Question 1

What is the asking price for 786 1260, Heber City?

Accepted Answer

786 1260, Heber City is listed at $760,000 ($296/sqft). The original list price was $775,000, representing a reduction of $15,000. This listing is currently active and available for showings.

Question 2

How many bedrooms and bathrooms does 786 1260, Heber City have?

Accepted Answer

This Residential features 3 bedrooms, 4 bathrooms, 2,569 square feet of living space. It is a 2-story home. The lot is 0.06 acres.

Question 3

When was 786 1260, Heber City built?

Accepted Answer

This property was built in 2024, making it 2 years old. As a newer construction, it likely features modern building codes, energy-efficient systems, and contemporary finishes.

Question 4

What type of property is 786 1260, Heber City?

Accepted Answer

786 1260, Heber City is a Residential (Townhouse). The architectural style is Rambler/Ranch. It is located in the KIMBALL VILLAS subdivision. Zoning: Single-Family.

Question 5

Does 786 1260, Heber City have a garage or parking?

Accepted Answer

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

Question 6

Is there an HOA for 786 1260, Heber City?

Accepted Answer

Yes, this property is part of a homeowners association. HOA fees are $260 monthly. HOA fees typically cover shared amenities, landscaping, and community maintenance.

Question 7

What are the property taxes for 786 1260, Heber City?

Accepted Answer

Annual property taxes for this property are approximately $3,538 (about $295/month). This represents an effective tax rate of approximately 0.47% of the list price. Property taxes in Utah vary by county and are subject to change.

Question 8

What are the key features of 786 1260, Heber City?

Accepted Answer

Interior features include: Alarm: Security, Closet: Walk-In, Den/Office, Disposal, Range/Oven: Free Stdng.. Exterior features include: Entry (Foyer), Patio: Covered, Sliding Glass Doors.    View: Mountain(s).

Question 9

Is 786 1260, Heber City a good deal?

Accepted Answer

Propaired's AI deal analysis classifies this property as a "Standard" with a deal score of 25/100. The price is 17% 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 $649,900 (based on 7 homes). At $760,000, this listing is 17% above the median for comparable homes. It ranks #Premium among similar listings by value.

Question 11

Has the price been reduced on 786 1260, Heber City?

Accepted Answer

Yes, the price has been reduced by 1.9% from the original list price of $775,000 to the current price of $760,000 — a reduction of $15,000. Price reductions can indicate seller motivation or market adjustment.

Question 12

What would the monthly mortgage payment be for 786 1260, Heber City?

Accepted Answer

At the current 30-year mortgage rate of 6.43% with 20% down, the estimated monthly principal and interest payment is $3,815. Including estimated taxes and HOA fees, the total monthly cost is approximately $4,370. A 15-year mortgage at 5.79% would be $5,062/month but saves significantly on interest. These are estimates — contact a lender for a personalized quote.

Question 13

How long has 786 1260, Heber City been on the market?

Accepted Answer

This property has been listed for 33 days. The average days on market in Heber City is 101 days, meaning this listing is moving faster than the local average.

Question 14

Is 786 1260, Heber City a good investment property?

Accepted Answer

Based on market rental data, this property has an estimated annual rent of $46,209 with a gross rental yield of 6.1%. Net rental yield (after estimated expenses): 4.0%.  Estimated debt service coverage ratio (DSCR): 0.89. Investor score: 35/100. These are estimates based on area comparables.

Question 15

What is the estimated rental income for 786 1260, Heber City?

Accepted Answer

Based on area comparables, the estimated monthly rent for this property is $3,851 ($46,212/year). The gross rent multiplier is 16.4x (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 786 1260, Heber City offer?

Accepted Answer

Propaired's AI has identified 6 lifestyle features for this property: Pool, Green/Sustainable, Scenic Views, Sport Court, Hot Tub/Spa, Master-Planned Community. The primary lifestyle niche is "master_planned." These tags are derived from MLS data, property features, and location analysis.

Question 17

Is 786 1260, Heber City near skiing?

Accepted Answer

This property is within reach of skiing. Deer Valley Resort is 9.1 miles away. Utah's world-class resorts offer 500+ inches of annual snowfall and "The Greatest Snow on Earth."

Question 18

Does 786 1260, Heber City have a pool?

Accepted Answer

Yes, this property includes a private pool. A hot tub/spa is also included. Utah summers can reach 100°F+, making a pool a valuable amenity. Consider seasonal maintenance costs of approximately $2,000-$4,000/year for a Utah pool.

Question 19

What recreation is near 786 1260, Heber City?

Accepted Answer

This property has a recreation score of 77/100. Nearby recreation includes: Deer Creek Parkway North trailhead (3.1 mi); Wasatch Middle School park (0.3 mi); Red Ledges (3.1 mi); Wasatch Mountain State Park (4.3 mi). Skiing: Deer Valley Resort (9.1 mi). Utah offers world-class outdoor recreation year-round, from skiing to hiking to national parks.

Question 20

Are there hiking trails near 786 1260, Heber City?

Accepted Answer

Yes, the nearest trailhead is Deer Creek Parkway North, just 3.1 miles from the property. Wasatch Mountain State Park is 4.3 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 786 1260, Heber City?

Accepted Answer

This property has an amenity proximity score of 76/100. Nearby services include: Grocery: Hidden Peak Provisions Deli (2.5 mi); Hospital: Andrew P. Talbott, MD - Southwest Spine & Pain Center (2.5 mi); Pharmacy: Midway Family Pharmacy (2.2 mi); Dining: Cubby's (2.2 mi). Gas station: 2.4 miles. Gym: On the Fringe Salon (2.2 mi).

Question 22

How far is the nearest hospital from 786 1260, Heber City?

Accepted Answer

The nearest hospital is Andrew P. Talbott, MD - Southwest Spine & Pain Center, approximately 2.5 miles from the property. The nearest fire station is 2.5 miles away. Proximity to emergency services is an important safety factor for homebuyers.

Question 23

What schools serve 786 1260, Heber City?

Accepted Answer

Assigned schools: Elementary: Heber Valley; Middle: Rocky Mountain; High: Wasatch. There are 6 schools within 3 miles of this property. The highest-rated nearby school is Midway School with a 63% state performance score (2.0 miles away). School district: Wasatch.

Question 24

What high school is near 786 1260, 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 786 1260, Heber City?

Accepted Answer

The nearest elementary school is Heber Valley (0.5 miles away). State performance score: 57%. District: Wasatch District. Propaired provides full school ratings and comparison data for all schools in this area.

Question 26

What middle school is near 786 1260, Heber City?

Accepted Answer

The nearest middle school is Rocky Mountain.

Question 27

How good are the schools near 786 1260, Heber City?

Accepted Answer

Of the 6 schools within 3 miles, 6 have state performance data with an average score of 58%.  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 786 1260, Heber City?

Accepted Answer

This property has a broadband score of 100/100 (Excellent). Best available speed: 2000 Mbps download / 2000 Mbps upload. Fiber internet is available at this address. Available providers: CenturyLink (10 Mbps, DSL); HughesNet (100 Mbps, Satellite); Rise Broadband (100 Mbps, Fixed Wireless). Total providers: 9.

Question 29

Is 786 1260, Heber City in a flood zone?

Accepted Answer

This property is classified as moderate. FEMA flood zone: X (0.2 PCT ANNUAL CHANCE 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

786 1260, Heber City is listed at $760,000, which is below the Heber City median of $843,000 by $83,000. There are currently 412 active listings in Heber City. Homes in Heber City sell in an average of 101 days. The average sale-to-list ratio is 97.9%.

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 $843,000. There are currently 412 active listings. Homes sell in an average of 101 days. The average sale-to-list ratio is 97.9%. This listing at $760,000 is below the Heber City 2026 median.

Question 32

Are there other homes for sale in Heber City?

Accepted Answer

Yes — there are currently 412 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 101 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 $760,000, this property is above the Utah state median of $525,000 by $235,000. 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 35

What is the Propaired intelligence score for 786 1260, Heber City?

Accepted Answer

This property has a Propaired intelligence score of 52/100, combining deal value (25), recreation access (77), amenity proximity (76), broadband quality (100), and lifestyle features (6 tags). This composite score helps buyers quickly identify properties that match their priorities.

Question 36

Does 786 1260, Heber City have energy-efficient or green features?

Accepted Answer

This property has been tagged as green/sustainable, indicating energy-efficient features. Heating: Forced Air,Gas: Central. Cooling: Central Air. Green homes may include solar panels, Energy Star appliances, high-efficiency HVAC, insulated windows, and sustainable building materials. Ask the listing agent for specific energy certifications or efficiency ratings.

Question 37

What heating and cooling systems does 786 1260, Heber City have?

Accepted Answer

Heating: Forced Air,Gas: Central. Cooling: Central Air. Modern HVAC systems typically last 15-20 years with proper maintenance. Utah's climate ranges from sub-zero winters to 100°F+ summers, making reliable heating and cooling essential.

Question 38

What type of roof does 786 1260, Heber City have?

Accepted Answer

The roof material is Asphalt. Asphalt shingles typically last 20-30 years in Utah's climate. With a 2-year-old home, reviewing recent roof inspections is recommended.

Question 39

Does 786 1260, Heber City have a basement?

Accepted Answer

Yes, the basement is described as: None,Slab. 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 40

What is 786 1260, Heber City constructed from?

Accepted Answer

Construction materials include: Asphalt,Stone,Cement Siding. Stone construction provides exceptional durability and a premium aesthetic.

Question 41

What type of flooring does 786 1260, Heber City have?

Accepted Answer

Flooring types include: Carpet,Tile.  Tile flooring is durable and ideal for high-traffic areas and bathrooms. Carpeted areas provide warmth and comfort, especially in bedrooms.

Question 42

What are the water and sewer connections for 786 1260, Heber City?

Accepted Answer

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

Question 43

What is the commute like from 786 1260, Heber City?

Accepted Answer

786 1260, 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 44

What shopping and dining is near 786 1260, Heber City?

Accepted Answer

The nearest restaurant is Cubby's (2.2 miles away) and the nearest grocery store is Hidden Peak Provisions Deli (2.5 miles). Coffee: Storyboard Book and Skate, LLC (2.2 mi). Banking: Grand Valley Bank (2.5 mi). Overall amenity proximity score: 76/100.

Question 45

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 46

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 47

What would homeowner's insurance cost for 786 1260, 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 $760,000, expect approximately $2,280-$3,800/year ($190-$317/month).   Get multiple quotes — rates vary significantly by insurer.

Question 48

What are the estimated closing costs for 786 1260, Heber City?

Accepted Answer

Closing costs in Utah typically range from 2-5% of the purchase price. For a home at $760,000, expect approximately $15,200-$38,000 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 49

How does the property tax compare to the list price at 786 1260, Heber City?

Accepted Answer

The annual property tax of $3,538 represents an effective rate of 0.47% relative to the list price of $760,000. 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 50

What are the total estimated monthly costs for 786 1260, Heber City?

Accepted Answer

Estimated total monthly housing cost: $4,623. This includes principal & interest ($3,815 at 6.43% with 20% down), property tax ($295/mo), HOA ($260/mo), and estimated insurance (~$253/mo). Actual costs will vary based on your down payment, credit score, and insurance quotes.

Question 51

Is 786 1260, Heber City eligible for FHA or VA financing?

Accepted Answer

At $760,000, 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 52

What is the estimated cap rate for 786 1260, Heber City?

Accepted Answer

The estimated cap rate (net rental yield) for this property is 4.0%, based on estimated annual rent of $46,209 and a purchase price of $760,000. Lower cap rates often indicate appreciation-focused markets where property values are expected to rise.

Question 53

Is Heber City a good rental market?

Accepted Answer

Estimated monthly rent in Heber City is approximately $3,751. Homes in Heber City sell in an average of 101 days, indicating moderate demand in this market. There are 412 active listings currently. Gross rental yield in this area: 6.1%. Utah's steady population growth continues to drive rental demand.

Question 54

Could 786 1260, Heber City be a 1031 exchange property?

Accepted Answer

Yes, 786 1260, 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 55

How does 786 1260, Heber City compare to recently sold homes nearby?

Accepted Answer

Based on 7 comparable properties, the median sold price in this area is $649,900. This listing is 17% above the comparable median. It ranks Premium among similar listings by value. The median for this property type specifically is $767,500. Comparable analysis is based on similar size, age, and location.

Question 56

Is the Heber City neighborhood appreciating in value?

Accepted Answer

Based on Zillow Home Value Index data, property values in this area have appreciated 1.7% over the past year. The current Zillow Home Value Index for this area is $403,846. This listing is priced at 188% of the ZHVI estimate. Past appreciation is not a guarantee of future performance.

Question 57

What is the price trend in Heber City?

Accepted Answer

Heber City's median price has decreased 7.8% month-over-month. Current median: $843,000. Days on market have increased by 19.6% month-over-month. Homes are selling at 97.9% of list price on average. Monitor these trends to time your offer strategically.

Question 58

Is 786 1260, Heber City overpriced or underpriced?

Accepted Answer

Propaired's AI classifies this property as "Standard." At 17% above comparable homes, the asking price is above the local median. Verify that premium features justify the price difference. Deal score: 25/100. Always confirm with a local real estate professional who can provide a comparative market analysis.

Question 59

What school district is 786 1260, Heber City in?

Accepted Answer

This property is in the Wasatch school district. Assigned elementary: Heber Valley. 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 60

How do nearby schools rank statewide?

Accepted Answer

Of the 6 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 Midway School (#180). Utah has approximately 1,000+ public schools, so a top-200 ranking indicates a strong-performing school.

Question 61

What parks are near 786 1260, Heber City?

Accepted Answer

The nearest local park is Wasatch Middle School (0.3 miles away). The nearest state park is Wasatch Mountain State Park (4.3 miles).  Parks and green spaces contribute to quality of life and are a positive factor for property values.

Question 62

Is there a golf course near 786 1260, Heber City?

Accepted Answer

The nearest golf course is Red Ledges, 3.1 miles from the property. Utah has over 80 golf courses statewide with a season running from March through November in most areas.

Question 63

What water activities are near 786 1260, Heber City?

Accepted Answer

Water recreation near this property includes: Jordanelle Reservoir (7.2 mi); boat ramp at Deer Creek Island (4.4 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 64

Is 786 1260, Heber City move-in ready?

Accepted Answer

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

786 1260, Heber City, UT 84032

786 S 1260 W #122, Heber City, UT 84032

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