Living in Highland, Utah: Big Lots, the Bench and SR 92
Highland, on the bench
Highland sits on a high bench at the mouth of American Fork Canyon, and its own general plan says out loud what most buyers notice in the first five minutes: lots here typically run more than half an acre, while most Utah cities sit closer to a quarter acre. You get room to breathe, mountain views in almost every direction, the Murdock Canal Trail running through town and a canyon a short drive up SR 92. You also get state highways carrying a lot of the traffic, no train station inside the city, and a place that is getting close to finished. The city says so itself.
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If you are buying, the question is not really "Highland or not." It is which street, how much yard you actually want to take care of, and what your drive looks like on a Tuesday morning in January. If you already own here and you are thinking about selling, buyers are paying for lot size, condition and what is happening around you, so knowing which of those your home has going for it matters more than the city name on the sign.
Here's how I'd think about it if I were you.
Then: a short history
The land Highland sits on was built by ancient Lake Bonneville. The Highland Historical Society's history on the city website describes the "highland bench" as a delta the lake left at the mouth of American Fork Canyon. Homesteaders began filing claims in 1869, and the first homes went up in the early 1870s, starting with James Pullen in June 1870.
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Highland grew differently from its neighbors. The same history notes it was a free lance homestead settlement, with farmsteads averaging about 131 acres, while about 60 percent of lots in Lehi, American Fork and Alpine were 10 acres or less. Highland showed up as a voting district in 1893 and as a precinct in the 1900 census, but it stayed farm country for a long time.
The city incorporated in 1977 with 2,142 acres. By 2023 it covered about 5,530 acres, roughly 8.6 square miles. Even the name has a debate attached; the city's history page itself notes that the popular origin story is contested, so I'll let you read it there rather than pretend it is settled.
You do not need the whole history to buy here. This was never a pioneer fort grid. It was homestead acreage, and that history helps explain the big lots you see today.
Now: growth and what the numbers say
Census facts for this guide (Census QuickFacts / ACS 2020 to 2024 / PEP V2025):
Population, Census April 1, 2020: 19,348.
Population, Census April 1, 2010: 15,523.
Population estimate, July 1, 2025: 21,571 (about +11.3 percent from the 2020 estimates base).
ACS households: 5,050.
ACS mean travel time to work: 23.1 minutes.
ACS owner occupied housing unit rate: 91.7 percent.
ACS median gross rent: $2,166 (the renter sample here is small, so treat it loosely).
Land area (2020): 8.70 square miles; population per square mile (2020): 2,222.9.
Housing age (ACS B25034): about 65.1 percent of homes were built in 2000 or later and about 9.8 percent before 1980. Median year built: 2004.
Single family detached homes: about 88.4 percent of housing units (ACS B25024; small city estimates carry wide margins).
Prices: keep the Census estimate and closed sales separate forever. the ACS median value of owner occupied housing units in Highland is $928,300. That is what owners estimate their homes are worth across a five year survey window, not what sold last month. For actual closed sales, read the monthly Market Report or call me for comps on a specific address.
What the numbers say in plain English: Highland is mostly owner occupied single family homes, mostly built in the last 25 years, on 8.7 square miles, with about 2,223 people per square mile in 2020 compared with about 2,978 in American Fork. That density number is the big lots showing up in the math.
Next: how Highland is still growing
Highland is still growing, just not the way a west side greenfield city grows. The shape of what is left matters more than the headcount.
The Highland General Plan, adopted January 20, 2026, describes a city approaching build out. It points future growth toward incremental low density, large lot residential infill and the revitalization of the Town Center as the heart of the community.
The plan's existing land use table counts 244.68 acres, about 4.4 percent of the city, as agricultural, vacant or underutilized.
The plan estimates about 21,000 residents today and about 24,400 at build out, reached within roughly 20 years.
A few named sites carry most of the remaining change. The privately owned Longhorn property, about 65 acres, sits at a city gateway, and the plan discusses open space buffering along the Bull River. The state owned "North Property" connected to the Utah State Developmental Center is shown with about 16 acres of mixed use and about 38 acres of community farm. A northern future annexation area covers about 98 acres, and the Buhler property along 10400 North, about 48 acres, is an unincorporated island the plan identifies for possible annexation.
The plan reports Highland holds about 16,698 acre feet of water rights against an estimated 13,177 acre feet of demand at build out, with a drought reliable supply of about 11,404 acre feet rising to about 14,000 as projects come online.
Compared with Lehi, whose 2022 general plan still points to vacant and underutilized land and Areas of Change, most of Highland's remaining change looks like single lots, small subdivisions and a handful of named parcels rather than whole new districts.
What I'd do: if you like a home near one of those named parcels, read the current planning agenda for that site before you write an offer. Plans are plans, not shovels.
Investing in itself
These are sourced projects and plans, not promises that every one is already built.
Town Center revitalizationThe 2026 general plan makes the Town Center the focus for mixed use, commercial and office development, and residents told the city in plan outreach they want more retail and restaurants there. Opportunity framing: a stronger center for a city that has mostly been homes.
Canyon Crest Road and 4800 WestAlpine and Highland were jointly awarded a Mountainland Association of Governments grant, $5,461,250 total with $5,261,250 from MAG, for improvements from the roundabout to SR 92. The work is planned to include a paved trail connecting Alpine to the Murdock Canal Trail, on an August 2025 to fall 2026 timeline in Alpine's FY2026 budget summary.
The general plan also proposes widening 4800 West to four lanes because of congestion at SR 92.
Parks and trailsThe plan counts about 135 acres of public park land across 23 parks, including Highland Glen (26.88 acres), Highland Family Park (17.02), Mitchell Hollow (11.26), Lone Peak Fields (9.22), Town Center Meadows (6.41), Heritage Park (6.21) and Highland Hollow Trails Park (50.3). Its trail vision links neighborhoods to the Murdock Canal Trail and the Bonneville Shoreline Trail and recommends improvements at Murdock Canal Trail crossings.
Tradeoffs to check in person
These are field tests, not avoid lists. None of them tell you where you should buy.
State highway trafficUDOT maintains SR 92 (Timpanogos Highway), North County Boulevard (SR 129) and Alpine Highway (SR 74) through Highland. The general plan notes UDOT projects seven lanes on SR 92 between I-15 and SR 74, and MAG projects a need for seven lanes on North County Boulevard by 2050, though that is not yet in the regional plan. Residents raised traffic on SR 92 and Highland Boulevard in plan outreach. Drive SR 92 and your nearest cross street at rush hour, both directions, on a weekday.
Transitthe general plan states no new transit projects are currently planned by UTA or MAG for Highland, and there is no FrontRunner station in the city. If the train matters to you, try the American Fork or Lehi station on a real workday before you count on it.
Wildfire and hillside rulesHighland has a sensitive lands ordinance, and Utah's HB 48 wildland urban interface law took effect January 1, 2026. If an address falls inside the state's high risk boundary, a flat fee of $20 to $100 per taxable structure applies for 2026 and 2027, and insurers must use the state boundary. Check the exact address on the Utah Wildfire Risk portal and the FEMA flood map, not the neighborhood in general.
The yard you are buyinglots here commonly run over half an acre. A big lot is a feature and a weekend job. Ask the seller for a year of water bills, find out how the irrigation works on that property, and walk the whole lot, not just the patio.
Edge parcelsthe Longhorn property, the North Property and the annexation areas named in the plan are where most remaining change can happen. If you are near one, ask the city what is filed, not what the listing implies.
Event daysthe Highland Fling parade, concert and fireworks land at Heritage Park on 10400 North each summer. If you buy close, live through one Fling before you decide it is a deal breaker or a feature.
How Highland compares
These guides compare northern Utah County cities with the same facts for each place: history, how the city works today, and what is already approved or funded for growth. They are here to help you choose a place that fits your life. They are not rankings, and they are not advice to buy or avoid any neighborhood. School boundaries, flood zones, and HOA rules change. Always verify with the city, the district, and your own walkthrough.
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None of this is a ranking. Drive each city at rush hour and walk the blocks you'd actually buy on.
AlpineThen feel: an 1850 pioneer townsite with a historic center, where Highland grew from scattered homesteads. Now access: both cities lean on SR 92 and SR 74 and share the Lone Peak Public Safety District; ACS mean travel time is 29.7 minutes in Alpine and 23.1 in Highland. Next land story: Alpine's zoning steps from 10,000 square foot lots in the old town center out to 5 acre minimums in the mountains, and its water plan projects slow growth to about 13,208 people by 2045. Read the Alpine guide (/neighborhoods/alpine-ut/).
American ForkThen feel: a real Main Street and a downtown grid that dates to 1850. Now access: I-15, Pioneer Crossing and its own FrontRunner station at 782 W. 200 S. Next land story: small annexations plus infill, station area planning and focus areas under its 2026 general plan. Read the American Fork guide (/neighborhoods/american-fork-ut/).
LehiThen feel: Silicon Slopes office parks next to an older downtown. Now access: I-15, a FrontRunner station at 3101 N. Ashton Blvd. and the Thanksgiving Point corridor, with Highland reaching it by SR 92. Next land story: Lehi's 2022 general plan still points to vacant and underutilized land and Areas of Change. Read the Lehi guide (/neighborhoods/lehi-ut/).
Side by side pages (for example Highland vs Alpine vs Cedar Hills) can reuse these fields later. Until then, tour the cities yourself. Which fits depends on your commute, your budget and the house itself.
Neighborhoods and areas
Highland is not one product. These areas use names you can find in the city's general plan or on a city park page, not realtor nicknames.
Town Center and the civic core
City Hall is at 5400 W Civic Center Drive, and the general plan makes the Town Center the focus for new mixed use, shops and offices.
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If you buy close, you get the most walkable part of town and the most change. Ask what is proposed nearby.
Heritage Park and 10400 North
Heritage Park sits at 10400 N Alpine Highway with the Highland Community Center across the street at 5378 W 10400 N. This is Highland Fling central.
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Great for park access, busy a few days every summer.
Along SR 92.
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The Timpanogos Highway is the main east west route toward Lehi, I-15 and American Fork Canyon. Homes near it trade some road noise for a faster start to the commute. Stand in the backyard at 5 p.m. before you decide how much that matters.
Near the Murdock Canal Trail
The regional paved trail runs through Highland on its way between Lehi and Orem.
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Trail adjacency is a daily perk for walkers and riders. It also means trail users nearby, so check privacy and fencing on the lot.
The northern edge and named parcels
The Longhorn property, the state North Property and the possible annexation areas along the north side are where most remaining change can happen.
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Views and space can be great here. Read the plan for the parcel next door.
Want to see what's for sale? Start with Search homes for Highland, then call me before you fall for one.
Housing mix
Highland is mostly single family homes, about 88 percent by Census count, and most of them are newer than you might expect for a city founded on 1870s homesteads. Roughly two thirds were built in 2000 or later, and the median year built is 2004. About 9.8 percent were built before 1980, so older homes are out there, just not the majority.
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The practical rule: the newer the home, the more you need to know about what is planned next door and what any HOA requires. The older the home, the more your inspection and repair budget matter. On a half acre lot, add landscaping, irrigation and fencing to that list.
New construction here tends to be infill rather than sprawling new subdivisions, which matches the general plan's build out picture. If you are shopping new builds, read my New Construction Guide before you walk into a model home. The friendly person at the sales desk works for the builder, not you. Many builders want your agent registered on your first visit, so bring me, or at least name me, before you sign in.
If you are buying here for the first time, my Buying page walks through the whole process in order, preapproval to keys.
Commute and access
This section maps the main areas of Highland so you can compare them yourself. Read it twice.
SR 92 (Timpanogos Highway)
The main east west spine.
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West toward Lehi and I-15, east toward Alpine Highway and American Fork Canyon. UDOT maintains it, and long range plans show it growing to seven lanes between I-15 and SR 74.
North County Boulevard (SR 129)
The state route into Highland's southern gateway, connecting south toward Cedar Hills, American Fork and Pleasant Grove.
Alpine Highway (SR 74)
The state route north from SR 92 toward Alpine.
4800 West and Canyon Crest Road
A local connector between Alpine and SR 92 with a joint MAG funded improvement project and a paved trail planned, and a proposed widening to four lanes in Highland's general plan.
Train
There is no FrontRunner station in Highland.
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The nearest stations are in American Fork (782 W. 200 S.) and Lehi (3101 N. Ashton Blvd.). The general plan says no new transit projects are currently planned by UTA or MAG for Highland.
How long will your commute be? It depends on your street, your office and when you leave. ACS mean travel time to work for Highland workers is 23.1 minutes (ACS 2020 to 2024), across all workplaces, not just one office park. What I'd do: drive your real route at rush hour, both directions, on a weekday, before you write an offer. Tuesday around 5:15 tells you more than any listing ever will.
Everyday life: parks, trails and the canyon
Highland Glen Park
One of the city's largest parks at about 26.88 acres, per the general plan.
Highland Hollow Trails Park
About 50.3 acres of the city's park land, listed in the plan's park inventory.
Highland Family Park, Mitchell Hollow, Lone Peak Fields and Town Center Meadows.
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Neighborhood and community parks spread across the city. Check the city parks map for the one closest to any address you like.
Heritage Park
About 6.21 acres at 10400 N Alpine Highway, home of the Highland Fling, across from the Community Center.
Murdock Canal Trail
The paved regional trail along the bench, linking Highland with neighboring cities from Lehi to Orem.
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The city's trail plan also aims to connect to the Bonneville Shoreline Trail.
American Fork Canyon
Up SR 92 from Highland.
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Timpanogos Cave National Monument runs ticketed cave tours through the National Park Service, and the canyon is where a lot of Highland weekends go.
Recreation programs
Highland runs some programs of its own, and the general plan notes Highland residents can join Cedar Hills recreation programs without paying non resident fees.
Signature events and local traditions
Highland FlingThe city's summer celebration at Heritage Park. The 2026 Fling ran Thursday July 30 through Saturday August 1, with a Grand Parade at 9 a.m. Saturday from Highland Elementary to Heritage Park, Highland Games events like the caber toss and the State Hammer Championship, a concert and 10 p.m. fireworks. Confirm next year's dates on the city's Highland Fling page.
Community Center programsReservable rooms and arts and recreation programs at 5378 W 10400 N. Use the city calendar for what is happening the month you move.
Schools
Highland's public schools are currently part of Alpine School District. On July 1, 2027, they move to the new Aspen Peaks School District, which covers Alpine, American Fork, Cedar Hills, Highland, Lehi and the Utah County part of Draper.
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Boundaries shift, and a listing or an online map can be out of date. Check your specific address with the district, not a listing, before you buy. Boundaries change. Use your district's address lookup; we do not rate schools.
Official sources
Alpine boundary and transportation tools: start at https://www.alpineschools.org/page/transportation/ and confirm the current lookup link before you rely on it.
Highland market snapshot
Two different price stories exist for any city. This page shows only the first one for now.
Census (what owners estimate their homes are worth):
Market numbers coming. Example layout only.
- Median value of owner occupied housing units
- $928,300 (ACS 2020 to 2024).
- Median gross rent
- $2,166 (ACS 2020 to 2024; small renter sample).
- Owner occupied rate
- 91.7 percent (ACS 2020 to 2024).
Closed sales (what actually sold): monthly closed sale figures for Highland are not on this page yet.
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In a city this size, monthly medians can swing hard on a handful of sales, so a single month can mislead you anyway. Ask me for recent nearby sales on the exact street you care about.
A citywide number is a starting point, not your number.
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A 1990s home on an acre and a 2015 build on a half acre can tell very different stories. For the latest by city, read the monthly Market Report. If you own here, the real question is what your home would sell for, and my Home Value page is where I answer that with actual nearby sales, not a robot's guess. When you're ready to list, my Selling page lays out the whole plan.
Frequently asked about Highland
Is Highland built out?
Close to it. The city's general plan, adopted January 20, 2026, describes Highland as approaching build out, with about 244.68 acres still counted as agricultural, vacant or underutilized and a projected population of about 24,400 at build out, up from about 21,000. Most remaining change is infill, the Town Center and a few named parcels and annexation areas.
How big are lots in Highland?
The general plan says lots typically run more than half an acre, compared with about a quarter acre in most Utah cities. Individual lots vary a lot, so check the plat and the county record for the one you are looking at.
Is there a FrontRunner station in Highland?
No. The closest stations are in American Fork (782 W. 200 S.) and Lehi (3101 N. Ashton Blvd.), and the general plan says no new transit projects are currently planned by UTA or MAG for Highland. Plan on driving SR 92, North County Boulevard or Alpine Highway.
Which school district is Highland in?
Highland is in Alpine School District for the 2026 to 2027 school year. On July 1, 2027, Highland schools move to the new Aspen Peaks School District. Confirm your address with the district before you buy. We do not rate schools.
How does Highland compare with Alpine?
See How Highland compares above. Short version: Alpine grew from an 1850 townsite with a historic center and zoning that steps out to 5 acre minimums in the mountains; Highland grew from homestead acreage into half acre plus subdivisions. The two share SR 92, SR 74 and a public safety district, and ACS mean commutes are 29.7 minutes in Alpine and 23.1 in Highland. None of this is a ranking. Drive both at rush hour and walk the streets you'd actually buy on.
What is the Highland Fling?
Highland's summer celebration at Heritage Park, with a parade, Highland Games events, a concert and fireworks. The 2026 edition ran July 30 through August 1. Check the city's Highland Fling page for next year.
Getting set up in Highland
Moving in? These are the official pages for the accounts you'll open in your first week. Start with the city, since water, sewer and trash usually go on one city bill.
Highland utilities (water, pressurized irrigation, garbage, recycling)
Alpine School District (serves the city through June 30, 2027)
Aspen Peaks School District (serves the city from July 1, 2027)
Links checked October 6, 2026. Internet service varies by street, so check your exact address with each provider before you move. We do not rank providers.
Nearby guides
Looking at Highland's neighbors too? Read the guides for Alpine, Cedar Hills, American Fork and Lehi.
Next step
Highland rewards buyers who know exactly which lot, which street and which commute they are signing up for, and I'll tell you the hard parts before you sign anything. Whether you are buying your first place here or selling the one you've outgrown, call me at (801) 403-4185 or email [email protected] and we'll start with an honest conversation. Search homes when you want to see what is active right now.
Franco Preston, REALTOR®, Utah license 13266410, brokered by Olympus Real Estate, license 14126754, 2656 W Reagan Park Ln, Bluffdale, UT 84065.
Fair housing note
Fair housing: Olympus Real Estate and Franco Preston offer services without regard to race, color, religion, sex, disability, familial status, national origin, or any other class protected by federal, state, or local law. This page describes cities and published data. It does not recommend or discourage any neighborhood based on who lives there. Market figures are U.S. Census QuickFacts and American Community Survey (2020 to 2024) estimates and Census PEP V2025 population estimates. Plans and projects are summarized from public documents as of October 2026 and can change. Confirm schools, taxes, flood zones, HOAs, and property condition independently before you decide.
Sources
Show all 12 sources
- https://www.census.gov/quickfacts/fact/table/highlandcityutah,alpinecityutah,cedarhillscityutah,pleasantgrovecityutah/PST045224 (fetched October 6, 2026 as CSV): Census 2020 and 2010 counts; PEP V2025 July 1, 2025 estimate and change from the 2020 base; ACS households, mean travel time, owner occupied rate, median owner occupied value, median gross rent; land area and density.
- https://data.census.gov/api/access/data/table?id=ACSDT5Y2024.B25034&g=040XX00US49$1600000 and the matching B25035 and B25024 tables (fetched October 6, 2026): year built shares, median year built, units in structure for Highland, ACS 2020 to 2024.
- https://www.highlandut.gov/479/Highland-History (fetched): Highland Historical Society history; Lake Bonneville bench; homestead filings from 1869; first homes 1870 to 1873; 1893 voting district; 1900 precinct; average farmstead size; 1977 incorporation with 2,142 acres; about 5,530 acres in 2023; name origin noted as debated.
- https://www.highlandut.gov/DocumentCenter/View/9615/Highland-General-Plan-2026 (fetched): plan adopted January 20, 2026; approaching build out; land use table; population today and at build out; lot sizes; Longhorn property; North Property; annexation areas; water rights and demand; park inventory; trail vision; state highways; seven lane projections; no new transit planned; resident traffic concerns; 4800 West widening; Town Center; Lone Peak Public Safety District; Cedar Hills recreation access.
- https://www.highlandut.gov/169/Highland-Fling (fetched): 2026 Fling dates, Heritage Park address, parade route and time, Highland Games, concert, fireworks.
- https://www.alpineut.gov/DocumentCenter/View/1192/Citizens-Budget-FY2026 (fetched): Canyon Crest Road and 4800 West MAG grant amounts, scope, trail connection to the Murdock Canal Trail and timeline.
- https://www.alpineschools.org/o/aspen-peaks-district/ and https://www.alpineschools.org/ (fetched): Aspen Peaks School District and the July 1, 2027 transition; member cities.
- https://www.alpineschools.org/page/transportation/ and https://www.alpineschools.org/page/boundary-changes (official lookup and notice pages).
- https://ffsl.utah.gov/ (HB 48 wildland urban interface implementation pages, fetched) and https://wildfirerisk.utah.gov (address lookup): effective January 1, 2026; state high risk boundary; 2026 to 2027 fee of $20 to $100 per taxable structure; insurer use of state boundary.
- https://msc.fema.gov/portal/home: FEMA flood map lookup.
- https://www.rideuta.com/rider-info/station-addresses (fetched): American Fork FrontRunner station 782 W. 200 S.; Lehi station 3101 N. Ashton Blvd.
- https://www.nps.gov/tica/index.htm (search result excerpt, as cited in the American Fork guide): Timpanogos Cave National Monument ticketed tours in American Fork Canyon.