Live Highland listings, filtered
Single-story homes in Highland
Every home listed as one story on the Highland market, fed straight from the MLS and sorted newest first, with a clear read on what one level really means on a bench zoned for big lots.
This page's filter
- Filter
- Single-story / rambler
- Area
- Highland, UT
- Sort
- Newest first
- Feed
- Wasatch Front Regional MLS, live
Want it narrower? Tell me your exact spec.
Newest first
The newest single-story listings
Fed straight from the local MLS and filtered to homes listed as one story: new Highland listings appear here as they list, and sold homes drop off. The read on what one level really means here, and what the lot does to the price, is just below.
Buying here
Look for the stairs in the floor plan.
A Highland rambler usually has stairs down to a basement, finished or not. So the real living space can run well past the main floor. Tell me your must-haves, and my Highland partner agent can flag the next one.
Selling here
Selling a single-story home in Highland?
One-floor homes are less common here than two-story customs, so yours stands out. List it with my Highland partner agent. Your home gets featured on MovingUtah.
See every Highland listing on the map, with list view and filters. No account needed.
Listing information comes from the local MLS and is deemed reliable but not guaranteed.
The local read
What single-story homes mean in Highland
On a Utah listing sheet the word for a single-story home is rambler, what the rest of the country calls a ranch. In Highland that single level almost always sits on a big lot, because the city zones nearly everything for large parcels by law. The three residential zones, R-1-40, R-1-30 and R-1-20, keep lots at about a half acre to an acre, and only a few planned developments hold smaller lots. So a rambler here is usually a one-level footprint spread across a half-acre-to-acre bench lot, not a compact ranch on a small pad.
Here is the catch worth knowing, and it is the opposite of a warm-weather slab market. This is a high bench in north Utah County, the winters are real, and basements are the norm. That means a home listed as one story in Highland almost always sits over a full basement, with the bedrooms and living on the main level and finished or unfinished space below. On the sloped foothill lots toward American Fork Canyon that lower level is often a walkout or daylight basement that opens to grade. So one story here means one main level with a staircase down, not the whole house on a slab. Read the stories field and the floor plan rather than assume from the front photo.
The other Highland-specific thing is that you price the landscape, not just the house. A one-level rambler on an acre comes with an acre of yard, and big lots here ride on a separate pressurized-irrigation system billed as its own seasonal line item, separate from the culinary water that comes from the city's deep wells. That second water line, plus about 74 inches of bench snow a year on a wide driveway and walks, is a real part of the monthly math on a single level that spreads out. The acreage page goes deep on the lot-and-water side, and it is the natural next stop from here.
Single-level living is not called out by name across Highland the way it is in a tract subdivision, so a true rambler can take patience in a market this size. Whole-home prices cover the full Highland range, where the U.S. Census puts the typical home value at about $928,300 and estate properties run well past it. Earlier in the process than show me listings? Start with the Highland guide for the whole picture, compare against two-story homes for space per dollar, and when a home below looks right, that is the moment to reach out.
What counts as single-story here
-
Rambler over a basement: the common Highland build. One main level with the bedrooms and living up top and finished or unfinished space below grade, usually on a half-acre-to-acre lot. The staircase is real, so plan for it.
-
True single-level: the whole house on one floor with no stairs down. It exists here, but on a bench where basements are standard it is the exception, not the rule, so verify the stories field before you fall for the photo.
-
Walkout / daylight basement: on the sloped east-bench and foothill lots toward American Fork Canyon the lower level can open to grade with full windows, so a one-story listing can still live like two floors of usable space.
-
Bench custom on an acre: some of Highland's one-level homes are custom builds on estate lots near the canyon mouth or the west bench, with the main living designed to stay on a single floor. These trade up into the luxury end fast.
The local map
Where the single-story homes actually are
Highland zones nearly everything residential and large-lot, so single-level homes turn up across the bench rather than in one tract. Still, the city reads as four settings, and ramblers surface differently in each. Here is where to look, by position on the bench.
The south and west sides
Established large-lot streets on the south and west sides, near the Dry Creek gulch, with named areas like Hidden Oaks and Mercer Hollow. Slope here means a one-level main floor often sits over a walkout basement, with trail access and a foothill backdrop out the back. These lots sit inside the city's fireworks-restricted wildland zone, the honest tell of the canyon edge.
The west bench
Big-lot streets on the W and NW side, including the Beacon Hills area, with valley and Utah Lake views down the bench and the shortest run to I-15 via SR-92. This is also where the city's pressurized-irrigation metering rollout started in summer 2023, so a single level on an acre here is very much a price-the-landscape purchase.
Around Alpine Country Club
Despite the name, the private Alpine Country Club sits in the middle of Highland, just east of the Town Center, a William Neff design that opened in 1959. The estate streets around it hold large-lot homes, and where the main living is designed to stay on one floor, those ramblers run toward the higher end of the market.
Highland Town Center
The main commercial and mixed-residential area around 11000 North and Alpine Highway, and the most walkable part of the city on purpose. The recent Crestview Ridge and Crestview Point townhomes here are the low end, so a detached single-level in this pocket is rarer, but it puts you closest to the one node of errands and the Murdock Trail.
Across the established bench
Most of Highland is decades of established half-acre-to-acre detached streets that do not carry a marketing name, built out from a farm bench after the city incorporated in 1977. Ramblers from several eras are scattered through these blocks, so the live grid above, not any one neighborhood, is the real map of what is one level right now.
Before you tour: what to actually check
Stories field vs. photos: a single-level main floor over a walkout can read as two stories from the downhill side, and a bigger build can hide a second level from the street. Check the listing's stories count and the floor plan, not just the front shot.
Basement or not: almost a given on this bench, so confirm whether the square footage is all on the main level or includes a finished or unfinished lower floor, and whether that lower level is a walkout.
Price the landscape: a one-level home on an acre comes with an acre of yard. Ask about the pressurized-irrigation line, where metering stands on that street, and what the seasonal water bill has run, because it changes the monthly math.
Snow and the driveway: the bench gets real winter, about 74 inches a year nearby. A single level that spreads out means more roof, driveway and walks to clear, so budget the maintenance.
Entry and thresholds: if a level, no-step entry matters to you, look at the porch, the garage step and the doorways in person rather than guessing from the listing, since a rambler over a basement still has a staircase inside.
Inside Highland, or a neighbor: portals lump in Alpine, Cedar Hills and American Fork. Filter to Highland and confirm the actual address, since the zone, the water system and even the school path differ across that line.
Want the single-story shortlist without the homework?
Tell me your budget, the part of Highland you like, whether it is the canyon-side bench or the valley-view west side, and whether you need a true zero-step entry or simply everything on the main floor over a basement. I will connect you with a trusted Highland-area partner agent for the on-the-ground work and stay on the file for the homework and the financing. You get a local who knows the streets and a second set of eyes who answers to you, with straight talk about what the lot and the irrigation water do to the number.
Quick answers
Single-story shopping, answered
On a Utah listing sheet the word you will see is rambler, the local name for a single-story home, what other markets call a ranch. It means the main living space sits on one level. The Highland detail worth knowing is that the city zones nearly everything for large lots, so a rambler here usually spreads across a half-acre-to-acre parcel, and because basements are the norm on this bench it almost always sits over a full basement. That means one main level with a staircase down rather than the whole house on a slab. Read the listing for the lower level and I am happy to read it with you.
Almost always, yes. This is a high bench in north Utah County with real winters, so foundations go down deep anyway and basements are standard. On the sloped east-bench and foothill lots toward American Fork Canyon that basement is often a walkout that opens to grade with full windows. If you want a true one-level home with no stairs at all, tell me and I will have the local agent filter for it, because on this bench it is the exception rather than the rule.
It is the lot more than the level. Most of Highland is zoned for large lots, so its three residential zones keep lots at about a half acre to an acre, and the U.S. Census puts the typical home value in the city at about $928,300, with estate properties well past that. A rambler here comes with a big bench lot, close Mount Timpanogos and Wasatch views to the east or valley views to the southwest, and a separate irrigation-water line for the yard. You are buying the landscape as much as the house.
Two things, and both are about the land. First, the yard. A one-level home on an acre comes with an acre to landscape and water, and Highland runs a separate pressurized-irrigation system for yards, billed seasonally, that is moving from flat-rate toward metered billing, which starts in spring 2027, so price the landscape, not just the house. Second, the snow. The bench gets real winter, and a single level that spreads out means more driveway and walks to clear. The acreage page covers the lot-and-water side in full.
There is no single tract, because the city zones nearly everything large-lot and residential. Ramblers surface across the established bench, on the south and west side streets like Hidden Oaks and Mercer Hollow, in Beacon Hills with their valley views, and on the estate streets around the private Alpine Country Club. The Town Center holds the townhomes rather than detached ramblers. The live listings above are the honest count on any given week.
Tell me the budget, the part of Highland you like, and whether you want a true zero-step entry or just one main level over a basement, and I will connect you with a Highland-area partner agent and flag matching listings as they go live. In a low-turnover city of estate lots the good one-level homes are not always on the board, so a standing search beats refreshing the page. I stay on for the financing side so the homework is handled when the right rambler shows up.