What's Your Cottonwood Heights Home Worth?
Get a free, no-obligation valuation of your Cottonwood Heights home from a local expert — not an automated guess. We price it against the homes actually selling in your neighborhood right now.
- Comparable sales from your part of Cottonwood Heights
- A price range and a strategy for your timeline
- A short call, video or in-person visit
- No obligation, no listing pressure
Request your Cottonwood Heights home valuation
A local agent reviews it personally and sends your number — usually same day.
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Cottonwood Heights home values right now
What Cottonwood Heights homes are actually selling for
The quickest way to sanity-check any number you've seen for your house is to look at what the market is doing now. These figures come from closed sales in the MLS and refresh automatically.
18 residential sales closed in October 2026. Typical asking price today: $874,900. 93 homes for sale. Year-over-year compares October 2026 with the same month last year.
Are Cottonwood Heights home prices dropping?
The median sale price is down about 8.2% from the same month a year ago. One month's median moves with whichever homes happened to sell, so read it as a direction, not a precise change for your home. Buyers have more choice than they did, so pricing correctly from the first day matters more than it used to. Homes that start too high tend to take a reduction later.
Is Cottonwood Heights a buyer's or seller's market?
With about 5.2 months of supply, the market is roughly balanced. Under about four months usually favors sellers; over six favors buyers. Homes are closing at about 97.0% of list price, so buyers are negotiating harder than they were. The citywide number hides a lot. A move-in-ready home in a popular neighborhood can still draw quick offers while a dated one nearby waits, and that gap is what a home-by-home analysis is for.
Median sale prices by neighborhood in Cottonwood Heights
| Neighborhood | Median sale price | Homes sold | For sale now |
|---|---|---|---|
| Cottonwood | $745,000 | 141 | 43 |
| Greenfield Village | $655,000 | 10 | 1 |
| Riviera Heights | $736,000 | 10 | 4 |
| Mill Hollow | $1,101,000 | 7 | 0 |
| Lazy Bar | $725,000 | 7 | 0 |
| Hillsborough Estates | $878,000 | 6 | 0 |
| Southland Terrace | $740,000 | 5 | 0 |
| Cherry Hill | $610,000 | 5 | 1 |
| Brighton Hills | $894,000 | 5 | 1 |
Closed residential sales over the last 12 months, from the MLS. Neighborhoods with fewer than five sales aren't shown. Area medians are a starting point, not an answer: two homes on the same street can sell far apart once size, lot, layout and condition are counted, and a median moves with whatever mix of homes happened to sell.
Selling a home in Cottonwood Heights
Cottonwood Heights sits between the mouths of Big and Little Cottonwood canyons, and that location drives much of its value. Solitude is about 12 miles up Big Cottonwood from Wasatch Boulevard and Snowbird is about 7 miles up Little Cottonwood, so buyers who ski, hike and climb pay for a short drive to the canyons. They also pay for a quiet residential city with I-215 along its northern edge and an easy reach to jobs across the valley.
It's an established city, not a growing one. The population has dipped slightly since 2020, and most of the city was built out years ago, so most buyers are choosing between existing homes. That makes condition and updates the main thing separating one sale from the next. Homes on the east side with mountain views and quick canyon access usually set the top of the range, and the neighborhood table above shows how wide it runs.
Many homes here carry a "Salt Lake City, UT 84121" mailing address even though they sit inside Cottonwood Heights, and the ZIP code is shared with Holladay. A fair valuation uses sales from inside the city, matched by street and style, rather than everything in the ZIP code. That's what a CMA from a local agent sorts out.
From a person, not an algorithm
What you get with a free Cottonwood Heights home valuation
A real comparative market analysis from a local agent, the same document we'd prepare for a client deciding whether to list.
Comparable sales
Recent closed sales and active listings near you in Cottonwood Heights, pulled from the same MLS data an appraiser will use.
A price range and a strategy
A realistic range with the reasoning behind it, and the trade-off between pricing to sell quickly and testing the top of the range.
A short consult
Phone, video or in person, your pick. A conversation about your timeline and options, with no obligation to list.
The method
How we figure out what your Cottonwood Heights home is worth
A comparative market analysis answers one question: what will a ready buyer pay for this home right now? It's the same way an appraiser will look at your home if the buyer finances the purchase.
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1
Pull the right closed sales
Utah is a non-disclosure state, so sale prices aren't in public records. We start with closed MLS sales, ideally from your own neighborhood in Cottonwood Heights, from the last three to six months, and close to your home in size, age and style. In a slow pocket we look farther out or farther back, and we tell you when we did.
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2
Adjust for what's different
No comparable sale is identical. We adjust each one for living area, basement finish, lot, garage, views, age and updates. A comp with a brand-new kitchen sold for more than a home without one will, and we account for it.
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3
Read the competition
Closed sales show what happened. Active and pending listings show what a buyer will compare you with next weekend, and expired listings show the prices buyers turned down.
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4
Land on a range, then a strategy
You get a realistic price range, a likely sale price and an expected time on market. Then we talk through how to use it, so you know the trade-off before you decide.
Local factors
What moves home values in Cottonwood Heights
National valuation tools treat a square foot the same everywhere. Buyers here don't. These are the details that most often separate two Cottonwood Heights homes that look identical on paper.
Canyon access
Homes close to Wasatch Boulevard and the canyon roads sell to buyers who want to be skiing or on a trail quickly. Within the city, the farther east and the closer to the canyon mouths, the bigger that premium usually gets.
Views and the east bench
Wasatch views, valley views from the higher streets and lots that back to open space all earn a premium. Compare homes with views against each other, not against the city median.
Updates in an older housing stock
Most of the city was built out decades ago. Updated kitchens and baths, newer windows and newer furnaces and AC units set the top of the range, and dated homes are often priced against the cost of bringing them current.
ADUs and basement apartments
Internal ADUs are permitted on lots over 6,000 square feet, and detached ADUs can be approved as a conditional use, with an owner living on the property. ADUs can't be used as short-term rentals, so rentals have to be 30 days or longer. A permitted unit adds value; an unpermitted one is worth less to buyers and appraisers.
Nightly rental rules
Short-term rentals under 30 days are illegal in the city's single-family zones. They're only possible as a conditional use in certain multi-family projects of at least eight units on a private street. A single-family home can't be priced on nightly rental income, even with the ski resorts nearby.
Animal rights on larger lots
Livestock is limited to rural residential zones, on lots of at least 20,000 square feet, at about one horse per 10,000 square feet. A home zoned and set up for animals is rare here, and it sells to a different buyer. See current horse properties.
Schools
Brighton High School, rebuilt in 2022, is the city's public high school, in Canyons School District. Boundaries vary by address, so buyers check them, and we compare your home with sales in the same attendance areas.
Earthquake and wildfire awareness
The Wasatch Fault runs along the east bench, and Utah now maps high-risk wildland-urban interface areas. East-side buyers sometimes ask about both, so know your home's situation before you list.
Know which number you're looking at
Online estimate, CMA or appraisal?
You can get a number for your house in ten seconds from Zillow, Redfin or Realtor.com, and it's a fine place to start. Just know what's behind it. Automated estimates read public records and listing data, and here they often can't see what homes actually sold for. They also can't see your remodeled kitchen, your finished basement or the view from your back patio.
| Online estimate | CMA from a local agent | Appraisal | |
|---|---|---|---|
| Who prepares it | An algorithm | A licensed agent who knows the area | A licensed appraiser |
| What it sees | Public records and listing data | MLS sales, current competition, your home's condition and updates | Closed sales and an inspection of the home |
| Cost | Free | Free | Usually several hundred dollars |
| Turnaround | Instant | Usually within one business day | About a week or more |
| Best for | A rough idea | Deciding whether, when and at what price to sell | A mortgage, refinance, estate or legal matter |
One more number you'll see is the county assessor's market value on your valuation notice. It's set as of January 1 for tax purposes, and a primary residence is taxed on 55% of it because of Utah's 45% residential exemption. It's useful, but it isn't a sale price, so don't price your home from your tax notice.
Before you list
Getting the most for your Cottonwood Heights home
The best return usually comes from the unglamorous work, not a rushed remodel.
- Service the HVAC. Inspectors check heating and cooling first. A recent service record makes buyers more confident.
- Clean up the outside. Trimmed trees, fresh mulch or rock and working sprinklers are a cheap way to improve the first photo.
- Paint and light. Fresh neutral paint and bright bulbs do more for photos and showings than almost anything else at the same cost.
- Fix the small items now. Leaky faucets, cracked tile and worn caulking show up in inspection reports and turn into repair requests.
- Gather your paperwork. HOA documents, any solar agreement, warranties, permits for a finished basement or addition, and records of upgrades answer buyer questions before they turn into negotiation.
- Skip the big remodel. A new kitchen right before listing rarely pays back in full. We'll tell you which updates are worth it for your price range.
Not selling yet? Other good reasons to know your value
Plenty of the valuations we prepare are for owners who aren't listing at all. Knowing what your home would sell for helps when you're:
- • Considering a refinance or HELOC, so you know roughly how much equity you have before a lender orders an appraisal.
- • Deciding whether to sell or rent it out, by putting the likely sale price next to what the home could rent for.
- • Handling an estate, a divorce or a relocation, where everyone needs a realistic number. A court or lender will usually still require a formal appraisal.
- • Planning a move up or down, so you can see what you could afford next before you start shopping.
Cottonwood Heights home value FAQs
How much is my home worth in Cottonwood Heights? +
Are home prices going down in Cottonwood Heights? +
How long does it take to sell a house in Cottonwood Heights? +
Can I rent my Cottonwood Heights home as a nightly rental? +
Why does my Cottonwood Heights address say Salt Lake City? +
Is an online estimate accurate for a Cottonwood Heights home? +
Homes by school in Cottonwood Heights
Buyers often value a home by its attendance area. See what's for sale near Cottonwood Heights schools.
Home values in nearby cities
Ready to know what your Cottonwood Heights home is worth?
A local expert valuation beats any online estimate — and it's free.
Market figures are sourced from the Regional Multiple Listing Service and refreshed regularly; information is deemed reliable but not guaranteed and should be independently verified. A home valuation is an estimate, not an appraisal.