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 21,571 residents as of the Census Bureau's July 2025 estimate, up 11.3 percent since 2020. 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, Zillow put the typical Highland home value at $974,274 as of August 31, 2026, up 5.2 percent over the prior year, and the Census Bureau puts the median value of owner-occupied homes here at $928,300. 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 does not have formal neighborhood boundaries the way a master-planned community like Daybreak does, and no official map divides the city into named districts. The names you will hear from locals, Highland Hills, Mitchell Hollow, Windsor and Canterbury, are all Highland City parks that the surrounding streets borrowed. The divisions that actually matter to a buyer here are simpler: which of the three elementary areas you are in, how close you are to the Town Center at 11000 North and 5400 West where the shops and the splash pad sit, and how big the lot is. Because the smallest legal lot anywhere in the city is 20,000 square feet, the difference between one part of Highland and another is usually lot size and view rather than housing type, which I break down in Highland Utah lot sizes. American Fork Canyon and the Uinta-Wasatch-Cache National Forest are reached east of the city on SR-92.

Schools

Highland is served by the Alpine School District through 2026-27 and by the new Aspen Peaks School District from July 1, 2027. Ridgeline, Highland and Freedom Elementary all run PK-6, grades 7 through 9 go to Mountain Ridge Junior High in Highland or Timberline Middle in Alpine, and every Highland student finishes at 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 is served by two state highways, and they are easy to mix up. SR-92, the Timpanogos Highway, runs east and west: west it reaches I-15 in Lehi, east it climbs into American Fork Canyon. SR-74, the Alpine Highway, runs north and south for five miles, from US-89 in American Fork through Highland and ending in Alpine. There is no I-15 interchange in Highland itself, which is a big part of why through traffic stays light. From there, it's about 4.9 miles to Ancestry on Traverse Parkway, 5.8 to Adobe and 6.0 to Thanksgiving Point, which are generally ten-minute drives outside rush hour. Citywide, the Census Bureau puts Highland's mean travel time to work at 23.1 minutes, since plenty of residents commute well past Lehi. 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 at 4800 Knight Avenue is the city's signature gathering spot, with a pond, open green space, walking and biking trails, playground areas, a pavilion and the Highland Glen Bike Park. The city runs its Hooked on Fishing program there. The splash pad is its own park nearby, the Town Center Splash Pad at 10800 North 5400 West, and the city festival, the Highland Fling, is held at Heritage Park on the Alpine Highway.

Frequently Asked Questions About Living in Highland

What is the average home price in Highland, Utah?
Zillow put the typical Highland home value at $974,274 as of August 31, 2026, up 5.2 percent year over year, and the Census Bureau puts the median value of owner-occupied homes at $928,300.

Which Highland neighborhoods are most popular?
Highland has no formal neighborhoods. The names people use, Highland Hills, Mitchell Hollow, Windsor and Canterbury, come from city parks rather than from subdivisions or official boundaries. What varies across the city is lot size, view and which of the three elementary areas you are in, not housing type, because every residential lot in Highland is at least 20,000 square feet.

What school district serves Highland?
Highland is in the Alpine School District through 2026-27 and joins the new Aspen Peaks School District on July 1, 2027. Ridgeline, Highland and Freedom Elementary are all PK-6, grades 7 through 9 attend Mountain Ridge Junior High in Highland or Timberline Middle in Alpine, and every Highland student finishes at Lone Peak High School.

What is the commute like from Highland?
Highland connects to I-15 via SR-92, the Timpanogos Highway. From Highland City Hall it is about 4.9 miles to Ancestry, 5.8 to Adobe and 6.0 to Thanksgiving Point, generally ten-minute drives outside rush hour, and the Census Bureau puts Highland's citywide mean commute at 23.1 minutes. 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. If land is the main draw, start with Highland homes with large lots, and if you are still choosing an agent, here is what I would look for in a Highland agent.

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