Question 1

What is the asking price for 4455 HIGHWAY 40, Heber City?

Accepted Answer

4455 HIGHWAY 40, Heber City is listed at $23,000,000.  Current status: Pending.

Question 2

What type of property is 4455 HIGHWAY 40, Heber City?

Accepted Answer

4455 HIGHWAY 40, Heber City is a Land (Commercial).   Zoning: Commercial, Agricultural.

Question 3

Is there an HOA for 4455 HIGHWAY 40, Heber City?

Accepted Answer

No, this property is not part of a homeowners association, which means no monthly HOA fees. Homeowners maintain full control over their property without HOA restrictions or assessments.

Question 4

What are the property taxes for 4455 HIGHWAY 40, Heber City?

Accepted Answer

Annual property taxes for this property are approximately $3,222 (about $269/month). This represents an effective tax rate of approximately 0.01% of the list price. Property taxes in Utah vary by county and are subject to change.

Question 5

What are the key features of 4455 HIGHWAY 40, Heber City?

Accepted Answer

Exterior features include: Barn, Out Buildings.

Question 6

How long has 4455 HIGHWAY 40, Heber City been on the market?

Accepted Answer

This property has been listed for 202 days. The average days on market in Heber City is 91 days, meaning this listing is taking longer than the local average. Extended time on market may present negotiation opportunities for buyers.

Question 7

Is 4455 HIGHWAY 40, Heber City suitable for horses?

Accepted Answer

Yes, this property is tagged as equestrian-friendly. The MLS listing confirms horse keeping is permitted. The 23.35-acre lot provides space for pasture and facilities. Check with the local municipality for any animal keeping permits required.

Question 8

What schools serve 4455 HIGHWAY 40, Heber City?

Accepted Answer

Assigned schools: Elementary: J R Smith; Middle: Timpanogos Middle; High: Wasatch.   School district: Wasatch.

Question 9

What high school is near 4455 HIGHWAY 40, Heber City?

Accepted Answer

The nearest high school is Wasatch. View the full school profile on Propaired for test scores, enrollment, and student-to-teacher ratios.

Question 10

What elementary school is near 4455 HIGHWAY 40, Heber City?

Accepted Answer

The nearest elementary school is J R Smith. Propaired provides full school ratings and comparison data for all schools in this area.

Question 11

What middle school is near 4455 HIGHWAY 40, Heber City?

Accepted Answer

The nearest middle school is Timpanogos Middle.

Question 12

How does this listing compare to the Heber City market?

Accepted Answer

4455 HIGHWAY 40, Heber City is listed at $23,000,000, which is above the Heber City median of $843,000 by $22,157,000. There are currently 424 active listings in Heber City. Homes in Heber City sell in an average of 91 days. The average sale-to-list ratio is 97.9%.

Question 13

What is the Heber City real estate market like in 2026?

Accepted Answer

In 2026, the median home price in Heber City is $843,000. There are currently 424 active listings. Homes sell in an average of 91 days. The average sale-to-list ratio is 97.9%. This listing at $23,000,000 is above the Heber City 2026 median.

Question 14

Are there other homes for sale in Heber City?

Accepted Answer

Yes — there are currently 424 active listings in Heber City. Browse all Heber City homes for sale at propaired.ai/listings/ut/heber-city. Prices range around a median of $843,000. Homes in Heber City are selling in about 91 days on average.

Question 15

What is the Heber City neighborhood like?

Accepted Answer

Mountain valley community. Outdoor recreation hub, good schools, growing, outdoor access (skiing, hiking, fishing). Family-friendly. Heber City is known for: mountain-valley, outdoor-recreation, growing, family-friendly. Population: approximately 17,000. Explore the full Heber City market data and community guide on Propaired.

Question 16

How does this price compare to the Utah state average?

Accepted Answer

At $23,000,000, this property is above the Utah state median of $525,000 by $22,475,000. Heber City prices are 61% above the state average. Utah's housing market varies significantly by region — front-range cities near SLC are typically more expensive than rural areas.

Question 17

What are the water and sewer connections for 4455 HIGHWAY 40, Heber City?

Accepted Answer

Sewer: Sewer: Connected.   Water is a critical consideration in Utah's arid climate.

Question 18

What is the commute like from 4455 HIGHWAY 40, Heber City?

Accepted Answer

4455 HIGHWAY 40, Heber City is located in Heber City, in the Wasatch Front region of Utah. With a population of approximately 17,000, Heber City has good transportation access. Commute times vary by destination — most Wasatch Front cities are within 30-60 minutes of downtown Salt Lake City via I-15. Consider rush-hour traffic patterns when evaluating this location.

Question 19

What is the Heber City community like?

Accepted Answer

Heber City is known for: mountain-valley, outdoor-recreation, growing, family-friendly, good-schools. The city has approximately 17,000 residents. The median home price in Heber City is $520,000. Explore the full Heber City community profile on Propaired for detailed neighborhood insights.

Question 20

Is Heber City a safe and family-friendly area?

Accepted Answer

Heber City is characterized as: family-friendly. With a population of about 17,000, Heber City offers a family-oriented environment. For detailed crime statistics and neighborhood safety data, consult local law enforcement resources and community reports.

Question 21

What would homeowner's insurance cost for 4455 HIGHWAY 40, Heber City?

Accepted Answer

Homeowner's insurance in Utah typically ranges from 0.3% to 0.5% of the home's value annually. For a home listed at $23,000,000, expect approximately $69,000-$115,000/year ($5,750-$9,583/month).   Get multiple quotes — rates vary significantly by insurer.

Question 22

What are the estimated closing costs for 4455 HIGHWAY 40, Heber City?

Accepted Answer

Closing costs in Utah typically range from 2-5% of the purchase price. For a home at $23,000,000, expect approximately $460,000-$1,150,000 in closing costs. This includes title insurance, escrow fees, lender fees, recording fees, and prepaid items (insurance, taxes). Buyers should also budget for a home inspection ($300-$500), appraisal ($400-$600), and any lender-required reserves.

Question 23

How does the property tax compare to the list price at 4455 HIGHWAY 40, Heber City?

Accepted Answer

The annual property tax of $3,222 represents an effective rate of 0.01% relative to the list price of $23,000,000. This is below the Utah average effective rate of approximately 0.58%, which is favorable for the buyer. Property taxes in Utah are assessed by the county and can change when the property is sold.

Question 24

Is 4455 HIGHWAY 40, Heber City eligible for FHA or VA financing?

Accepted Answer

At $23,000,000, this property may exceed standard FHA loan limits and could require a conventional or jumbo loan. VA loans have no price cap but require VA eligibility.    Consult a mortgage lender for personalized eligibility.

Question 25

Could 4455 HIGHWAY 40, Heber City be a 1031 exchange property?

Accepted Answer

Yes, 4455 HIGHWAY 40, Heber City could potentially qualify for a 1031 like-kind exchange if used as an investment or business property. A 1031 exchange allows deferral of capital gains taxes by reinvesting proceeds from one investment property into another. Key requirements include identifying a replacement property within 45 days and closing within 180 days. The property must be held for investment purposes — personal residences do not qualify. Consult a qualified intermediary and tax advisor for specific guidance.

Question 26

What is the price trend in Heber City?

Accepted Answer

Heber City's median price has increased 1.6% month-over-month. Current median: $843,000. Days on market have decreased by 22.3% month-over-month. Homes are selling at 97.9% of list price on average. Monitor these trends to time your offer strategically.

Question 27

What school district is 4455 HIGHWAY 40, Heber City in?

Accepted Answer

This property is in the Wasatch school district. Assigned elementary: J R Smith. Assigned middle: Timpanogos Middle. Assigned high: Wasatch. School district boundaries can affect property values by 5-15%. Contact the district directly to confirm current enrollment boundaries, as they may change.

Question 28

Is 4455 HIGHWAY 40, Heber City move-in ready?

Accepted Answer

Property condition is listed as: Blt./Standing.

Question 29

Does 4455 HIGHWAY 40, Heber City come with a home warranty?

Accepted Answer

No home warranty is currently included with this property. Buyers can request a home warranty as part of the purchase negotiation — they typically cost $400-$700/year and cover major systems and appliances. This is especially valuable for older homes.

Question 30

What is the lot like at 4455 HIGHWAY 40, Heber City?

Accepted Answer

The lot is 23.35 acres. Lot features: Terrain: Flat,Horse Property. Terrain: Terrain: Flat.   Lot characteristics affect usability, privacy, and future improvement potential.

Question 31

What utilities are available at 4455 HIGHWAY 40, Heber City?

Accepted Answer

Available utilities include: Natural Gas Connected,Electricity Connected,Sewer Connected.  Sewer: Sewer: Connected. Utility costs in Utah vary by season — expect higher heating bills in winter and cooling costs in summer. Contact local utility providers for average monthly cost estimates for this address.

4455 HIGHWAY 40, Heber City, UT 84032

4455 N HIGHWAY 40, Heber City, UT 84032

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