Heber City, Utah.
Typical home $805,769 (+0.9% in a year), asking rent $2,471 (+0.1%). Heber, UT metro.
to buy the typical home at today's mortgage rate — +$2,443 (+137%) since Jan 2020.
- 1 year
- Up $7,317 +1%
- $798,452$805,769 since Sep 2025
- 5 years
- Up $103,323 +15%
- $702,447$805,769 since Sep 2021
Monthly payment to buy the typical home
Home value × that month's 30-year mortgage rate, 20% down, principal and interest. This is the line households feel: prices and rates compound each other.
- Heber City$4,229
- Utah$2,797
- United States$1,922
At the last five years' pace, a typical home here doubles in price every 25 years.
Typical home values in Heber City, UT rose 0.9% over the past year — slower than the nation's +1.2%.
Asking rents in Heber City, UT rose 0.1% over the past year — slower than the nation's +2.7%.
Owning the typical home in Heber City runs $2,930/mo more than renting one. The gap peaked at $3,153 in Jan 2025.
That is $5,401 a month against $2,471 rent: a $4,229 mortgage payment, plus $309 property tax and $863 insurance & upkeep.
Owning vs renting — Heber City
The owning line is the typical home's monthly payment at that month's rate, plus property tax and insurance & upkeep; the renting line is the typical asking rent; the grey line is the mortgage payment on its own. Same homes, same months, both ways of paying for a roof.
- Owning all in$5,401
- Renting$2,471
- Mortgage only$4,229
Property tax · $309/mo 0.46% of value a year — the ACS 2020-2024 median bill over the median home value for Wasatch County, UT
Insurance & upkeep · $863/mo insurance, maintenance and repairs together, from the BLS Consumer Expenditure Survey — the national figure for mortgaged homeowners, scaled to this market's home value. BLS publishes the three bundled and they cannot be split.
Both are priced off the same month's home value, so they rise with the market. Neither is a quote — a specific home's bill depends on its assessment, its age and its insurer.
Living in Heber City, Wasatch County, Utah
The Census does not count Heber City on its own, so the figures here are Wasatch County's. Half the county's households earn more than $117,608 a year and half less; 5% of the county's people live below the poverty line. 80% of the county's homes are lived in by their owners and 20% are rented. Unemployment in Wasatch County was 3.3% in August 2026, and the county had 4.3% more jobs in 2025 than the year before. The most people in Wasatch County work in schools and health care, then professional services.
Written by AI Claude Haiku 5.5 wrote this on 22 October 2026 from the figures here, a list of nearby places and what it knows. It can be wrong or out of date.
What it’s like
The place. Heber City sits in Wasatch County in the Heber Valley of northern Utah. Across the county, most homes are lived in by their owners, and relatively few residents live below the poverty line. Home prices and rents are high compared with much of the country, and the population is fairly young.
Work. Jobs in Wasatch County grew over the past year, and unemployment is a little higher than it was a year earlier but still low. Many residents work in schools, hospitals and social care, in professional and business services, in restaurants, hotels and entertainment, or in the building trades. A majority of adults across the county hold a four-year degree, and commutes are fairly short.
Things to do. Winters are cold and snowy, with heavy snowfall that draws skiers to the mountains nearby. Deer Valley and Sundance Resort are both ski areas a longer drive away, and Timpanogos Cave National Monument is a protected area also a longer drive away. July is the warmest month of the year, and summer days are warm enough that many people spend the season outdoors.
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- 12,880households
- 36.8median age
- 51%of adults have a degree
- 5%below the poverty line
- 22 mintypical commute
- 19%work from home
What people in Wasatch County work in
Employed residents by industry, from the Census survey. Wasatch County had 12,625 jobs in 2025, 4.3% more than the year before (Bureau of Labor Statistics).
Weather through the year
Coldest in January, with highs near 36° and lows near 12°; warmest in July, with highs near 90° and lows near 50°. About 75 inches of snow and 15 inches of rain and melted snow a year.
Average daily high and low, 1991–2020, at the Heber weather station, 16 miles away (NOAA).
Largest workplaces in Wasatch County
- Summit Line ConstructionElectric power transmission line and tower construction1,198
- Probst ElectricElectrical contractors and other wiring installation contractors482
- Smiths Food And DrugSupermarkets and other grocery except convenience stores221
- WalmartWarehouse clubs and supercenters208
- Heber Valley HospitalCritical access hospital153FTE
- The Homestead Resort - MidwayHotels83
- Staker Parson CompaniesReady-mix concrete manufacturing and distributing39
- Advanced Electric SystemsTesting laboratories and services30
Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 9 workplaces with 20 or more staff, 2,535 people in all. Hospitals come from their Medicare cost reports (CMS, 2023); FTE marks full-time equivalent staff. Not listed: many offices and banks, which need not report to OSHA; military bases, whose staff OPM withholds; and, in about half the states, city and county governments.
Natural hazards
- AvalanchesRelatively high
- Winter weatherRelatively high
- LandslidesRelatively moderate
- WildfireRelatively moderate
- LightningRelatively moderate
FEMA’s National Risk Index (December 2025) rates the risk each natural hazard poses to the people, buildings and farms across Wasatch County, against the rest of the country; all of them together, very low. It is meant for planning, not a substitute for a local risk assessment or a flood map: FEMA’s index.
From the U.S. Census Bureau’s 2020 census and its American Community Survey (2020–2024 five-year estimates), and the Bureau of Labor Statistics. A survey, so each figure has a margin of error, and figures it is not sure of are left out. More on Wasatch County and the Heber, UT metro.
Heber City home values
Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.
- Heber City$805,769
- Utah$532,920
- United States$366,157
Sellers are cutting prices on about 1 in 4 Heber City listings, and the typical home goes pending in 66 days — the market is heating up.
When this market ran hot
Each cell is that month's year-on-year home-value growth. Read left to right, top row is the latest year — the 2021–22 band is the boom.
Market heat, inside the city limits
Share of listings with a price cut
The early-warning dial: sellers cut when buyers stop reaching. Rising cuts cool a market months before prices notice.
- Heber City26.16%
- United States26.90%
Days to pending
How long the typical listing takes to go under contract.
- Heber City66
- United States27
Homes for sale
Active for-sale inventory. More supply hands power to buyers.
- Heber City332
New listings per month
Sellers arriving at the market.
- Heber City54
Median sale price
What buyers actually paid — closed sales, not asking prices.
- Heber City$814,852
- United States$371,407
Sale-to-list ratio
Above 100%, homes sell over asking; below, buyers negotiate wins.
- Heber City96.83%
Zip codes with a Heber City address
A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Heber City — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.