than this page.
Either way
Your price is only a first step, so let the must-haves lead. The local partner agent can match them to the right price range.
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
Under $1.75M against the typical Heber City home
Under $1.75M stretches past the typical Heber City home value, ~$654,200. Read the bar from left to right, from the lowest price page to the highest. The gold segment stands for this page. The marker points to the value of a typical Heber City home.
The pricing tiers
Which Heber City price range fits your budget?
Every home for sale in Heber City is sorted onto one of these pages, and each page holds live listings and notes on its range. The lit card shows the page you are reading.
Under $750K
The starting pointSee homes under $750KUnder $1M
Three steps downSee homes under $1MUnder $1.25M
Two steps downSee homes under $1.25MUnder $1.5M
One step downSee homes under $1.5MUnder $1.75M
Heber CityUnder $2M
One step upSee homes under $2MOver $2M
The top of the marketSee homes over $2MOr set your own filters
Search the whole Heber City map yourselfChoose your price, bedrooms, baths and kind of home, and every match appears on the map. Searching does not require 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 $1.75M comes in three shapes
Homes in the Heber high end fall into three kinds. Each kind appeals for its own reason: a club amenity, mountain land, or resort access. Pick your reason first, and a market with few listings gets easier to follow.
Larger Red Ledges homes
The larger club homes in the gated roughly 2,000-acre golf and club community on its red-rock rise. Members get two Jack Nicklaus courses, tennis, an equestrian center, a wellness center, and a ski club with Deer Valley access. These are larger builds on bigger or better-placed lots than the cottages.
What you accept: a long search and a club setting with everything in place. What you get: a larger one-of-a-kind community property.
Better Timber Lakes mountain estates
Larger mountain homes on gated forested lots up Lake Creek, east of town and outside city limits. The lots range from roughly 7,000 to 8,500 feet in elevation. Homes run on septic and special-district water, and some parcels use propane for heat. Each purchase turns on the water source, the sewer type, fuel delivery, and winter access.
The downside: real winter planning, plus a close check of water, septic and roads. The payoff: a larger estate on forested mountain acreage.
Larger Jordanelle-side resort homes
The larger resort homes 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. Their addresses say Heber City, but they sit outside city limits, over 8 miles from downtown. They are resort homes, not in-town homes.
The cost: a long ride to Main Street. What it buys: ski access and resort-community amenities.
This high up, 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 lists what you can actually buy today.
Hold, stretch, or step down
What each price range buys
Moving up or down a range gets you a different kind of home, not a smaller or larger copy of this one. The rows show what changes with list price as you climb the high end. In this table, your page is the middle column.
| Comparison point | Under $1.5M | Under $1.75M This page | Under $2M |
|---|---|---|---|
| Typical home shape | Cottages in Red Ledges, larger homes in Timber Lakes, resort homes | Red Ledges homes with more room, finer mountain estates, larger resort homes | Bigger Red Ledges estates, marquee mountain homes, top resort addresses |
| What you usually give up | A larger club setting and the better mountain estates | Extra budget for a larger estate or a marquee resort address | The biggest budget short of the market ceiling |
| What you usually gain | Club facilities, mountain acreage, and homes in the resort area | A larger club or mountain setting, with larger resort homes | Bigger estates, marquee settings, and the best resort addresses |
| Typical locations | Red Ledges cottages, larger Timber Lakes homes, Deer Valley East Village | Red Ledges homes with more room, finer Timber Lakes estates, upper resort homes | Big Red Ledges estates, marquee Timber Lakes homes, top resort homes |
| How the competition feels | Slow and quiet, found by watching | Slower still, found by patient watching | The most patient end before the very top |
Treat your price as a starting line. Up here, the right home depends on the club, the land, or the resort access. Ask the partner agent I work with in Heber to find out which price range suits you.
The towns next door
What does under $1.75M buy in the towns next door?
Heber City's neighbors have their own price pages. Below, see how under $1.75M compares in the four towns nearest Heber City, and which page opens in each.
The gold line shows where this page stops, at Under $1.75M.
Every figure shown is taken from that town's own price page, which also gives its source. Drive times are from the Utah drive times tool.
Part 3 of 3
Buying well into the high end
A four-step play
A four-step play
How to move well into the high end
This part of the Heber high end rewards patience and a careful read over speed. With few homes for sale and few close matches, your work is to watch the market and know a fair value when one lists.
Be ready to show proof of funds
Sellers at this level expect a buyer who is serious and ready. A current pre-approval letter or proof of funds keeps your offer believable when a real fit comes up.
Decide what the home needs to offer
A larger club home, a larger mountain estate, or a better resort address. People buy at this level for one or two big features. A named goal keeps a long hunt on track.
Get on first-look alerts
Heber's high-end homes rarely list, so watch for them. With first-look alerts, you hear about a rare fit the day it appears and not days later.
Tour with someone who can price a home from nearby sales
With so few similar sales this high up, judging value is the whole task. What does the club setting, the mountain acreage, or the resort address truly support? To see how a full purchase runs, read the buying process guide, then the guide on the art of the offer.
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
Under $1.75M in Heber City, answered
This is well into the high end. One kind is larger Red Ledges homes in a gated golf and club community. Another is the better Timber Lakes mountain estates on forested acreage between 7,000 and 8,500 feet, with septic and special-district water. The third is the larger resort homes in the Deer Valley East Village area near the new gondola base. These are custom and resort homes, not larger in-town homes. Because few are listed, rely on the live listings above to see what is on the market now.
The price ranges on these pages come from homes actually listed in Heber City, which keeps them close to how people search. Under $1.75M sits deep in the high end, where club amenities, mountain land, and resort access set the price and few similar homes have sold.
Yes. The under $1.5M page is the entry to the high end, with Red Ledges club cottages and the first larger mountain homes. It moves a little faster than this page.
Often months, which is normal at the high end and not a warning. Buyers are few, and every home stands or falls on its own.
Yes. Larger club homes 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, along with a plain idea of the one or two features that define the property: club setting, mountain acreage, or resort access. Up here, patience and a close look at recent sales matter much more than speed.
Talk to Scott
Shopping well into the high end, where the right property is found by watching?
This part of the Heber high end has few homes, moves slowly, and stands apart. The local partner agent can keep watch with you and compare recent sales before you offer, in Red Ledges, Timber Lakes, or the Jordanelle area.
How it works in Heber City
- I compare a home with nearby salesShare a Heber City home that catches your eye. The partner agent and I weigh it against sales close by, then I tell you what to ask before you make an offer.
- A local agent for the showingsI connect you with a partner agent I trust here in the Heber Valley, who handles the tours, the offer, and the 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 tell you early whether a loan on the home may be a struggle.
- My answer comes within a business dayCall or text with a question about any home here, and my answer comes 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.