Question 1

What is the asking price for 2454 TIMBER LAKES, Heber City?

Accepted Answer

2454 TIMBER LAKES, Heber City is listed at $825,000 ($279/sqft). The original list price was $850,000, representing a reduction of $25,000. This listing is currently active and available for showings.

Question 2

How many bedrooms and bathrooms does 2454 TIMBER LAKES, Heber City have?

Accepted Answer

This Residential features 4 bedrooms, 3 bathrooms, 2,954 square feet of living space. It is a 4-story home. The lot is 1.1 acres.

Question 3

When was 2454 TIMBER LAKES, Heber City built?

Accepted Answer

This property was built in 1986, making it 40 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 2454 TIMBER LAKES, Heber City?

Accepted Answer

2454 TIMBER LAKES, Heber City is a Residential (Single Family Residence). The architectural style is Cabin. It is located in the TIMBER LAKES subdivision. Zoning: Single-Family.

Question 5

Does 2454 TIMBER LAKES, Heber City have a garage or parking?

Accepted Answer

Yes, this property includes a 2-car garage. Total parking capacity: 2 vehicles. The property also accommodates RV parking.

Question 6

Is there an HOA for 2454 TIMBER LAKES, Heber City?

Accepted Answer

Yes, this property is part of a homeowners association. HOA fees are $2,084 annually. HOA fees typically cover shared amenities, landscaping, and community maintenance.

Question 7

What are the property taxes for 2454 TIMBER LAKES, Heber City?

Accepted Answer

Annual property taxes for this property are approximately $5,709 (about $476/month). This represents an effective tax rate of approximately 0.69% of the list price. Property taxes in Utah vary by county and are subject to change.

Question 8

What are the key features of 2454 TIMBER LAKES, Heber City?

Accepted Answer

Interior features include: Bath: Primary, Kitchen: Updated, Range/Oven: Free Stdng., Granite Countertops. Exterior features include: Deck; Covered, Lighting, Patio: Open. The home has 1 fireplace.

Question 9

Is 2454 TIMBER LAKES, Heber City a good deal?

Accepted Answer

Propaired's AI deal analysis classifies this property as a "Standard" with a deal score of 30/100. Key deal signals: 60.0 days on market — potential negotiation opportunity. The price is 4% 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 $795,000 (based on 10 homes). At $825,000, this listing is 4% above the median for comparable homes. It ranks #Fair Price among similar listings by value.

Question 11

Has the price been reduced on 2454 TIMBER LAKES, Heber City?

Accepted Answer

Yes, the price has been reduced by 2.9% from the original list price of $850,000 to the current price of $825,000 — a reduction of $25,000. Price reductions can indicate seller motivation or market adjustment.

Question 12

What would the monthly mortgage payment be for 2454 TIMBER LAKES, 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 $4,111. Including estimated taxes and HOA fees, the total monthly cost is approximately $6,671. A 15-year mortgage at 5.71% would be $5,467/month but saves significantly on interest. These are estimates — contact a lender for a personalized quote.

Question 13

How long has 2454 TIMBER LAKES, Heber City been on the market?

Accepted Answer

This property has been listed for 60 days. The average days on market in Heber City is 117 days, meaning this listing is moving faster than the local average.

Question 14

Is 2454 TIMBER LAKES, Heber City a good investment property?

Accepted Answer

Based on market rental data, this property has an estimated annual rent of $64,161 with a gross rental yield of 7.8%. Net rental yield (after estimated expenses): 5.1%.  Estimated debt service coverage ratio (DSCR): 1.14. Investor score: 42/100. These are estimates based on area comparables.

Question 15

What is the estimated rental income for 2454 TIMBER LAKES, Heber City?

Accepted Answer

Based on area comparables, the estimated monthly rent for this property is $5,347 ($64,164/year). The gross rent multiplier is 12.9x (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 2454 TIMBER LAKES, Heber City offer?

Accepted Answer

Propaired's AI has identified 7 lifestyle features for this property: Hunting/Outdoor, OHV/ATV Trails, Trail/Hiking Access, RV-Friendly, Scenic Views, Gated Community, New Construction. The primary lifestyle niche is "hunting_outdoor." These tags are derived from MLS data, property features, and location analysis.

Question 17

Is 2454 TIMBER LAKES, Heber City good for fishing or outdoor recreation?

Accepted Answer

Yes, this property is well-positioned for outdoor recreation.  The area offers hunting and outdoor sporting access. Nearest boat ramp: Jordanelle State Park-Rock Cliff (9.8 miles). Utah offers year-round fishing in rivers, reservoirs, and lakes — a fishing license is required.

Question 18

Is 2454 TIMBER LAKES, Heber City new construction?

Accepted Answer

Yes, this is a new construction property built in 1986. New construction in Utah typically includes modern energy codes, current building standards, builder warranties, and contemporary finishes.  Review the builder warranty terms and any remaining items on the builder punch list.

Question 19

What recreation is near 2454 TIMBER LAKES, Heber City?

Accepted Answer

This property has a recreation score of 47/100. Nearby recreation includes: Bench Creek trailhead (3.7 mi); Park park (3.3 mi); Red Ledges (6.4 mi); Jordanelle State Park (12.5 mi). Skiing: Deer Valley Resort (16.1 mi). Utah offers world-class outdoor recreation year-round, from skiing to hiking to national parks.

Question 20

Are there hiking trails near 2454 TIMBER LAKES, Heber City?

Accepted Answer

Yes, the nearest trailhead is Bench Creek, just 3.7 miles from the property. Jordanelle State Park is 12.5 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 2454 TIMBER LAKES, Heber City?

Accepted Answer

This property has an amenity proximity score of 45/100. Nearby services include: Grocery: Samak Smoke House (10.2 mi); Hospital: Andrew P. Talbott, MD - Southwest Spine & Pain Center (8.5 mi); Pharmacy: Frontier Veterinary Care (10.0 mi); Dining: The Chilli Spot (0.4 mi). Gas station: 11.1 miles. Gym: On the Fringe Salon (11.1 mi).

Question 22

How far is the nearest hospital from 2454 TIMBER LAKES, Heber City?

Accepted Answer

The nearest hospital is Andrew P. Talbott, MD - Southwest Spine & Pain Center, approximately 8.5 miles from the property. The nearest fire station is 7.2 miles away. Proximity to emergency services is an important safety factor for homebuyers.

Question 23

What schools serve 2454 TIMBER LAKES, Heber City?

Accepted Answer

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

Question 24

What high school is near 2454 TIMBER LAKES, 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 2454 TIMBER LAKES, 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 26

What middle school is near 2454 TIMBER LAKES, Heber City?

Accepted Answer

The nearest middle school is Timpanogos Middle.

Question 27

What is the internet speed at 2454 TIMBER LAKES, Heber City?

Accepted Answer

This property has a broadband score of 100/100 (Excellent). Best available speed: 1000 Mbps download / 1000 Mbps upload. Fiber internet is available at this address. Available providers: All West Communications (1000 Mbps, Fiber); All West Communications (50 Mbps, DSL); HughesNet (100 Mbps, Satellite). Total providers: 6.

Question 28

Is 2454 TIMBER LAKES, 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 29

How does this listing compare to the Heber City market?

Accepted Answer

2454 TIMBER LAKES, Heber City is listed at $825,000, which is below the Heber City median of $850,000 by $25,000. 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 30

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 $825,000 is below the Heber City 2026 median.

Question 31

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 32

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 33

How does this price compare to the Utah state average?

Accepted Answer

At $825,000, this property is above the Utah state median of $517,990 by $307,010. 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 34

What is the Propaired intelligence score for 2454 TIMBER LAKES, Heber City?

Accepted Answer

This property has a Propaired intelligence score of 44/100, combining deal value (30), recreation access (47), amenity proximity (45), broadband quality (100), and lifestyle features (7 tags). This composite score helps buyers quickly identify properties that match their priorities.

Question 35

What heating and cooling systems does 2454 TIMBER LAKES, Heber City have?

Accepted Answer

Heating: Gas: Radiant,Propane,Wood. Cooling: Natural Ventilation. 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 36

What type of roof does 2454 TIMBER LAKES, Heber City have?

Accepted Answer

The roof material is Asphalt. Asphalt shingles typically last 20-30 years in Utah's climate. With a 40-year-old home, reviewing recent roof inspections is recommended.

Question 37

Does 2454 TIMBER LAKES, Heber City have a basement?

Accepted Answer

Yes, the basement is described as: Full. Basements in Utah are common and add versatile living or storage space. Check for any signs of moisture or foundation issues during the home inspection.

Question 38

What is 2454 TIMBER LAKES, Heber City constructed from?

Accepted Answer

Construction materials include: Log,Stone. Stone construction provides exceptional durability and a premium aesthetic.

Question 39

What type of flooring does 2454 TIMBER LAKES, 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 40

What are the water and sewer connections for 2454 TIMBER LAKES, Heber City?

Accepted Answer

Water source: Culinary,Private. Sewer: Septic Tank.  Septic systems require regular pumping (every 3-5 years) and inspection. Budget approximately $300-$500 for routine maintenance. Water is a critical consideration in Utah's arid climate.

Question 41

What is the commute like from 2454 TIMBER LAKES, Heber City?

Accepted Answer

2454 TIMBER LAKES, 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 42

What shopping and dining is near 2454 TIMBER LAKES, Heber City?

Accepted Answer

The nearest restaurant is The Chilli Spot (0.4 miles away) and the nearest grocery store is Samak Smoke House (10.2 miles). Coffee: Storyboard Book and Skate, LLC (11.1 mi). Banking: Zions Bank (11.2 mi). Overall amenity proximity score: 45/100.

Question 43

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 44

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 45

What would homeowner's insurance cost for 2454 TIMBER LAKES, 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 $825,000, expect approximately $2,475-$4,125/year ($206-$344/month).   Get multiple quotes — rates vary significantly by insurer.

Question 46

What are the estimated closing costs for 2454 TIMBER LAKES, Heber City?

Accepted Answer

Closing costs in Utah typically range from 2-5% of the purchase price. For a home at $825,000, expect approximately $16,500-$41,250 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 47

How does the property tax compare to the list price at 2454 TIMBER LAKES, Heber City?

Accepted Answer

The annual property tax of $5,709 represents an effective rate of 0.69% relative to the list price of $825,000. This is near the Utah average effective rate of approximately 0.58%. Property taxes in Utah are assessed by the county and can change when the property is sold.

Question 48

What are the total estimated monthly costs for 2454 TIMBER LAKES, Heber City?

Accepted Answer

Estimated total monthly housing cost: $6,946. This includes principal & interest ($4,111 at 6.36% with 20% down), property tax ($476/mo), HOA ($2,084/mo), and estimated insurance (~$275/mo). Actual costs will vary based on your down payment, credit score, and insurance quotes.

Question 49

Is 2454 TIMBER LAKES, Heber City eligible for FHA or VA financing?

Accepted Answer

At $825,000, 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 50

What is the estimated cap rate for 2454 TIMBER LAKES, Heber City?

Accepted Answer

The estimated cap rate (net rental yield) for this property is 5.1%, based on estimated annual rent of $64,161 and a purchase price of $825,000. A cap rate of 4-6% is typical for residential properties in growing Utah markets.

Question 51

Is Heber City a good rental market?

Accepted Answer

Estimated monthly rent in Heber City is approximately $5,347. 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: 7.8%. Utah's steady population growth continues to drive rental demand.

Question 52

Could 2454 TIMBER LAKES, Heber City be a 1031 exchange property?

Accepted Answer

Yes, 2454 TIMBER LAKES, 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 53

How does 2454 TIMBER LAKES, Heber City compare to recently sold homes nearby?

Accepted Answer

Based on 10 comparable properties, the median sold price in this area is $795,000. This listing is 4% above the comparable median. It ranks Fair Price 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 54

Is the Heber City neighborhood appreciating in value?

Accepted Answer

Based on Zillow Home Value Index data, property values in this area have appreciated 0.6% over the past year. The current Zillow Home Value Index for this area is $541,800. This listing is priced at 152% of the ZHVI estimate. Past appreciation is not a guarantee of future performance.

Question 55

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 56

Is 2454 TIMBER LAKES, Heber City overpriced or underpriced?

Accepted Answer

Propaired's AI classifies this property as "Standard." The asking price is within 5% of the comparable median, indicating market-appropriate pricing. Deal score: 30/100. Always confirm with a local real estate professional who can provide a comparative market analysis.

Question 57

What school district is 2454 TIMBER LAKES, 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 58

What parks are near 2454 TIMBER LAKES, Heber City?

Accepted Answer

The nearest local park is Park (3.3 miles away). The nearest state park is Jordanelle State Park (12.5 miles).  Parks and green spaces contribute to quality of life and are a positive factor for property values.

Question 59

Is there a golf course near 2454 TIMBER LAKES, Heber City?

Accepted Answer

The nearest golf course is Red Ledges, 6.4 miles from the property. Utah has over 80 golf courses statewide with a season running from March through November in most areas.

Question 60

What water activities are near 2454 TIMBER LAKES, Heber City?

Accepted Answer

Water recreation near this property includes: Jordanelle Reservoir (11.8 mi); boat ramp at Jordanelle State Park-Rock Cliff (9.8 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 61

Is 2454 TIMBER LAKES, Heber City move-in ready?

Accepted Answer

As new construction, this home is expected to be move-in ready with modern finishes and warranties.

Question 62

What updates might 2454 TIMBER LAKES, Heber City need?

Accepted Answer

At 40 years old, common updates to consider include: roof replacement (if original), HVAC system update, electrical panel upgrade, water heater replacement. Current roof: Asphalt. Current heating: Gas: Radiant,Propane,Wood. 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.

Question 63

Does 2454 TIMBER LAKES, 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 64

What is the lot like at 2454 TIMBER LAKES, Heber City?

Accepted Answer

The lot is 1.1 acres. Lot features: Wooded,Private. Terrain: Terrain, Flat, Wooded, Private.   Lot characteristics affect usability, privacy, and future improvement potential.

2454 TIMBER LAKES, Heber City, UT 84032

2454 S TIMBER LAKES DR #1056, Heber City, UT 84032

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