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Investment Properties for Sale in Highland, Utah
Highland isn't a landlord's first stop in Utah County, and that's exactly why the numbers work differently here than in Provo or Orem. Lot sizes running a third to a full acre, a build-out that skews toward newer construction along Alpine Highway and near Lone Peak High School, and a tight rental supply driven by families who want the Alpine School District but can't yet afford to buy in Highland themselves. That combination pushes monthly rents higher than you'd expect for a bedroom community of under 20,000 people, and it keeps well-kept single-family homes and rare duplex or basement-apartment setups moving fast when they hit the MLS. Investors here are usually buying for long-term hold and appreciation tied to the broader Silicon Slopes job growth in Lehi and American Fork, not for quick cash flow off a five-figure purchase price.
What you're working with in Highland is mostly detached single-family stock, often with a legal or semi-legal basement apartment already plumbed in from the original build — a meaningful advantage over cities where you'd need a remodel to add rental income. Property taxes and HOA structures vary block by block, so pulling the actual numbers on any listing matters more here than in a cookie-cutter subdivision. Winters bring snow load and heating costs to factor into your pro forma, and summer irrigation water (many Highland lots carry secondary water rights) can be a real selling point for tenant retention. Browse the active listings below to see what's currently on the market.
July 2026 · Highland market
Live from the Utah MLS — what's actually happening in Highland right now.
Median sale
$1,599,900
17 closed in July 2026
Median DOM
35 days
listing → contract
Sale-to-list
97.4%
of final list price
Unsold inventory
76
active + pending
6 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Highland.
What kinds of investment properties actually exist in Highland? ▾
Most opportunities here are single-family rentals in established neighborhoods like Highland Oaks, Country French Estates, and the homes north of SR-92 toward Alpine. You'll occasionally see a basement apartment setup or a home with a legal accessory dwelling, but Highland's zoning leans residential with large lots, so true multi-family product is rare. Land holds, fix-and-flips on older Lone Peak-area homes, and long-term rentals make up the bulk of investor activity.
Does Highland allow short-term rentals like Airbnb? ▾
Highland City restricts short-term rentals in residentially zoned areas, and nightly rentals are not a green light here the way they are in Park City or St. George. Most investors run 12-month leases. Always confirm the current ordinance with Highland City before underwriting a property on STR assumptions.
What kind of rent can a Highland single-family home command? ▾
Four-bedroom homes in Highland typically rent in the $2,800–$4,200 range depending on size, finishes, and whether the basement is finished or set up as a separate living space. Demand comes from Silicon Slopes professionals at Adobe, Ancestry, and the Lehi tech corridor about 10 minutes south, plus families wanting Alpine School District without the Alpine price tag.
Are basement apartments legal as rentals in Highland? ▾
Highland permits accessory apartments under specific conditions — owner-occupancy, parking, and permitting through the city are typical requirements. A finished basement with a kitchen isn't automatically a legal rental unit. Verify with Highland's planning department and ask the seller for any accessory apartment permits before you assume two income streams.
How do property taxes and HOAs affect investor returns here? ▾
Utah County property taxes run roughly 0.55%–0.65% of assessed value, but non-primary residences lose the 45% residential exemption, which effectively pushes the rate closer to 1%. That swing is the single biggest underwriting mistake new investors make in Highland. HOA fees vary — some Highland subdivisions have none, others run $40–$150 monthly.
Is Highland a better appreciation play or cash-flow play? ▾
Honestly, appreciation. With median sale prices typically in the high $700s to low $900s and rents capped by what Utah County tenants will pay, cap rates here are tight. Investors usually buy Highland for long-term equity growth tied to Silicon Slopes job expansion, top-ranked Alpine District schools, and limited buildable land between Lone Peak and the Jordan River.