Pros and Cons of living in Highland, Utah

Highland, Utah is a residential city in northern Utah County, about 30 miles south of Salt Lake City, bordered by Alpine, American Fork, Cedar Hills, Lehi and Draper. It had 19,348 residents at the 2020 Census, up nearly 25% from 2010, and it is known for larger lots, mountain views and quick access to American Fork Canyon. Buyers who want to see what is on the market can browse Highland homes for sale.

Highland also comes with clear trade-offs: high prices, few stores inside city limits and a drive to the freeway. This guide covers both sides, from home prices and commutes to schools, parks and canyon access.

Highland at a Glance

• County: Utah County, part of the Provo-Orem metro area
• Population: 19,348 at the 2020 Census
• Elevation: about 4,876 feet
• Size: about 8.6 square miles
• History: settled by homesteaders in the 1870s and named by Scottish immigrants who felt the area resembled the Scottish Highlands; incorporated in 1977
• Main road: SR-92 (Timpanogos Highway), which connects to I-15 in Lehi and runs east to American Fork Canyon

Who Highland Is Best For

• Buyers who want space: larger single-family lots and few apartments
• Tech workers commuting to Lehi's Silicon Slopes employers or to Draper
• Hikers, mountain bikers and anglers who want American Fork Canyon close to home
• Golfers, with several courses in and around the city

Highland is a weaker fit for buyers looking for starter homes, for anyone who wants to walk to shops and restaurants, and for commuters who need to be on I-15 within a few minutes.

Highland Home Prices: What Buyers Should Know

Highland is one of the higher-priced cities in Utah County. The median asking price for homes currently for sale, updated automatically from MLS data, is $1,368,999. Only a small number of homes sell each month, so monthly medians move around more than in larger cities.

Most of the city is detached single-family homes, many on larger lots than are typical in neighboring cities, with some newer townhome and carriage-home communities. Some of the most active subdivisions in recent years include Ridgeview, Beacon Hills and Dry Creek. Buyers shopping the top of the market can browse luxury homes in Highland, and buyers who want room for animals or a large garden can look at Highland homes with acreage.

Why online estimates miss the mark here

Utah is a non-disclosure state, so sale prices are not public record and automated estimates have to guess. With few sales each month and homes that vary widely in lot size, finish level and views, Highland is one of the harder markets for an algorithm to price accurately.

The Commute Reality

When the commute works

Highland sits close to the Lehi tech corridor, where employers such as Adobe have large campuses, and Draper is just over the county line. For those jobs, the commute can be short. Downtown Salt Lake City is about 30 miles north, and Provo is to the south down I-15.

When it doesn't

Highland has no freeway exit of its own. Most residents reach I-15 by driving west on SR-92 through Lehi or by heading south through American Fork, and SR-92 backs up at rush hour with traffic from Highland, Alpine and Cedar Hills. Depending on where in the city a home sits, the drive to the freeway alone can take 10 to 15 minutes at busy times. Public transit is limited, so a car is a necessity.

Schools in Highland

Highland is currently in the Alpine School District, and Lone Peak High School is located in the city. The district is changing: after a 2024 vote, Alpine School District is splitting into three districts, scheduled to begin operating in the 2027–28 school year. Highland will be part of a new district with Alpine, American Fork, Cedar Hills, Lehi and the Utah County portion of Draper.

Because the split may bring new boundaries and policies, buyers should confirm the assigned elementary, junior high and high school for a specific address, and keep an eye on announcements from the new district.

American Fork Canyon: Highland's Backyard

Highland's best feature for many residents is how close it is to American Fork Canyon, reached by heading east on SR-92. Timpanogos Cave National Monument sits near the canyon mouth, with a steep paved trail leading to seasonal ranger-guided cave tours. Farther up, Tibble Fork Reservoir is popular for paddling and fishing, and trailheads lead into the high country around Mount Timpanogos.

The Alpine Loop road continues over the mountain to Sundance and Provo Canyon, with some of the best fall colors in the state. The upper road closes in winter, so in snowy months Sundance is reached by way of Provo Canyon instead.

Parks and Golf

Highland has a well-used park system. Heritage Park, near the center of the city, has open lawns, mature shade trees, a pavilion and nearby ball fields. Highland Glen Park, in the river-bottom area, has a pond for paddleboarding and kayaking, walking paths and mountain bike trails.

Golfers have several choices close by: Alpine Country Club, the Cedar Hills Golf Course in neighboring Cedar Hills, and Fox Hollow Golf Course on the American Fork side. For more ideas, see these things to do in Highland.

Safety and Everyday Feel

Highland is almost entirely residential, with quiet streets, large yards and very little nightlife or heavy commercial activity, which shapes its low-key feel. Highland and Alpine share fire and ambulance service through the Lone Peak Fire District, which also covers parts of American Fork Canyon. As with any city, buyers who want specifics can request recent incident data from the police agency serving Highland and compare the streets they are considering.

Weather in Highland

At about 4,876 feet and tucked against the mountains at the north end of Utah Valley, Highland has four full seasons: warm, dry summers, cold winters with regular snow and some of the best fall color in the area along the canyon roads. Winter inversions can bring hazy days to Utah Valley, so buyers with respiratory concerns should plan for a few poor-air days each winter.

Shopping, Dining and Daily Errands

Highland has a small commercial area with grocery shopping, banks and a handful of restaurants, but it is mostly residential by design. For big-box stores, malls and a wider choice of restaurants, residents drive to Lehi or American Fork, which are both close. Highland is not a walkable city; nearly every errand involves a car.

The Real Trade-Off

What buyers get:

• Larger lots, mountain views and a quiet, residential setting
• Quick access to American Fork Canyon, Timpanogos Cave and Tibble Fork
• A short drive to the Lehi tech corridor

What buyers give up:

• Affordability, since Highland prices are among the highest in Utah County
• Shopping and dining inside the city
• Fast freeway access, with SR-92 congestion at rush hour

A Simple Scorecard for Deciding if Highland Fits

1. Is the budget comfortable for a higher-priced market?

Highland has few entry-level options, so a realistic budget matters before touring.

2. Where is the daily commute?

Lehi and Draper are easy. Daily trips to downtown Salt Lake City or Provo take more time.

3. Will the household use the canyon?

If hiking, biking and fishing are regular habits, Highland's location is a real advantage.

4. Does a larger yard fit the household's time and water budget?

Large lots need regular upkeep and irrigation.

5. How much does the school district change matter?

Plan on confirming school assignments as the new district takes shape.

Common Mistakes Buyers Make Before Moving to Highland

• Testing the commute on a weekend instead of during weekday rush hour on SR-92.
• Underestimating yard costs, including water, landscaping and snow removal on large lots.
• Assuming school assignments will stay the same through the Alpine School District split.
• Skipping HOA and CC&R reviews in subdivisions with rules on outbuildings, fencing or animals.
• Relying on an online estimate in a market with few comparable sales.
• Not comparing neighboring cities like Alpine, Cedar Hills and American Fork before deciding.

Is Highland, Utah a Good Place to Live?

Highland works well for:

• Buyers who want space, views and a quiet residential setting
• Lehi and Draper tech commuters
• Anyone who wants American Fork Canyon close by

Highland is less ideal for:

• First-time buyers on a tight budget
• Anyone who wants walkable shopping and dining
• Commuters who need immediate freeway access

Bottom Line

Highland trades convenience and price for space, views and canyon access. Buyers who value a larger lot and time in the mountains, and who can work around SR-92 traffic, tend to be happy here. For comparison, look at neighboring Alpine and American Fork before deciding.