Question 1

What is the asking price for 1290 VALLEY RIDGE, Heber City?

Accepted Answer

1290 VALLEY RIDGE, Heber City is listed at $2,800,000 ($324/sqft). The original list price was $4,950,000, representing a reduction of $2,150,000. This listing is currently active and available for showings.

Question 2

How many bedrooms and bathrooms does 1290 VALLEY RIDGE, Heber City have?

Accepted Answer

This Residential features 9 bedrooms, 7 bathrooms, 8,629 square feet of living space. It is a 4-story home. The lot is 0.81 acres.

Question 3

When was 1290 VALLEY RIDGE, Heber City built?

Accepted Answer

This property was built in 1996, making it 30 years old. Homes from this era often feature solid construction. Buyers should review the condition of the roof, HVAC, and plumbing.

Question 4

What type of property is 1290 VALLEY RIDGE, Heber City?

Accepted Answer

1290 VALLEY RIDGE, Heber City is a Residential (Single Family Residence). The architectural style is Stories: 2. It is located in the VALLEY HILLS ESTATES subdivision. Zoning: Single-Family.

Question 5

Does 1290 VALLEY RIDGE, Heber City have a garage or parking?

Accepted Answer

Yes, this property includes a 6-car garage and 10 open parking spaces. Total parking capacity: 16 vehicles. The property also accommodates RV parking.

Question 6

Is there an HOA for 1290 VALLEY RIDGE, 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 7

What are the property taxes for 1290 VALLEY RIDGE, Heber City?

Accepted Answer

Annual property taxes for this property are approximately $9,781 (about $815/month). This represents an effective tax rate of approximately 0.35% of the list price. Property taxes in Utah vary by county and are subject to change.

Question 8

What are the key features of 1290 VALLEY RIDGE, Heber City?

Accepted Answer

Interior features include: Accessory Apt, Alarm: Security, Basement Apartment, Bath: Primary, Bath: Sep. Tub/Shower. Exterior features include: Balcony, Basement Entrance, Double Pane Windows, Entry (Foyer), Out Buildings. The home has 5 fireplaces.   View: Mountain(s),Valley.

Question 9

Is 1290 VALLEY RIDGE, Heber City a good deal?

Accepted Answer

Propaired's AI deal analysis classifies this property as a "Great Deal (vs Market)" with a deal score of 100/100. Key deal signals: Priced 28% below market value; 43% price reduction from original list; 102% LT gross rent coverage of monthly ownership cost. The price is 32% above similar homes in the area. This analysis considers price relative to comparables, days on market, price reductions, and market conditions.

Question 10

How does this price compare to similar homes in Heber City?

Accepted Answer

The median price for similar properties in the area is $2,122,000 (based on 10 homes). At $2,800,000, this listing is 32% above the median for comparable homes. It ranks #Premium among similar listings by value.

Question 11

Has the price been reduced on 1290 VALLEY RIDGE, Heber City?

Accepted Answer

Yes, the price has been reduced by 43.4% from the original list price of $4,950,000 to the current price of $2,800,000 — a reduction of $2,150,000. Price reductions can indicate seller motivation or market adjustment.

Question 12

What would the monthly mortgage payment be for 1290 VALLEY RIDGE, Heber City?

Accepted Answer

At the current 30-year mortgage rate of 6.36% with 20% down, the estimated monthly principal and interest payment is $13,953. Including estimated taxes, the total monthly cost is approximately $14,768. A 15-year mortgage at 5.71% would be $18,553/month but saves significantly on interest. These are estimates — contact a lender for a personalized quote.

Question 13

How long has 1290 VALLEY RIDGE, Heber City been on the market?

Accepted Answer

This property has been listed for 168 days. The average days on market in Heber City is 117 days, meaning this listing is taking longer than the local average. Extended time on market may present negotiation opportunities for buyers.

Question 14

Is 1290 VALLEY RIDGE, Heber City a good investment property?

Accepted Answer

Based on market rental data, this property has an estimated annual rent of $225,954 with a gross rental yield of 8.1%. Net rental yield (after estimated expenses): 5.3%.  Estimated debt service coverage ratio (DSCR): 1.19. Investor score: 66/100. These are estimates based on area comparables.

Question 15

What is the estimated rental income for 1290 VALLEY RIDGE, Heber City?

Accepted Answer

Based on area comparables, the estimated monthly rent for this property is $18,829 ($225,948/year). The gross rent multiplier is 12.4x (lower is generally better for investors). Actual rental income will depend on property condition, local demand, and management approach.

Question 16

What lifestyle features does 1290 VALLEY RIDGE, Heber City offer?

Accepted Answer

Propaired's AI has identified 4 lifestyle features for this property: Luxury Estate, RV-Friendly, Scenic Views, Privacy/Seclusion. The primary lifestyle niche is "luxury_estate." These tags are derived from MLS data, property features, and location analysis.

Question 17

Is 1290 VALLEY RIDGE, Heber City near skiing?

Accepted Answer

This property is within reach of skiing. Deer Valley Resort is 8.3 miles away. Utah's world-class resorts offer 500+ inches of annual snowfall and "The Greatest Snow on Earth."

Question 18

What makes 1290 VALLEY RIDGE, Heber City a luxury property?

Accepted Answer

This property is classified as a luxury estate based on its price point, features, and location. At 8,629 sqft on 0.81 acres, it offers premium living.  The property features scenic views.  Luxury properties in Utah benefit from no state estate tax and relatively low property tax rates.

Question 19

What recreation is near 1290 VALLEY RIDGE, Heber City?

Accepted Answer

This property has a recreation score of 75/100. Nearby recreation includes: Dutch Canyon trailhead (2.9 mi); Coyote Springs Park park (0.3 mi); Red Ledges (1.6 mi); Wasatch Mountain State Park (6.3 mi). Skiing: Deer Valley Resort (8.3 mi). Utah offers world-class outdoor recreation year-round, from skiing to hiking to national parks.

Question 20

Are there hiking trails near 1290 VALLEY RIDGE, Heber City?

Accepted Answer

Yes, the nearest trailhead is Dutch Canyon, just 2.9 miles from the property. Wasatch Mountain State Park is 6.3 miles away. Utah has over 10,000 miles of hiking trails across its diverse terrain, from desert canyons to alpine meadows.

Question 21

What amenities and services are near 1290 VALLEY RIDGE, Heber City?

Accepted Answer

This property has an amenity proximity score of 66/100. Nearby services include: Grocery: The Market at Midway (3.6 mi); Hospital: Andrew P. Talbott, MD - Southwest Spine & Pain Center (0.4 mi); Pharmacy: Midway Family Pharmacy (3.4 mi); Dining: Cubby's (3.3 mi). Gas station: 3.6 miles. Gym: On the Fringe Salon (3.3 mi).

Question 22

How far is the nearest hospital from 1290 VALLEY RIDGE, Heber City?

Accepted Answer

The nearest hospital is Andrew P. Talbott, MD - Southwest Spine & Pain Center, approximately 0.4 miles from the property. The nearest fire station is 3.7 miles away. Proximity to emergency services is an important safety factor for homebuyers.

Question 23

What schools serve 1290 VALLEY RIDGE, Heber City?

Accepted Answer

Assigned schools: Elementary: J R Smith; Middle: Rocky Mountain; High: Wasatch. There are 4 schools within 3 miles of this property. The highest-rated nearby school is Old Mill School with a 59% state performance score (2.1 miles away). School district: Wasatch.

Question 24

What high school is near 1290 VALLEY RIDGE, 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 25

What elementary school is near 1290 VALLEY RIDGE, Heber City?

Accepted Answer

The nearest elementary school is J R Smith (1.6 miles away). State performance score: 56%. District: Wasatch District. Propaired provides full school ratings and comparison data for all schools in this area.

Question 26

What middle school is near 1290 VALLEY RIDGE, Heber City?

Accepted Answer

The nearest middle school is Rocky Mountain.

Question 27

How good are the schools near 1290 VALLEY RIDGE, Heber City?

Accepted Answer

Of the 4 schools within 3 miles, 4 have state performance data with an average score of 56%.  School quality is a key factor in home values — properties near top-rated schools typically command a 5-10% premium. Visit each school's detail page on Propaired for full performance breakdowns.

Question 28

What is the internet speed at 1290 VALLEY RIDGE, Heber City?

Accepted Answer

This property has a broadband score of 100/100 (Excellent). Best available speed: 2000 Mbps download / 1000 Mbps upload. Fiber internet is available at this address. Available providers: All West/Utah Inc. (1000 Mbps, Fiber); CenturyLink (140 Mbps, DSL); HughesNet (100 Mbps, Satellite). Total providers: 10.

Question 29

Is 1290 VALLEY RIDGE, Heber City in a flood zone?

Accepted Answer

This property is classified as low. FEMA flood zone: X (AREA OF MINIMAL FLOOD HAZARD). Flood insurance is not typically required but may be recommended.  Always verify current FEMA maps as they are periodically updated.

Question 30

How does this listing compare to the Heber City market?

Accepted Answer

1290 VALLEY RIDGE, Heber City is listed at $2,800,000, which is above the Heber City median of $850,000 by $1,950,000. There are currently 366 active listings in Heber City. Homes in Heber City sell in an average of 117 days. The average sale-to-list ratio is 98.1%.

Question 31

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

Accepted Answer

In 2026, the median home price in Heber City is $850,000. There are currently 366 active listings. Homes sell in an average of 117 days. The average sale-to-list ratio is 98.1%. This listing at $2,800,000 is above the Heber City 2026 median.

Question 32

Are there other homes for sale in Heber City?

Accepted Answer

Yes — there are currently 366 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 $850,000. Homes in Heber City are selling in about 117 days on average.

Question 33

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 34

How does this price compare to the Utah state average?

Accepted Answer

At $2,800,000, this property is above the Utah state median of $517,990 by $2,282,010. Heber City prices are 64% 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 35

What is the Propaired intelligence score for 1290 VALLEY RIDGE, Heber City?

Accepted Answer

This property has a Propaired intelligence score of 76/100, combining deal value (100), recreation access (75), amenity proximity (66), broadband quality (100), and lifestyle features (4 tags). This composite score helps buyers quickly identify properties that match their priorities.

Question 36

What heating and cooling systems does 1290 VALLEY RIDGE, Heber City have?

Accepted Answer

Heating: Gas: Radiant,Hydronic. Cooling: Central Air. Given the age of this home, it may be worth requesting a professional HVAC inspection to assess system efficiency and remaining lifespan. Utah's climate ranges from sub-zero winters to 100°F+ summers, making reliable heating and cooling essential.

Question 37

What type of roof does 1290 VALLEY RIDGE, Heber City have?

Accepted Answer

The roof material is Tile. Tile roofs can last 50+ years with proper maintenance. With a 30-year-old home, reviewing recent roof inspections is recommended.

Question 38

Does 1290 VALLEY RIDGE, Heber City have a basement?

Accepted Answer

Yes, the basement is described as: Daylight,Entrance,Walk-Out Access. A daylight basement features windows for natural light, making the space more livable. Check for any signs of moisture or foundation issues during the home inspection.

Question 39

What is 1290 VALLEY RIDGE, Heber City constructed from?

Accepted Answer

Construction materials include: Brick. Brick construction is durable and low-maintenance, offering excellent insulation and fire resistance.

Question 40

What type of flooring does 1290 VALLEY RIDGE, Heber City have?

Accepted Answer

Flooring types include: Carpet,Hardwood,Tile. Hardwood floors are a premium feature that adds lasting value and can be refinished multiple times. Tile flooring is durable and ideal for high-traffic areas and bathrooms. Carpeted areas provide warmth and comfort, especially in bedrooms.

Question 41

What are the water and sewer connections for 1290 VALLEY RIDGE, Heber City?

Accepted Answer

Water source: Culinary. Sewer: Sewer: Connected,Sewer: Public.  Municipal sewer service means no septic maintenance costs. Water is a critical consideration in Utah's arid climate.

Question 42

What is the commute like from 1290 VALLEY RIDGE, Heber City?

Accepted Answer

1290 VALLEY RIDGE, 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 43

What shopping and dining is near 1290 VALLEY RIDGE, Heber City?

Accepted Answer

The nearest restaurant is Cubby's (3.3 miles away) and the nearest grocery store is The Market at Midway (3.6 miles). Coffee: Storyboard Book and Skate, LLC (3.3 mi). Banking: Grand Valley Bank (3.7 mi). Overall amenity proximity score: 66/100.

Question 44

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 45

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 46

What would homeowner's insurance cost for 1290 VALLEY RIDGE, 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 $2,800,000, expect approximately $8,400-$14,000/year ($700-$1,167/month).   Get multiple quotes — rates vary significantly by insurer.

Question 47

What are the estimated closing costs for 1290 VALLEY RIDGE, Heber City?

Accepted Answer

Closing costs in Utah typically range from 2-5% of the purchase price. For a home at $2,800,000, expect approximately $56,000-$140,000 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 48

How does the property tax compare to the list price at 1290 VALLEY RIDGE, Heber City?

Accepted Answer

The annual property tax of $9,781 represents an effective rate of 0.35% relative to the list price of $2,800,000. 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 49

What are the total estimated monthly costs for 1290 VALLEY RIDGE, Heber City?

Accepted Answer

Estimated total monthly housing cost: $15,701. This includes principal & interest ($13,953 at 6.36% with 20% down), property tax ($815/mo), and estimated insurance (~$933/mo). Actual costs will vary based on your down payment, credit score, and insurance quotes.

Question 50

Is 1290 VALLEY RIDGE, Heber City eligible for FHA or VA financing?

Accepted Answer

At $2,800,000, 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 51

What is the estimated cap rate for 1290 VALLEY RIDGE, Heber City?

Accepted Answer

The estimated cap rate (net rental yield) for this property is 5.3%, based on estimated annual rent of $225,954 and a purchase price of $2,800,000. A cap rate of 4-6% is typical for residential properties in growing Utah markets.

Question 52

Is Heber City a good rental market?

Accepted Answer

Estimated monthly rent in Heber City is approximately $14,065. Homes in Heber City sell in an average of 117 days, indicating moderate demand in this market. There are 366 active listings currently. Gross rental yield in this area: 8.1%. Utah's steady population growth continues to drive rental demand.

Question 53

Could 1290 VALLEY RIDGE, Heber City be a 1031 exchange property?

Accepted Answer

Yes, 1290 VALLEY RIDGE, 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 54

How does 1290 VALLEY RIDGE, Heber City compare to recently sold homes nearby?

Accepted Answer

Based on 10 comparable properties, the median sold price in this area is $2,122,000. This listing is 32% above the comparable median. It ranks Premium among similar listings by value. The median for this property type specifically is $1,394,000. Comparable analysis is based on similar size, age, and location.

Question 55

Is the Heber City neighborhood appreciating in value?

Accepted Answer

Based on Zillow Home Value Index data, property values in this area have appreciated 2.1% over the past year. The current Zillow Home Value Index for this area is $1,492,089. This listing is priced at 188% of the ZHVI estimate. Past appreciation is not a guarantee of future performance.

Question 56

What is the price trend in Heber City?

Accepted Answer

Heber City's median price has increased 26.5% month-over-month. Current median: $850,000. Days on market have decreased by 35.2% month-over-month. Homes are selling at 98.1% of list price on average. Monitor these trends to time your offer strategically.

Question 57

Is 1290 VALLEY RIDGE, Heber City overpriced or underpriced?

Accepted Answer

Propaired's AI classifies this property as "Great Deal (vs Market)." At 32% above comparable homes, the asking price is above the local median. Verify that premium features justify the price difference. Deal score: 100/100. Always confirm with a local real estate professional who can provide a comparative market analysis.

Question 58

What school district is 1290 VALLEY RIDGE, Heber City in?

Accepted Answer

This property is in the Wasatch school district. Assigned elementary: J R Smith. Assigned middle: Rocky Mountain. 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 59

How do nearby schools rank statewide?

Accepted Answer

Of the 4 nearby schools with state rankings, the highest-ranked is Wasatch Learning Academy at #155 statewide (56% performance score). Other ranked nearby schools include Timpanogos Middle School (#171) and Old Mill School (#278). Utah has approximately 1,000+ public schools, so a top-200 ranking indicates a strong-performing school.

Question 60

What parks are near 1290 VALLEY RIDGE, Heber City?

Accepted Answer

The nearest local park is Coyote Springs Park (0.3 miles away). The nearest state park is Wasatch Mountain State Park (6.3 miles).  Parks and green spaces contribute to quality of life and are a positive factor for property values.

Question 61

Is there a golf course near 1290 VALLEY RIDGE, Heber City?

Accepted Answer

The nearest golf course is Red Ledges, 1.6 miles from the property. Utah has over 80 golf courses statewide with a season running from March through November in most areas. Close proximity to a golf course is a desirable feature that can enhance property value.

Question 62

What water activities are near 1290 VALLEY RIDGE, Heber City?

Accepted Answer

Water recreation near this property includes: Jordanelle Reservoir (5.4 mi); boat ramp at Jordanelle State Park-Rock Cliff (6.2 mi).  Utah offers diverse water recreation from mountain reservoirs to desert lakes. Popular activities include boating, kayaking, paddle boarding, and fishing — a Utah fishing license is required for anglers.

Question 63

Is 1290 VALLEY RIDGE, Heber City move-in ready?

Accepted Answer

Property condition is listed as: Blt./Standing.

Question 64

What updates might 1290 VALLEY RIDGE, Heber City need?

Accepted Answer

At 30 years old, common updates to consider include: roof replacement (if original), HVAC system update, water heater replacement. Current roof: Tile. Current heating: Gas: Radiant,Hydronic. These are general guidelines based on typical component lifespans — the actual condition depends on maintenance history. Always get a professional inspection and ask the seller for maintenance records and any recent upgrades.

1290 VALLEY RIDGE, Heber City, UT 84032

1290 N VALLEY RIDGE DR, Heber City, UT 84032

About This Property

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Recreation NearbyScore: 75/100

Amenities NearbyScore: 66/100

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