Live Highland listings, filtered
Two-story homes in Highland.
Every home listed as two stories on the Highland market, fed straight from the MLS and sorted newest first, with a clear read on why two-story is the volume form for the bigger homes on Highland's large lots.
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Newest first
The newest two-story listings.
Fed straight from the local MLS and filtered to homes listed as two stories: new Highland listings appear here as they list, and sold homes drop off. The read on why two-story carries the bigger family homes and custom estates here is just below.
Buying here
Count the levels, not just the stories.
A Highland two-story often adds a full basement below the two floors above grade, so it can run three usable levels on one lot. Tell me your space needs and I will have the Highland-area partner agent I work with flag the next match and walk the floor plan with you.
Selling here
Selling a two-story home in Highland?
That stacked layout is the common form for Highland's bigger custom homes, and buyers on this page are searching for it directly. List with the Highland-area partner agent I connect you with and get featured on the page they are reading.
Listing information comes from the local MLS and is deemed reliable but not guaranteed.
The local read
What two-story homes mean in Highland.
Two-story is the volume form for Highland's bigger homes. When a family wants real square footage on a bench where the lots are large by law, the house tends to go up rather than sprawl, and most of the larger detached homes and custom estates across the city are two stories over a basement. That stacking is the space-per-dollar play: the same footprint carries more finished living than a single level, and the roof and foundation only have to span the smaller footprint underneath.
Then there is the Highland twist on the math. Because basements are the norm on this high bench, a two-story home here is very often three usable levels: a main floor, a full upper floor of bedrooms, and a finished or unfinished basement below, with that lower level opening to grade as a walkout on the sloped east-bench and foothill lots. So when you read two stories on a Highland listing, picture the basement underneath it and ask how the lowest level is finished, because that is where a lot of the real living space hides.
Two-story is also where Highland's custom-estate market lives. The city zones nearly everything for half-acre-to-acre lots, with no small-lot single-family zone at all, and many of the larger two-story homes are customs near the mouth of American Fork Canyon, on the estate streets around the private Alpine Country Club, or on view lots on the west bench. Close Mount Timpanogos and Wasatch views to the east, valley and Utah Lake views to the southwest, and the lot itself all push these up into the luxury tier, where the typical Highland home is already valued right around a million dollars and estate properties run well past it.
If a single floor is what you are really after, the trade is steps for sprawl, and the single-story page is the place to start. Either way, remember that the lot does as much to the price as the house here: an acre of yard rides on a separate pressurized-irrigation line, so you price the landscape, not just the house, and the acreage page covers that side. Earlier in the process than show me listings? The Highland guide has the whole picture, and when a home below reads right, that is the moment to reach out.
What counts as two-story here
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Two-story over a basement: the common Highland build. A main floor and a full upper floor of bedrooms, with a finished or unfinished basement below, so the house often lives like three usable levels on a large bench lot.
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Walkout three-level: on the sloped east-bench and foothill lots toward the canyon, the basement opens to grade with full windows, so a two-story listing can give you a true daylight lower level instead of a dark one.
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Custom estate two-story: many of Highland's larger two-story homes are customs near the canyon mouth, around Alpine Country Club, or on west-bench view lots. Square footage, views, and the acre underneath push these into the luxury tier.
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Read the level mix: two stories on the sheet can mean very different things once the basement and any bonus space are counted. Check how each level is finished, not just the headline story count.
The local map
Where the two-story homes actually are.
Two-story is the most common detached form across Highland, so it turns up on nearly every street. The city still reads as four settings, and what a two-story means changes with the position on the bench. Here is where to look.
The east bench / canyon side
Established large-lot streets toward the mouth of American Fork Canyon and the Dry Creek drainage, with named areas like Hidden Oaks, Dry Creek Highland and Mercer Hollow. Slope here turns a two-story into a true three-level walkout on many lots, with trail access and a foothill backdrop out the back. These streets 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 View Pointe and Beacon Hills areas, where a two-story upper floor buys the valley and Utah Lake views down the bench. This side has the shortest run to I-15 via SR-92, and it is where the city's pressurized-irrigation metering rollout began in summer 2023, so the yard is part of the price.
Around Alpine Country Club
The private Alpine Country Club sits inside Highland at the base of the canyon, an 18-hole par-72 course from the late 1950s. The estate streets around it carry large custom two-story homes, and this is one of the pockets where the form runs deepest into the higher end of the market.
Highland Town Center
The single commercial and mixed-residential node around 11000 North and Alpine Highway, the most walkable part of the city. The recent Crestview Ridge and Crestview Point townhomes here are the entry tier and read as attached two-level living, so a detached two-story in this pocket is rarer but puts you closest to errands and the Murdock Trail.
Across the established bench
Most of Highland is decades of established half-acre-to-acre detached streets without a marketing name, built out from a farm bench after the city incorporated in 1977. Two-story homes from several eras fill these blocks, so the live grid above, not any one neighborhood, is the real map of what is on the market right now.
Before you tour: what to actually check
Count the levels, not the stories: two stories on the sheet usually sits over a basement here, so confirm whether that lower level is finished, unfinished, or a walkout, because it can change the usable square footage by a whole floor.
Walkout vs. standard basement: on a sloped east-bench or foothill lot, see whether the lowest level opens to grade with full windows or sits dark below. It changes the light and the use of that third level entirely.
Era and systems: Highland built across many decades, so date the roof, furnace, and finishes. An older two-story on a great lot can be a strong buy, but know whether a remodel was documented or just cosmetic.
Price the landscape: the bigger the home, often the bigger the lot. Ask about the pressurized-irrigation line, where metering stands on that street, and what the seasonal water bill has run on the yard.
Views and what can block them: much of the two-story premium is the upper-floor view. On a substantially built-out bench most sightlines are settled, but confirm what is platted nearby before you pay for a vista.
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 the school path differ across that line.
Want the two-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 how many real levels of living you need once the basement is counted. 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, the views, and the irrigation water do to the number.
Selling a two-story home in Highland? The buyers reading this page want exactly that. List it with the Highland-area partner agent I connect you with, and your home gets featured across MovingUtah, on the pages they are already reading.
Quick answers
Two-story shopping, answered.
It is the space-per-dollar form. Highland zones nearly everything for large lots, but when a family wants real square footage the house tends to go up rather than sprawl, because a stacked footprint carries more finished living and the roof and foundation only span the smaller floor underneath. So most of the larger detached homes and custom estates across the bench are two stories, usually over a basement.
Very often, yes. Basements are the norm on this high bench, so a two-story here is frequently three usable levels: a main floor, a full upper floor of bedrooms, and a finished or unfinished basement below. On the sloped east-bench and foothill lots toward American Fork Canyon that lowest level is often a walkout that opens to grade. Ask how the basement is finished, because that is where a lot of the real living space hides.
It depends on what you are buying. A two-story stacks more finished square footage onto a smaller footprint, which often means more house per dollar and a smaller roof to maintain. A single-level rambler trades that for one-floor living and spreads across more of the lot. Both sit over basements here, so the real question is how many levels of stairs you want. The single-story page lays out the one-level side.
Mostly on the east bench toward the mouth of American Fork Canyon, in named areas like Hidden Oaks, Dry Creek Highland and Mercer Hollow, on the estate streets around the private Alpine Country Club, and on view lots on the west bench around View Pointe and Beacon Hills. Square footage, close Timpanogos and Wasatch views, and the acre underneath push these into the higher end. The luxury page covers the estate tier.
The yard. A larger two-story usually sits on a larger lot, and big lots in Highland ride on a separate pressurized-irrigation system for the landscaping, billed seasonally as its own line item, that is moving from flat-rate toward metered billing around 2027. Add real bench winters, on the order of seventy inches of snow a year nearby, and the driveway and walks to clear. In Highland you price the landscape, not just the house, which the acreage page walks through.
Tell me the budget, the part of Highland you like, and how many real levels you need once the basement is counted, and I will connect you with a Highland-area partner agent and flag matching listings as they go live. This is a low-turnover city, so even the most common form is not always on the board, and a standing search beats refreshing the page. I stay on for the financing side so the homework is handled when the right home shows up.