Living in Highland, Utah: Neighborhoods, Costs, and Life at the Base of Timpanogos

Tucked against the foothills of Mount Timpanogos in northern Utah County, Highland has grown from a quiet farming community into one of the area's most sought-after family suburbs, home to roughly 21,500 residents. It still keeps a lower-density, larger-lot feel than many of its neighbors, and that combination of space, mountain views, and top-rated schools is exactly what keeps drawing buyers north from Lehi and American Fork.

Housing Prices and Cost of Living

Highland is priced at a premium compared to much of Utah County. As of mid-2026, the average home value in Highland sits around $989,650, up roughly 4% over the past year, with homes typically going under contract in about 26 days. Recent local reporting has also put median sale prices in the high $800,000s, reflecting a mix of larger single-family homes on generous lots alongside a smaller number of newer townhomes. Day-to-day costs like groceries, gas, and utilities are in line with the rest of Utah County, but the tradeoff for the higher purchase price is larger lots, newer construction, and some of the best school ratings in the state.

Best Neighborhoods in Highland

Highland doesn't have dozens of named master-planned villages the way a community like Daybreak does, but a handful of areas come up again and again with buyers. Highland Hills and Mountain Ridge sit up in the foothills with the best valley and mountain views and tend to command the highest prices. Canterbury Park Circle and Windsor Meadows offer a more classic suburban feel with strong walkability to parks and schools. Mitchell Hollow and the area around Timpanogos Cove appeal to buyers who want mature trees and a quieter, more tucked-away setting, while the northwest part of the city backs up to American Fork Canyon and the Uinta-Wasatch-Cache National Forest for buyers who want quick access to the trailhead.

Schools

Highland is served by the Alpine School District, with Ridgeline, Highland, and Freedom Elementary all feeding into Mountain Ridge Junior High and, ultimately, Lone Peak High School. I cover every public and charter option in detail, including grade levels, addresses, and links to each school's website, in my full guide to Highland schools.

Commute

Highland's main connector is SR-92, the Alpine Highway, which links to I-15 at either the American Fork or Lehi interchanges. From there, it's roughly a 10 to 15 minute drive to the Silicon Slopes tech corridor in Lehi, about 20 minutes to Provo, and typically 30 to 40 minutes to downtown Salt Lake City depending on traffic. There's no TRAX or FrontRunner stop directly in Highland, so most residents commute by car, though the Lehi FrontRunner station is a reasonable drive for those who want to connect to rail.

Outdoor Recreation

Highland's location is a big part of its appeal. American Fork Canyon and the Alpine Loop Scenic Byway are minutes from most neighborhoods, leading up to Tibble Fork Reservoir, Silver Lake Flat, and trailheads for Mount Timpanogos and the Lone Peak Wilderness. Timpanogos Cave National Monument is a short drive up the canyon, and the Alpine Loop connects toward Sundance Resort on the Provo Canyon side. Closer to home, Highland Glen Park is the city's signature gathering spot, with a pond, splash pad, amphitheater, and walking paths that host many of the town's community events.

Frequently Asked Questions About Living in Highland

What is the average home price in Highland, Utah?
As of mid-2026, Highland's average home value sits around $989,650, up roughly 4% over the past year, with homes typically going under contract in about 26 days.

Which Highland neighborhoods are most popular?
Highland Hills and Mountain Ridge for the best valley and mountain views, Canterbury Park Circle and Windsor Meadows for a walkable suburban feel, and Mitchell Hollow or the Timpanogos Cove area for a quieter, more tucked-away setting.

What school district serves Highland?
Highland is served by the Alpine School District, with Ridgeline, Highland, and Freedom Elementary feeding into Mountain Ridge Junior High and, ultimately, Lone Peak High School.

What is the commute like from Highland?
Highland connects to I-15 via SR-92, with a typical drive of about 10 to 15 minutes to the Silicon Slopes corridor in Lehi, 20 minutes to Provo, and 30 to 40 minutes to downtown Salt Lake City depending on traffic. There's no TRAX or FrontRunner stop directly in Highland, so most residents commute by car.

What outdoor recreation is available in Highland?
Highland sits minutes from American Fork Canyon and the Alpine Loop Scenic Byway, with access to Tibble Fork Reservoir, Silver Lake Flat, Timpanogos Cave National Monument, and trailheads for Mount Timpanogos and the Lone Peak Wilderness, plus Highland Glen Park in town.

Is Highland a good place to raise a family?
Yes. Highland's lower-density, larger-lot feel, top-rated schools, and easy access to outdoor recreation make it one of the most sought-after family suburbs in Utah County.

Bottom Line

Highland works well for buyers who want more land, strong schools, and mountain scenery, and who don't mind paying a premium and driving a little further to reach the freeway. If you're trying to figure out whether Highland fits your budget and lifestyle compared to nearby cities like Alpine, Cedar Hills, or American Fork, I'm happy to walk through it with you.

Dallon Smith
Realtor, Real Broker LLC | License ID: 10569202-SA00
+1 (801) 696-5087 | dallon.realty@gmail.com