What is a Heber City home worth?
Zillow puts the typical Heber City home at $813,512 in data through July 31, 2026, up 0.3 percent in a year and about 14 percent under its Wasatch County figure of $948,250. Zillow's median sale price ran higher, $1,025,899 for June 2026, and 78.5 percent of July sales closed under list price.
Those numbers blend very different homes. County records show 1800s houses on the old town plat, 2020s homes on lots under a tenth of an acre and Red Ledges homes averaging about 3,240 square feet on three quarter acre lots.
When most sales close under list price, the asking prices nearby tell you little; the closed sales carry the value.
How do Heber City's neighborhoods compare?
Heber City splits into the old town plat, 1990s and 2000s subdivisions on quarter acre lots, Red Ledges on the east side, and 2020s small lot projects such as Jordanelle Ridge in the north. Wasatch County parcel records (current to October 2024) list about 60 recorded subdivision names, and the newest phases are missing from them.
Heber City Survey (old town plat)
The largest recorded plat in the city: about 836 homes in county records, with build years from 1873 to 2022 and an average of 1950. Lots average 0.26 acre and houses about 1,410 square feet. Century old houses and recent infill share the plat, so effective age and remodeling drive the comparison more than the build year.
Red Ledges
A private mountain and golf community of about 1,900 acres on the east side, annexed into Heber City in 2007. County records count about 418 homes averaging 2019, on 0.74 acre lots, near 3,240 square feet. Club membership fees are mandatory, so Weston leans on Red Ledges resales before outside sales.
Jordanelle Ridge
Northern Heber, east of US-40 near the UVU campus, on land the city annexed in 2020. County records show about 117 homes built 2021 to 2023 on lots averaging 0.04 acre, a lot size that points to townhomes, near 1,890 square feet. Plans call for more than 6,000 homes at build out, so new phases compete with every resale.
Valley Hills Estates
A base plat plus phases A, D, E and F: about 236 homes. Building started in 1977 and ran into the 2020s, on lots of a third of an acre or more, with houses from about 1,680 to 2,370 square feet. A 1980s house and a 2017 build share the name, so phase and age set the comps.
Timp Meadows
Three recorded plats, Timp Meadows, Timp Meadows North and Timp Meadows East, hold about 329 homes built mostly between 1994 and 2005. Lots run 0.22 to 0.34 acre with houses of 1,460 to 1,770 square feet. East has the larger lots, which shows up when sales from the three plats are compared.
Muirfield
About 245 homes built 1998 to 2002, on lots averaging 0.11 acre with houses near 1,460 square feet in county records. Small lots and near identical ages make this one of the tightest comp sets in the city; condition, finished space and updates decide most of the difference between two sales.
Coyote Ridge
A 2022 and 2023 project: about 122 homes on lots averaging 0.09 acre, near 1,710 square feet each. The Springs at Coyote Ridge, recorded separately, adds 97 more on even smaller lots. With every unit nearly the same age, resales compete directly with whatever the builder is still selling.
More Heber City subdivisions
- Wheeler Park: About 228 homes from 2007 to 2015 on lots near 0.29 acre.
- Brookside: Mostly 2020s construction (average 2021) on fifth acre lots, homes near 2,060 square feet.
- Mill Road Estates: Built 2006 to 2018: 126 houses, each on a little over a quarter acre.
- Stone Creek: Larger new homes, about 2,440 square feet, built since 2017 on 0.28 acre lots.
- The Village on 12th Condos: One hundred twenty condos from 2018 and 2019 near 1,190 square feet; condo sales make the comps.
- Ranch Landing: Recorded as condominiums, 118 units built 2008 to 2018.
- Ranch Landing Cottages: Detached cottages from 2015 to 2018 on sixth acre lots, a different product from the condos next door.
- Cottages at Valley Station: About 103 homes from 2014 to 2018 near 2,080 square feet on small lots.
- The District at Valley Station: Twenty units from 2016 and 2017 averaging about 3,600 square feet in county records.
- The Springs at Coyote Ridge: Townhome scale lots (0.05 acre) from 2022 and 2023, near 1,570 square feet.
- Wasatch Vista: Eighty six homes built 2017 to 2023, about 1,430 square feet on lots under a fifth of an acre.
- Mountain View Estates: Mid 1990s houses on lots near 0.41 acre, bigger ground than most Heber plats of that era.
- Aspen Pointe: Built 2012 to 2015, 81 houses on fifth acre lots.
- Old Mill Village: All 2023 construction on 0.03 acre sites, the newest plat in the 2024 records.
- Old Mill Country Estates: A mid 2000s plat of 56 homes, each on about a fifth of an acre.
- Sawmill: Small lot homes (0.04 acre) plus a recorded condo plat, about 140 units built 2021 to 2023.
- Heber Landing: Seventy three homes from 1999 to 2002 on eighth acre lots.
- Daniels Gate: Built 2000 to 2017, houses near 1,510 square feet; check which phase a sale came from.
- Hat Creek Estates: Mostly 2000s homes, though one recorded house dates to 1964.
- The Cove at Valley Hills: Bigger homes than Valley Hills Estates, about 2,510 square feet on 0.38 acre lots.
- Heber Meadows: Fifty six homes averaging 2015, on lots near three tenths of an acre.
- Heber Meadows North: Every house here dates to 2021, so age adjustments barely apply between resales.
- Cabins at Red Ledges: Fifty one cabins on 0.09 acre sites inside Red Ledges, priced against cabin sales there.
- The Villas at Red Ledges: Forty eight villas built 2010 to 2022, about 2,290 square feet, under the same club fee rules.
- Greenfield Townhomes: Fifty townhomes from 2003 to 2005, near 1,420 square feet.
- Alpine Acres: Mid 2000s houses near 2,150 square feet on lots just under a third of an acre.
- Country Meadow Estates: Late 1990s homes on 0.31 acre lots, 45 in county records.
- Harvest Fields: Forty three homes from 2009 to 2014 on lots under a fifth of an acre.
- Mayers Meadow: Built 2016 to 2018, houses about 2,220 square feet on lots near 0.17 acre.
- Cove Estates: Large homes, close to 2,950 square feet, on lots averaging nearly half an acre.
- School House Estates: A 1999 planned unit development of 38 homes on lots near 0.35 acre.
- Clover Meadows Estates: Late 1970s and 1980s houses near 1,200 square feet, among the smallest here.
- Broadhead Estates: Two recorded plats, about 65 homes, mostly 2000s and 2015 builds on quarter acre lots or larger.
- Autumn Meadow: Twin homes and houses from 1995 and 1996, near 1,280 square feet.
- Alpine Meadows: Two recorded plats of 2000s homes near 2,300 square feet on lots under a third of an acre.
- Swift Creek: Twenty seven homes built 2015 to 2018, about 1,520 square feet.
- My Mountain Home: Lots near 0.41 acre under homes built mostly in the 2000s.
- Majestic Mountain Acres: Build years from 1963 to 2022; the older houses need their own comps.
- Mountain Meadows: A mixed plat with houses from 1950 onward on lots near a quarter acre.
- Valley Heights: Built 2017 to 2023, roughly 2,840 square feet on lots close to half an acre.
- Bronson Lane: Twenty two houses from 1976 to 1987, about 1,210 square feet each.
- Noble Vista Estates: Mostly 2010s homes near 2,180 square feet on lots just over a quarter acre.
- Cedar Meadows: Sixteen homes from 2000 to 2003 on 0.27 acre lots.
What drives home values in Heber City?
Product type comes first: condos, old town houses on quarter acre lots and Red Ledges homes with club fees each sell to a different buyer. Wikipedia reports 27 percent of residents commute to Park City or Salt Lake City, which is 43 miles away, and the city's schools belong to Wasatch County School District.
Then the bypass. UDOT named Alternative B, a limited access road running west around downtown, as its preferred route on January 7, 2026, at more than $700 million. TownLift reported in August 2026 that the final decision is now expected in spring 2027. Until then Weston treats the route as a value factor only where nearby sales show buyers reacting.
Which appraisals does Weston do in Heber City?
Heber City work covers purchase and refinance loans, estate and date of death values, divorce and settlement cases, tax assessment appeals, PMI removal, and pre listing or consulting work (details under services). Weston is FHA approved, so an FHA report here also checks the home against HUD's minimum property standards. Reports are UAD 3.6 ready. The record behind that: 100 percent of 2025 reports on time, an average under five days so far in 2026, and about a week from order to delivered report, usually less. Call (801) 403-7723 to order.
Heber City appraisal questions
What is my house worth in Heber City?
Zillow's typical value was $813,512 through July 31, 2026, but that figure mixes condos, old town houses and Red Ledges homes. An appraisal measures your house against closed sales of the same kind of property, which is what a lender or court accepts.
What is the FHA loan limit in Wasatch County for 2026?
$1,163,800 for a one unit home, per Homebuyer.com's 2026 county table. That is well above Zillow's typical Heber City value, so FHA financing fits a large share of the city's homes. The appraiser must be FHA approved, and Weston is.
How do I remove PMI on my Heber City home?
Write to your servicer when the balance is scheduled to hit 80 percent of the original value; PMI ends on its own at 78 percent if you are current. The CFPB says you may need proof the value has not fallen, usually an appraisal.
How long does a Heber City appraisal take?
Weston's 2026 average is under five days from order to report. The inspection is one visit; the rest is Wasatch County sales research and writing. Tell Weston your closing or court date when you call.