In Highland, a typical home is worth $928,300 and typical rent is $2,166 a month. Compared with all of Utah County, typical household income is 85% higher, the typical home value is 72% higher, and the share of households that own their home is 23 points higher.
Typical home value from Zillow, September 2021 to September 2026: from $796,304 to $975,535.
Typical rent
$2,708a month
Typical rent from Zillow, March 2026 to September 2026: from $2,726 to $2,708.
From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).
Highland is in Utah County. The FHA loan limit ($601,450 for a one-unit home), the fair market rents and the help on this page are those of all of Utah County. See the county
What this place has that others do not, from public data, most unusual first.
1
Highland has the highest typical household income of the 97 cities in Utah with more than 5,000 people: $186,075.
2
The typical home in Highland is worth $928,300,72% more than in Utah County as a whole ($538,700).
3
92% of households in Highland own their home, against 68% in Utah County.
4
Nearby, in Pleasant Grove, the typical home value is $491,000: 47% less than in Highland ($928,300).
5
The typical rent in Highland is $2,166 a month, 41% more than in Utah County as a whole ($1,541).
6
Nearby, in Pleasant Grove, the typical rent is $1,689: 22% less than in Highland ($2,166).
Sources: U.S. Census Bureau (Average 2020–2024).
The homes here
Housing in Highland
What homes there are in Highland, what they cost, how that changed and how people live, from Census figures (2020–2024).
What homes there are
U.S. Census Bureau, ACS 5-year, 2020–2024
Kind of home
Detached houseAttached houseBuilding of 2 to 4Apartments (5 or more)Mobile homeBoat, RV and otherUnreliable estimate
Highland
Utah County
Utah
United States
Kind of home: Highland and its comparisons
Measure
Highland
Utah County
Utah
United States
Detached house
88%
64%
67%
61%
Attached house
8%
11%
8%
6%
Building of 2 to 4
Unreliable estimate
7%
7%
8%
Apartments (5 or more)
Unreliable estimate
16%
16%
19%
Mobile home
Unreliable estimate
1%
3%
6%
Boat, RV and other
Unreliable estimate
Unreliable estimate
0%
0%
In Highland, 9 in 10 homes are single-family detached houses; in Utah County, 6.
Year built
Before 19601960–19791980–19992000–20092010 or laterUnreliable estimate
Highland
Utah County
Utah
United States
Year built: Highland and its comparisons
Measure
Highland
Utah County
Utah
United States
Before 1960
Unreliable estimate
10%
15%
26%
1960–1979
9%
15%
20%
24%
1980–1999
25%
23%
26%
25%
2000–2009
36%
22%
18%
14%
2010 or later
30%
29%
21%
11%
By age, homes in Highland look like those in Utah County: the typical year built is 2004.
Homes in Highland are bigger: 96% have 3 bedrooms or more; in Utah County, 78%.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Unreliable estimate
Under $100KUnreliable
$100K–$200KUnreliable
$200K–$300KUnreliable
$300K–$500K6%
$500K–$750K20%
$750K–$1M29%
$1M or more42%
Value of owner-occupied homes: Highland and its comparisons
Measure
Highland
Under $100K
Unreliable estimate
$100K–$200K
Unreliable estimate
$200K–$300K
Unreliable estimate
$300K–$500K
6%
$500K–$750K
20%
$750K–$1M
29%
$1M or more
42%
Monthly rent with utilities
Unreliable estimate
Under $500Unreliable
$500–$999Unreliable
$1,000–$1,499Unreliable
$1,500–$1,999Unreliable
$2,000–$2,499Unreliable
$2,500–$2,999Unreliable
$3,000 or moreUnreliable
Monthly rent with utilities: Highland and its comparisons
Measure
Highland
Under $500
Unreliable
$500–$999
Unreliable estimate
$1,000–$1,499
Unreliable estimate
$1,500–$1,999
Unreliable estimate
$2,000–$2,499
Unreliable estimate
$2,500–$2,999
Unreliable estimate
$3,000 or more
Unreliable estimate
With a mortgage
$3,034 a month
Utah County: $2,115 a month
Without a mortgage
$763 a month
Utah County: $570 a month
Owners with a mortgage
69%
Utah County: 73%
Owning costs more in Highland: with a mortgage, the typical cost is $3,034 a month; in Utah County, $2,115. Without one, $763.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Highland+66%
Utah County+76%
Utah+75%
United States+53%
Typical rent
Highland+31%
Utah County+45%
Utah+44%
United States+33%
Typical household income
Highland+33%
Utah County+35%
Utah+33%
United States+29%
Change since 2015–2019: Highland and its comparisons
Measure
Highland
Utah County
Utah
United States
Typical home value
+66%
+76%
+75%
+53%
Typical rent
+31%
+45%
+44%
+33%
Typical household income
+33%
+35%
+33%
+29%
Homes in Highland gained value more slowly than in Utah County: 66% since 2015–2019, against 76%.
Rents in Highland rose more slowly than in Utah County: 31% since 2015–2019, against 45%.
While home values in Highland changed +66% and rent +31%, the typical household income rose 33%.
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Highland and its comparisons
Measure
Highland
Utah County
Utah
United States
Rental vacancy
Unreliable estimate
2.7%
5.5%
5.5%
Homeowner vacancy
Unreliable estimate
0.6%
0.6%
0.9%
More than one person per room
Unreliable estimate
3.9%
3.1%
3.4%
People per household
3.98
3.39
2.97
2.53
Drive alone
64%
65%
67%
69%
Carpool
7%
10%
10%
9%
Public transit
Unreliable estimate
2%
2%
3%
Walk or bike
Unreliable estimate
3%
3%
3%
Work from home
23%
19%
18%
15%
Other means
Unreliable estimate
1%
1%
2%
Typical commute
Unreliable estimate
Unreliable estimate
Unreliable estimate
20 to 29 minutes
On average, a household in Highland has 3.98 people, more than in Utah County (3.39).
Many people here do not commute at all: 23% work from home; in Utah County, 19%.
Do the math
What would you pay each month for a home in Highland?
A typical home costs more than the typical income allows
We start with a typical home in Highland, worth $928,300, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 48% of the typical household income in Highland, which is $186,075 a year. For that payment to be 28% of income, a household would need to earn about $318,133 a year. Note: at that price the loan is above the FHA limit for Utah County ($601,450), so FHA would not insure it; the payment is only a reference.
The calculator's FHA and conventional loan limits are those of all of Utah County.
Change the price, the down payment or the loan: the payment updates right away.
Your numbers
Local data
$
Starts at the typical home value in Highland. Change it to the price you have in mind.
Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.
Down payment
%
That is $32,491 (3.5% of the price). The usual minimum for this loan is 3.5%.
This week's average ± a quarter or half point.
National average as of November 5, 2026 (Freddie Mac); your rate may be different.
Adjust advanced details⌄
Estimated monthly payment
Local data
$7,423
at 7.18% · 30 years
Loan amount
$911,486
Total interest
$1,311,414
Paid off in
November 2056
Includes $15,677 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $4,342 a month
Tight
$4,342 to $5,582 a month
Hard
more than $5,582 a month
Your payment · 48%
Compared with the typical household income in Highland ($186,075 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$6,175
Property tax
$302
Home insurance
$387
FHA mortgage insurance (MIP)
$560
This loan is over the FHA limit
You'd borrow $895,809, but the FHA limit for a one-unit home in Highland is $601,450. You'd need a bigger down payment or a different loan.
You need at least $32,491 for the down payment, plus closing costs.
This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.
Total monthly payment $7,423; principal and interest $6,175.
The city and its county
Highland and Utah County
Highland is in Utah County, Utah. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).
Highland
Map of Utah County, Utah, with Highland marked. Around it, the neighboring counties.
Highland
Utah County
Other cities with a page
Highland's own numbers
Typical home value
$928,300
Typical monthly rent
$2,166
Typical yearly household income
$186,075
Households that own their home
92%
Effective property tax rate
0.39%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of Utah County
FHA limit, one-unit home
$601,450
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,363
Price change over 5 years (FHFA)
+54%
Homes in a high flood-risk zone
0.5%
HUD, FHFA and FEMA don't publish these numbers by city.
Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Utah County.
A typical home in Highland is worth $928,300: 72% above the county and 90% above Utah. With the typical household income in Highland ($186,075 a year), a typical home costs 5.0 times what the household earns in a year.
Years of income to pay for a typical home
The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.
Highland5.0 years
Utah5.4 years
Utah5.1 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in Utah County
According to FHFA’s house price index, home prices in Utah County rose 119% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of Utah County.
Yearly change in FHFA’s price index in Utah County, 2016 to 2025
2016: +7.6% +7.6% 2016
2017: +8.7% +8.7% 2017
2018: +8.5% +8.5% 2018
2019: +7.1% +7.1% 2019
2020: +5.1% +5.1% 2020
2021: +19.3% +19.3% 2021
2022: +20.7% +20.7% 2022
2023: −0.1% −0.1% 2023
2024: +4.0% +4.0% 2024
2025: +2.8% +2.8% 2025
Change in FHFA’s price index in Utah County, Utah and the United States
Period
County
Utah
U.S.
Last year (2025)
+2.8%
+2.4%
+2.9%
5 years (2020–2025)
+54%
+53%
+47%
10 years (2015–2025)
+119%
+121%
+85%
The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data
Highland next to Utah County, Utah and the U.S.
Three numbers side by side. “Typical” means the median: half are above it and half below.
Typical home value
Highland$928,300
Utah$538,700
Utah$489,400
United States$332,700
Typical monthly rent
Highland$2,166
Utah$1,541
Utah$1,496
United States$1,413
Typical yearly household income
Highland$186,075
Utah$100,671
Utah$95,166
United States$80,734
See the full table
Highland next to Utah County and Utah
Measure
Highland
Utah County
Utah
U.S.
Typical home value
$928,300 ▲72% above the county
$538,700
$489,400
$332,700
Typical monthly rent
$2,166 ▲41% above the county
$1,541
$1,496
$1,413
Typical yearly household income
$186,075 ▲85% above the county
$100,671
$95,166
$80,734
Households that own their home
92% ▲23 points above the county
68%
70%
65%
Typical yearly property tax
$3,657 ▲54% above the county
$2,370
$2,525
$3,119
Effective property tax rate
0.39% ▼0.05 points below the county
0.44%
0.52%
0.94%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Utah County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.
Four ways to pay for a typical home in Highland
For a typical $928,300 home in Highland, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Highland's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$7,423a month
Above the FHA limit for Utah County ($601,450)
Down payment
$32,491
Cash to close
$60,340
Rate
7.18%
Mortgage insurance
FHA MIP · $560
Conventional, 5% down$7,104a month
Above the conventional limit for Utah County ($832,750): it would be a "jumbo" loan
Down payment
$46,415
Cash to close
$74,264
Rate
7.18%
Mortgage insurance
PMI · $441
Conventional, 20% down, no PMI$5,719a month
Least cash to close
Down payment
$185,660
Cash to close
$213,509
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$6,578a month
Down payment
$139,245
Cash to close
$167,094
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Highland
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Above the FHA limit for Utah County ($601,450)
$7,423
$32,491
$911,486
7.18%
FHA MIP · $560
$60,340
580
Conventional, 5% down Above the conventional limit for Utah County ($832,750): it would be a "jumbo" loan
$7,104
$46,415
$881,885
7.18%
PMI · $441
$74,264
620*
Conventional, 20% down, no PMI Least cash to close
$5,719
$185,660
$742,640
7.18%
None
$213,509
620*
ITIN, 15% down (example)
$6,578
$139,245
$789,055
8.18%
None
$167,094
Set by the lender
The option that asks for the least cash to close is Conventional, 20% down, no PMI.
Cash to close = down payment plus 3% of the price in closing costs (example).
Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.
Typical rent in Highland is $2,166 a month: 41% above the county.
HUD publishes a fair market rent for all of Utah County, by unit size. To pay the 2-bedroom one ($1,363 a month) without spending more than 30% of your income, you would need to earn $26.21 an hour working full time.
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in Utah County (Fiscal year 2027)
Size
Fair rent a month
Hourly wage
Yearly income
Studio
$1,186
$22.81
$47,440
1 bedroom
$1,192
$22.92
$47,680
2 bedrooms
$1,363
$26.21
$54,520
3 bedrooms
$1,887
$36.29
$75,480
4 bedrooms
$2,278
$43.81
$91,120
Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027
By ZIP code
Fair market rent by ZIP code in Highland
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Highland is in ZIP code 84003.
For 2 bedrooms it is $1,560: $197 more than the fair market rent for Utah County ($1,363).
Fair market rent by ZIP code and size in Highland, fiscal year 2027.
ZIP code
Studio
1 bd
2 bd
3 bd
4 bd
84003
$1,360
$1,360
$1,560
$2,160
$2,610
ZIP code2 bd3 bd
84003 $1,560$2,160
1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Highland when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD)Fiscal year 2027Small Area Fair Market Rents (HUD) (external site)Source: Census Bureau ZCTA-to-place relationship fileData from 2020 dataCensus Bureau ZCTA-to-place relationship file (external site)
You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.
There are 2 HUD-approved agencies with an office in Utah County; 1 says it serves in Spanish.
No down payment, repair or rent-help program on our list is for Highland or Utah County. The ones below are statewide in Utah: they work in Highland the same as in the rest of the state.
Utah state agency second mortgage for the down payment or closing costs alongside its first mortgage: up to 6% of the loan with monthly payments, or up to 3.5% at 3.5% with deferred interest and no payments; capped at $27,500.Offered by Utah Housing Corporation (UHC).
Utah state loan, run by Utah Housing, of up to $20,000 with no interest or monthly payments for the down payment, closing costs or a lower rate; only for first-time buyers of a newly built home with a Utah Housing mortgage.Offered by Utah Housing Corporation (UHC).
No legal help resource on our list is for Highland or Utah County in particular.
If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.
Short answers with the numbers for Highland and all of Utah County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.
How much does a typical home cost in Highland?
The typical home value in Highland is $928,300, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Utah County it is $538,700.
How much does it cost to rent in Highland?
Typical rent in Highland is $2,166 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Utah County is $1,363.
What is the FHA loan limit in Highland?
Highland uses the FHA limit for all of Utah County (2026): $601,450 for a one-unit home and $1,156,650 for a four-unit home.
How much property tax do owners pay in Highland?
The typical homeowner in Highland pays $3,657 a year, according to the U.S. Census Bureau. That is 0.39% of the home’s value; in Utah County, the rate is 0.44%.
Where can I find free help to buy or rent in Highland?
There are 2 HUD-approved counseling agencies with an office in Utah County. 1 says it serves in Spanish. They can help you get ready to buy, with your credit, or with rent.
