Salt Lake County · Southeast Salt Lake Valley / East Bench
Cottonwood Heights Real Estate
Last updated: July 2026 · Market data from the Wasatch Front Regional MLS
Cottonwood Heights sits on the southeast edge of the Salt Lake Valley at the mouths of Big and Little Cottonwood Canyons, a built-out east bench city where mountain access, mature neighborhoods, and a 2026 year-to-date median sale price of $782,000 define the market.
Cottonwood Heights Market Snapshot
As of June 2026, the typical home in Cottonwood Heights sells for about $782,000 (2026 year-to-date median, all home types). Prices are rising year over year in a balanced market.
Typical sale, 2026 year-to-date
Market conditions, June 2026
Source: UtahRealEstate.com / RapidStats MLS data. Median figures are all residential property types (single-family, townhouse, and condo), 2026 year-to-date; market-condition figures reflect June 2026. Data deemed reliable but not guaranteed. Market data powered by zoomUTAH.com.
Cottonwood Heights values have held up well, with the median up 4.3% over the past year to $782,000, supported by tight 2.2-month supply and the fixed appeal of canyon access in a nearly built-out city. Because so little new land is available, long-run pricing here tends to track scarcity and location rather than new supply, though appreciation is never guaranteed and the upper end moves differently than the entry tier.
Cottonwood Heights at a Glance
- ~32,000 Population (2026) Salt Lake County, the city between the canyons
- $119,422 Median household income Well above the statewide Utah median
- About flat Population growth A largely built-out city, near -1% a year since the 2020 count of 33,529
- ~$4,700 Typical property tax / yr On the median home at roughly a 0.6% effective primary-residence rate
- ~$1,900 Median rent / mo Varies widely by size, age, and location
- ~20 min Drive to downtown SLC About 17 miles via I-215 and I-15, longer in canyon or storm traffic
What your money buys in Cottonwood Heights
Condos and older townhomes, much of it along the Fort Union corridor, the entry point into the city and a fit for lower-maintenance ownership.
The core single-family market around the median, largely 1970s and 1980s ranch and split-level homes on comfortable lots near Brighton and Butler schools.
Larger and updated homes on the east bench, often with valley or partial canyon views and more square footage.
Canyon-view and gated estates at the mouths of the canyons, the segment that pulls the average sale price above the median.
How Cottonwood Heights compares
A quick side-by-side with neighboring cities on the factors buyers weigh most.
| Cottonwood Heights | Holladay | Sandy | Midvale | Millcreek | |
|---|---|---|---|---|---|
| Typical price | $782,000 median | ~$850,000 | ~$650,000 | ~$525,000 | ~$680,000 |
| Character | East bench, canyon access | Leafy, established, my home base | Larger suburban, wide range | More affordable, central valley | Older grid, close to the city |
| Drive to downtown SLC | ~20 min | ~18 min | ~22 min | ~18 min | ~15 min |
| Lot sizes | Generous, many 1/4 acre plus | Often large and mature | Mixed, newer areas smaller | Smaller, denser | Mixed, tighter city lots |
| Best known for | Ski canyon proximity | Village feel and mature trees | Established suburbs and retail | Value and location | Foothill access near downtown |
Your Cottonwood Heights Expert
I am Kris Bowen, a real estate broker with LPT Realty, 23 years in and more than 1,000 Utah closings. Cottonwood Heights sits right next to my Holladay base, so I walk these neighborhoods and price against in-person comps, not a citywide average. The difference between a home on Wasatch Boulevard with a canyon view and one two streets west is real money, and that is the kind of block-level read I bring to every buyer and seller here. Reach me at 801-999-8005 or search homes at zoomUTAH.com.
Kris Bowen, Real Estate Broker, LPT Realty
“Kris and his team recently helped us sell our home and we could not be happier. From the beginning, Kris was helpful, professional, and fun to work with. He is a true expert in real estate and has great connections, which made the whole process easy and seamless. He was prompt, diligent, and most of all, really good at what he does. I truly will never work with anyone else in real estate but Kris and his team.”
Cindy Chia
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Buying a Home in Cottonwood Heights
Buyers should plan around a market that leans toward sellers without being frantic. Supply sits at just 2.2 months and the median sale price is $782,000, up 4.3% year over year, so well-priced homes in the strongest pockets still draw quick, competitive interest. The offsetting reality is that homes are averaging 59 days on market and closing at a 95.7% sale-to-list ratio, which means buyers who are patient and disciplined are often getting a few percent off asking rather than paying over. The move is to get fully underwritten, watch new listings closely, and be ready to act on the right home while still negotiating on price, repairs, and terms where the days-on-market math supports it.
Entry pricing in Cottonwood Heights generally starts with condos and older townhomes in the $450,000 to $650,000 range, often along the Fort Union corridor and near Bengal Boulevard. The core single-family market clusters around the $700,000 to $850,000 median, with mid-century and 1970s-80s ranch and split-level homes on generous lots. Above that, updated and larger homes on the east bench run roughly $900,000 to $1.3 million, and canyon-view and gated properties reach $1.5 million and higher.
Search all Cottonwood Heights homes for sale →
New to the area? Start with our Utah buyer’s guide and relocating to Utah resources.
Selling a Home in Cottonwood Heights
Sellers are in a favorable but not automatic position. With only 2.2 months of supply and 71 active listings against 131 closed sales year to date, inventory is tight and the median price has risen 4.3% over the past year to $782,000. That said, the 95.7% sale-to-list ratio and 59-day average on market show that buyers are still price-sensitive, so the homes that win are the ones prepared, staged, and priced against real in-person comps rather than an aspirational number. The average sale price of $907,774 reflects how much the upper, canyon-view end of the market pulls the average above the median, which is exactly why block-level pricing matters here.
The most common mistakes are pricing to the citywide average instead of the specific street and view, skipping pre-list prep in a market where buyers still expect move-in condition, and reading the low 2.2-month supply as license to overprice. At a 95.7% sale-to-list ratio, homes that launch too high tend to sit past the 59-day average and then sell for less than a sharply priced listing would have earned in the first two weeks.
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New Construction in Cottonwood Heights
Cottonwood Heights is essentially built out, so true new construction is limited and usually takes the form of teardown-and-rebuild projects, infill on rare vacant east bench lots, and small townhome or condo developments near Fort Union and Highland Drive. Buyers who want new or nearly new often weigh a Cottonwood Heights rebuild against newer inventory in Draper or the south valley, and the tradeoff is almost always location and canyon access versus square footage per dollar.
Relocating to Cottonwood Heights?
Buying from out of state, made simple
If you are moving to Cottonwood Heights from out of state, the two things to understand early are canyon access and school boundaries, both of which swing value street by street. Because this is effectively my home turf next to Holladay, I can tour you through the east bench, the Old Mill area, and the Fort Union corridor in one afternoon and translate the $782,000 median into what your specific budget actually buys. Call or text 801-999-8005 and start your search at zoomUTAH.com.
See our relocating-to-Utah guide →- Video tours before you ever land
- Neighborhood & school guidance, remote
- Trusted local lender introductions
- Timed to your move, not a rush
Featured Cottonwood Heights Communities
The areas buyers ask about most. Cottonwood Heights has more, so tell us what you are looking for and we will point you to the right fit.
East bench along Wasatch Boulevard
The premium tier, with larger lots, canyon and valley views, and the shortest drive to Big and Little Cottonwood Canyons. Homes here command the top of the price range.
Old Mill area
An established pocket near the mouth of Big Cottonwood Canyon anchored by Old Mill Park and the Big Cottonwood Trail, mixing mature single-family homes with newer higher-end construction.
Bengal Boulevard and the 3000 East core
The central residential spine near Brighton High and Butler schools, dominated by 1970s and 1980s single-family homes on comfortable lots that sit close to the citywide median.
Fort Union corridor
The more affordable northern and western edge, with condos, townhomes, and easy freeway access, a common entry point and a fit for lower-maintenance ownership.
Butler and the older grid
Historic Butlerville-area streets with a range of vintage and updated homes, reflecting the city's origins before incorporation in 2005.
Best Cottonwood Heights neighborhood for…
Matching what you want most to where it lives in Cottonwood Heights.
- Closest to the ski canyons The east bench along Wasatch Boulevard and the Old Mill area, minutes from Big and Little Cottonwood Canyons.
- Best mountain views Elevated east bench lots that back to the foothills and look across the valley.
- Largest lots Established 1970s and 1980s single-family streets in the central Bengal Boulevard core.
- Best value per square foot Condos and townhomes along the Fort Union corridor in the $450,000 to $650,000 range.
- Best for lock-and-leave Newer townhomes and condos near Fort Union with lower maintenance and quick freeway access.
Cottonwood Heights Schools
Cottonwood Heights is served by the Canyons School District, which covers Alta, Cottonwood Heights, Draper, Midvale, and Sandy. Brighton High is the flagship high school inside the city, and the elementary and middle schools below feed into the district's east-side boundaries. Always confirm the exact boundary for a specific address, since lines can split by street.
High schools
- Brighton High School (grades 9-12, in Cottonwood Heights)
- Hillcrest High School (serves some western and northern pockets)
Middle / junior high
- Butler Middle School
- Albion Middle School (serves some southern boundaries)
Four-year graduation rate
Which high school feeds where
| Area of Cottonwood Heights | Typically feeds |
|---|---|
| Central and east Cottonwood Heights | Brighton High School |
| Bengal Boulevard and 3000 East core | Butler Middle School |
| Western and northern pockets near Fort Union | Hillcrest High School (confirm by address) |
Boundaries shift as the area grows. Always confirm your exact address on the official district boundary map.
Graduation figures are approximate, per Utah State Board of Education 2023-24 reporting, and vary by year. School assignment depends on the exact address, so verify current boundaries with Canyons School District before you rely on a specific school.
Living in Cottonwood Heights
Beyond the market numbers, here is what day-to-day life and the cost of owning look like. Tap any section to open it.
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What is Cottonwood Heights known for?
It is nicknamed the city between the canyons because it sits at the mouths of Big and Little Cottonwood Canyons, putting the Brighton, Solitude, Alta, and Snowbird ski resorts and year-round canyon trails within a short drive. -
What are the parks and recreation like?
The city runs a network of parks including Old Mill Park, Bywater Park, and Mountview Park, plus the Cottonwood Heights Recreation Center with pools and an ice rink. Trailheads at Bell Canyon and Ferguson Canyon add direct foothill access. -
Where do people shop and eat?
The Fort Union corridor and Highland Drive carry most of the everyday retail, grocery, and dining, with larger shopping at nearby Union Heights and the wider south valley a few minutes away. -
What is the trade-off of living here?
The canyon access that makes the area desirable also brings traffic on powder days, when snowfall backs up the roads to the resorts, so proximity to the canyon mouths cuts both ways.
Commute times from Cottonwood Heights
| Destination | Drive time | Transit |
|---|---|---|
| Downtown Salt Lake City | About 20 min | UTA bus plus TRAX, roughly 45 to 60 min |
| Salt Lake City International Airport | About 25 min | Limited, plan on a transfer |
| Silicon Slopes / Sandy tech corridor | 10 to 15 min | Bus and TRAX along the valley |
| University of Utah | About 20 min | Bus to TRAX, roughly 45 min |
| Cottonwood Canyons ski resorts | 20 to 40 min | Seasonal UTA ski bus from nearby park-and-ride |
Crime and Safety in Cottonwood Heights
Based on the latest FBI Uniform Crime Reporting data for 2024, Cottonwood Heights recorded roughly 1.4 violent and 15.6 property crimes per 1,000 residents per year.
Reported incidents per 1,000 residents (lower is better)
These are citywide averages for 2024, the latest available, and numbers vary block by block. Source: FBI Uniform Crime Reporting. Use them as a starting point, not a verdict on any single street.
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Frequently asked questions
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What is the median home price in Cottonwood Heights?
The 2026 year-to-date median sale price is $782,000, up 4.3% year over year, with an average sale price of $907,774 pulled higher by the canyon-view and gated segment.
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Is it a buyer's or seller's market?
It leans toward sellers. Supply is tight at 2.2 months and prices are rising, but a 95.7% sale-to-list ratio and a 59-day average on market give prepared buyers real room to negotiate on well-chosen homes.
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How many homes are selling?
There have been 131 closed sales year to date against 71 active listings, which is what keeps months of supply low at 2.2.
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How long do homes take to sell?
Homes are averaging 59 days on market year to date, so sharply priced listings move quickly while overpriced ones sit.
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What are property taxes on a typical home?
Utah gives primary residences a 45% exemption, so the effective rate is about 0.6%. On the $782,000 median that is roughly $4,700 a year, though your assessed value and exemption status determine the actual bill.
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What income do I need to buy the median home?
With 20% down on $782,000, financing at about 6.8%, the estimated monthly principal, interest, taxes, and insurance runs near $4,600, which generally calls for a household income in the range of $185,000 to $195,000. This is an illustrative estimate, not a lending offer.
Cottonwood Heights Real Estate
Buying or selling in Cottonwood Heights?
Whether you want to search homes or find out what yours is worth, the Kris Bowen Real Estate Group works this city every week. Reach out and we will run the in-person comps, with data on your side.
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