bds
|
ba
|
sqft
ac lot
|
car garage
|
|
Homes Under $500,000 in Heber City, Utah
Heber City sits in a high mountain valley at about 5,600 feet, ringed by the Wasatch Back on one side and the Uinta foothills on the other. Twenty minutes from Park City, forty-five from Salt Lake, and a short drive to Deer Creek and Jordanelle reservoirs, it has shifted from a quiet ranching town to one of the fastest-growing communities in Utah. That growth has pushed prices up sharply — the valley's median single-family price now sits well above $750K, which makes the sub-$500K bracket a tight, fast-moving slice of the market. Most of what shows up here are townhomes and condos in developments along Mill Road, near the Heber Valley Hospital, and in the newer attached-product communities going in off Highway 40.
Detached homes under $500K do come up — usually older ramblers in the original Heber grid, smaller properties in Lake Creek, or fixer-uppers on modest lots — but they tend to go under contract within days. Buyers in this range are often locals priced out of Park City, remote workers moving up from the Wasatch Front, and second-home shoppers who want reservoir and ski access without the Summit County tax base. Wasatch County property taxes run roughly 0.55%-0.65%, and HOA dues on attached homes typically land between $200 and $450 a month. Browse the active listings below to see what's currently available in Heber City under $500,000.
May 2026 · Heber City market
Live from the Utah MLS — what's actually happening in Heber City right now.
Median sale
$954,800
46 closed in May 2026
Median DOM
19 days
listing → contract
Sale-to-list
98.0%
of final list price
Unsold inventory
530
active + pending
100 matching · page 1 of 5
Active listings
Prefer the map?
See all 100 homes under $500k on a map
Pan around Heber City and refine by drawing your own boundary.
Common questions
About homes under $500k in Heber City.
What kind of home can I actually get in Heber City under $500K? ▾
Realistically, the sub-$500K bracket in Heber is mostly townhomes, condos, and smaller patio homes in developments like Red Ledges' attached product, Lake Creek Village, or the townhome communities off Highway 40. Single-family detached homes under $500K are rare and usually older 1970s–90s builds on smaller in-town lots near Main Street or Center Street. Move-in condition at this price point goes quickly.
Why has it gotten so hard to find homes under $500K in Heber Valley? ▾
Heber has been one of the fastest-growing micropolitan areas in the country for several years, driven by Park City spillover, remote workers, and second-home buyers. Median single-family prices crossed $800K around 2022 and haven't really come back down. The sub-$500K segment now skews heavily toward attached housing because that's what new construction at this price actually pencils.
Are there any newer construction options in this price range? ▾
Yes — builders in projects like Brookside, Mill Road, and parts of Jordanelle Ridge have released townhomes and stacked flats that start in the upper $300s to mid $400s. Floor plans are typically 2–3 bedrooms and 1,200–1,800 square feet. Detached new construction in Heber under $500K is essentially nonexistent right now.
What are HOA fees like on attached homes in this bracket? ▾
Expect monthly HOA dues between $200 and $450 for most Heber townhomes and condos, with resort-adjacent communities near Jordanelle running higher. Dues usually cover exterior maintenance, snow removal (a real expense at 5,600 feet of elevation), landscaping, and sometimes water. Always ask for the HOA financials and reserve study before writing an offer.
Can I use these homes as short-term rentals? ▾
It depends entirely on the specific subdivision and whether the property sits inside Heber City limits or in unincorporated Wasatch County. Heber City itself restricts nightly rentals in most residential zones, while certain Jordanelle-area developments are platted specifically for nightly rental use. Verify with the HOA and the municipality in writing before assuming any rental income.
How far is the commute to Park City or Salt Lake from a Heber home? ▾
Park City is about 20 minutes over Jordanelle via US-40, and downtown Salt Lake runs roughly 50–60 minutes through Parley's Canyon depending on weather and ski traffic. The Salt Lake airport is typically a one-hour drive. Winter storms over the passes can add significant time, which is worth factoring in if you'll commute daily.