Question 1

What is the asking price for 12945 FOREST, Heber City?

Accepted Answer

12945 FOREST, Heber City is listed at $16,500,000 ($1446/sqft).  This listing is currently active and available for showings.

Question 2

How many bedrooms and bathrooms does 12945 FOREST, Heber City have?

Accepted Answer

This Residential features 7 bedrooms, 8 bathrooms, 11,410 square feet of living space. It is a 3-story home. The lot is 160 acres.

Question 3

When was 12945 FOREST, Heber City built?

Accepted Answer

This property was built in 2007, making it 19 years old. Built in the early 2000s, the home benefits from modern construction standards and may have updated systems.

Question 4

What type of property is 12945 FOREST, Heber City?

Accepted Answer

12945 FOREST, Heber City is a Residential (Single Family Residence).  It is located in the WOLF CREEK RANCH subdivision.

Question 5

Does 12945 FOREST, Heber City have a garage or parking?

Accepted Answer

Yes, this property includes a 4-car garage and 10 open parking spaces. Total parking capacity: 14 vehicles.

Question 6

Is there an HOA for 12945 FOREST, Heber City?

Accepted Answer

Yes, this property is part of a homeowners association. HOA fees are $1,450 monthly. HOA fees typically cover shared amenities, landscaping, and community maintenance.

Question 7

What are the property taxes for 12945 FOREST, Heber City?

Accepted Answer

Annual property taxes for this property are approximately $59,727 (about $4,977/month). This represents an effective tax rate of approximately 0.36% of the list price. Property taxes in Utah vary by county and are subject to change.

Question 8

What are the key features of 12945 FOREST, Heber City?

Accepted Answer

Interior features include: Alarm: Fire, Bath: Primary, Closet: Walk-In, Den/Office, Disposal. Exterior features include: Deck; Covered, Walkout. The home has 3 fireplaces.   View: Mountain(s).

Question 9

Is 12945 FOREST, Heber City a good deal?

Accepted Answer

Propaired's AI deal analysis classifies this property as a "Standard" with a deal score of 10/100.  This analysis considers price relative to comparables, days on market, price reductions, and market conditions.

Question 10

What would the monthly mortgage payment be for 12945 FOREST, 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 $82,826. Including estimated taxes and HOA fees, the total monthly cost is approximately $89,253. A 15-year mortgage at 5.79% would be $109,897/month but saves significantly on interest. These are estimates — contact a lender for a personalized quote.

Question 11

How long has 12945 FOREST, Heber City been on the market?

Accepted Answer

This property has been listed for 0 days. The average days on market in Heber City is 101 days, meaning this listing is moving faster than the local average. This is a fresh listing — act quickly if interested.

Question 12

Is 12945 FOREST, Heber City a good investment property?

Accepted Answer

Based on market rental data, this property has an estimated annual rent of $291,221 with a gross rental yield of 1.8%. Net rental yield (after estimated expenses): 1.1%.  Estimated debt service coverage ratio (DSCR): 0.26. Investor score: 10/100. These are estimates based on area comparables.

Question 13

What is the estimated rental income for 12945 FOREST, Heber City?

Accepted Answer

Based on area comparables, the estimated monthly rent for this property is $24,268 ($291,216/year). The gross rent multiplier is 56.7x (lower is generally better for investors). Actual rental income will depend on property condition, local demand, and management approach.

Question 14

What lifestyle features does 12945 FOREST, Heber City offer?

Accepted Answer

Propaired's AI has identified 10 lifestyle features for this property: Waterfront, Hunting/Outdoor, Farm/Ranch, Cabin/Mountain, OHV/ATV Trails, Fishing, Luxury Estate, Hot Tub/Spa, Historic/Character, Large Acreage. The primary lifestyle niche is "waterfront." These tags are derived from MLS data, property features, and location analysis.

Question 15

Is 12945 FOREST, Heber City a waterfront property?

Accepted Answer

Yes, this is a waterfront property. The property offers Mountain(s) views.  Waterfront properties in Utah are rare and typically command premium valuations.

Question 16

Is 12945 FOREST, 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.  Utah offers year-round fishing in rivers, reservoirs, and lakes — a fishing license is required.

Question 17

What makes 12945 FOREST, Heber City a luxury property?

Accepted Answer

This property is classified as a luxury estate based on its price point, features, and location. At 11,410 sqft on 160 acres, it offers premium living.    Luxury properties in Utah benefit from no state estate tax and relatively low property tax rates.

Question 18

How much land comes with 12945 FOREST, Heber City?

Accepted Answer

This property sits on 160 acres. It is suitable for farming or ranching use.  Water source: Private,Well. Large-acreage properties in Utah may have water rights and mineral rights considerations — verify with a real estate attorney.

Question 19

What schools serve 12945 FOREST, Heber City?

Accepted Answer

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

Question 20

What high school is near 12945 FOREST, 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 21

What elementary school is near 12945 FOREST, 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 22

What middle school is near 12945 FOREST, Heber City?

Accepted Answer

The nearest middle school is Timpanogos Middle.

Question 23

Is 12945 FOREST, Heber City in a flood zone?

Accepted Answer

This property is classified as low.  Flood insurance is not typically required but may be recommended.  Always verify current FEMA maps as they are periodically updated.

Question 24

How does this listing compare to the Heber City market?

Accepted Answer

12945 FOREST, Heber City is listed at $16,500,000, which is above the Heber City median of $843,000 by $15,657,000. 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 25

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 $16,500,000 is above the Heber City 2026 median.

Question 26

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 27

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 28

How does this price compare to the Utah state average?

Accepted Answer

At $16,500,000, this property is above the Utah state median of $525,000 by $15,975,000. 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 29

What is the Propaired intelligence score for 12945 FOREST, Heber City?

Accepted Answer

This property has a Propaired intelligence score of 24/100, combining deal value (10), recreation access (N/A), amenity proximity (N/A), broadband quality (N/A), and lifestyle features (10 tags). This composite score helps buyers quickly identify properties that match their priorities.

Question 30

What heating and cooling systems does 12945 FOREST, Heber City have?

Accepted Answer

Heating: Propane,Radiant Floor. 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 31

What type of roof does 12945 FOREST, Heber City have?

Accepted Answer

The roof material is Composition,Metal. Metal roofs are highly durable and can last 40-70 years with minimal maintenance. With a 19-year-old home, reviewing recent roof inspections is recommended.

Question 32

Does 12945 FOREST, Heber City have a basement?

Accepted Answer

Yes, the basement is described as: Walk-Out Access. 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 33

What is 12945 FOREST, Heber City constructed from?

Accepted Answer

Construction materials include: Log,Other. The construction type affects long-term maintenance requirements and insurance costs.

Question 34

What type of flooring does 12945 FOREST, 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 35

What are the water and sewer connections for 12945 FOREST, Heber City?

Accepted Answer

Water source: Private,Well. Sewer: Septic Tank. Properties on well water should have water quality tested annually and the well inspected before purchase. 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 36

What is the commute like from 12945 FOREST, Heber City?

Accepted Answer

12945 FOREST, 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 37

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 38

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 39

What would homeowner's insurance cost for 12945 FOREST, 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 $16,500,000, expect approximately $49,500-$82,500/year ($4,125-$6,875/month).   Get multiple quotes — rates vary significantly by insurer.

Question 40

What are the estimated closing costs for 12945 FOREST, Heber City?

Accepted Answer

Closing costs in Utah typically range from 2-5% of the purchase price. For a home at $16,500,000, expect approximately $330,000-$825,000 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 41

How does the property tax compare to the list price at 12945 FOREST, Heber City?

Accepted Answer

The annual property tax of $59,727 represents an effective rate of 0.36% relative to the list price of $16,500,000. 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 42

What are the total estimated monthly costs for 12945 FOREST, Heber City?

Accepted Answer

Estimated total monthly housing cost: $94,753. This includes principal & interest ($82,826 at 6.43% with 20% down), property tax ($4,977/mo), HOA ($1,450/mo), and estimated insurance (~$5,500/mo). Actual costs will vary based on your down payment, credit score, and insurance quotes.

Question 43

Is 12945 FOREST, Heber City eligible for FHA or VA financing?

Accepted Answer

At $16,500,000, 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 44

What is the estimated cap rate for 12945 FOREST, Heber City?

Accepted Answer

The estimated cap rate (net rental yield) for this property is 1.1%, based on estimated annual rent of $291,221 and a purchase price of $16,500,000. Lower cap rates often indicate appreciation-focused markets where property values are expected to rise.

Question 45

Is Heber City a good rental market?

Accepted Answer

Estimated monthly rent in Heber City is approximately $18,827. 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: 1.8%. Utah's steady population growth continues to drive rental demand.

Question 46

Could 12945 FOREST, Heber City be a 1031 exchange property?

Accepted Answer

Yes, 12945 FOREST, 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 47

Is the Heber City neighborhood appreciating in value?

Accepted Answer

Based on Zillow Home Value Index data, property values in this area have appreciated 0.3% over the past year. The current Zillow Home Value Index for this area is $785,043. This listing is priced at 2102% of the ZHVI estimate. Past appreciation is not a guarantee of future performance.

Question 48

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 49

What school district is 12945 FOREST, 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 50

Is 12945 FOREST, Heber City move-in ready?

Accepted Answer

Property condition is listed as: Blt./Standing.

Question 51

Does 12945 FOREST, 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 52

What is the lot like at 12945 FOREST, Heber City?

Accepted Answer

The lot is 160 acres. Lot features: Cul-De-Sac,Fenced: Part,Road: Paved,Secluded,Sprinkler: Manual-Part,View: Mountain,Wooded. Terrain: Cul-de-Sac, Fenced: Part, Road: Paved, Secluded Yard, Sprinkler: Manual-Part, View: Mountain, Wooded. Views: Mountain(s).  Lot characteristics affect usability, privacy, and future improvement potential.

Question 53

What utilities are available at 12945 FOREST, Heber City?

Accepted Answer

Available utilities include: Natural Gas Connected,Electricity Connected,Sewer: Septic Tank,Water Connected. Water source: Private,Well. Sewer: Septic Tank. 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.

Question 54

Is 12945 FOREST, Heber City a historic or character home?

Accepted Answer

This property has been identified as a historic or character home, meaning it features distinctive architectural details, craftsmanship, or historical significance. Built in 2007, it represents mid-century design elements.  Historic homes may qualify for preservation tax credits. Consider potential limitations on exterior modifications if in a historic district.

12945 FOREST, Heber City, UT 84036

12945 FOREST CRK #78, Heber City, UT 84036

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