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Homes with Views for Sale in Highland, Utah
Highland sits on a bench between American Fork Canyon and Utah Lake, which is exactly why view lots here command a premium. From the higher streets off North County Boulevard and along the east side near Dry Creek, homes look straight at Mount Timpanogos — close enough that you can watch the alpenglow hit the summit ridge most evenings from October through May. West-facing lots trade the Timp wall for sunset views over Utah Lake and the Lake Mountains, and a handful of properties in the northwest pockets near the Highland Glen area catch both. Lot sizes in Highland tend to run larger than neighboring Lehi or American Fork (the city's half-acre minimums in many zones helped preserve this), so view homes often come with the yard space to actually enjoy what they're looking at.
Pricing on view properties in Highland generally starts in the high $800Ks for older homes on smaller view lots and runs well past $2M for newer custom builds on the east bench with unobstructed Timp frontage. Buyers should pay attention to which direction the main living spaces face, whether future construction could block sightlines (Highland is mostly built out but a few large parcels remain), and how the lot handles the afternoon sun in July when temperatures push the mid-90s. Alpine School District serves the area, and access to I-15 via the Highland Highway or SR-92 puts Silicon Slopes employers about 15 minutes away. Browse the active listings below to see what's currently on the market.
May 2026 · Highland market
Live from the Utah MLS — what's actually happening in Highland right now.
Median sale
$850,000
23 closed in May 2026
Median DOM
13 days
listing → contract
Sale-to-list
97.7%
of final list price
Unsold inventory
78
active + pending
71 matching · page 2 of 3
Active listings
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Common questions
About homes with views in Highland.
Which neighborhoods in Highland have the best mountain views? ▾
The east bench above 6000 West and the streets climbing toward the mouth of American Fork Canyon — including parts of the Highland Hills and Dry Creek areas — get the most direct Timpanogos views. Northwest Highland near Highland Glen Park picks up both lake and mountain angles. Lots on a slight rise tend to clear neighboring rooflines best.
How much more do view homes cost in Highland compared to standard lots? ▾
Expect a premium of roughly $100K to $400K depending on which view and how protected the sightline is. An unobstructed east-facing Timpanogos view on a half-acre will price meaningfully higher than a partial view from a second-story window. New construction on the remaining bench lots tends to carry the steepest premiums.
Will future development block the views? ▾
Highland is largely built out, but a few undeveloped parcels remain, particularly on the west side. Buyers should check the city's zoning map and ask the listing agent about adjacent vacant land before assuming a view is permanent. East-facing views toward Timp are generally safer since the open space sits on canyon and forest land.
Do west-facing view homes have heat problems in summer? ▾
Afternoon sun on west-facing great rooms can push interior temps up noticeably from June through August, when Highland sees high-80s to mid-90s. Many homes here address it with deep overhangs, low-E glass, or motorized shades. It's worth asking about the HVAC sizing and window package on any west-exposure home.
How is the commute to Silicon Slopes and Salt Lake from Highland view neighborhoods? ▾
Lehi tech campuses are 10 to 15 minutes via SR-92 or the Highland Highway. Downtown Salt Lake runs about 35 to 45 minutes depending on I-15 traffic, and Salt Lake International is roughly 40 minutes off-peak. The east bench neighborhoods add a couple of minutes versus central Highland.
What should I inspect specifically on a hillside view lot? ▾
Ask for any geotechnical or soils reports, check retaining walls for movement, and look at drainage paths — Highland's bench soils can shift and runoff from canyon storms is real. Also confirm the home's foundation type and whether the lot was cut, filled, or natural grade, since fill lots behave differently long-term.