Living in Eagle Mountain, Utah: The 2026 Guide

Is Eagle Mountain, Utah a good place to live?

For many families, yes, especially if you want more house and more land for the money and do not mind a longer drive. Eagle Mountain has newer neighborhoods, big-lot and horse-property areas, and a lot of new construction.

• More home for the money: the median single-family home sold for well under the medians in Lehi, Saratoga Springs, and American Fork over the last 12 months.
• Growing fast: the population rose from 43,608 in 2020 to an estimated 66,557 in 2025, up 52.6%, the third-fastest growth of any Utah city with at least 10,000 people. It is now Utah's 12th-largest city.
• Room to spread out: 51.2 square miles of land, more than Provo, with zones for 1-, 2.5-, and 5-acre lots where horses and livestock are allowed.
• Trails and open space: the city says it has more than 150 miles of paved and unpaved trails, and the historic Pony Express Trail runs through town.

The tradeoffs: it is a long drive to most jobs (about 27 minutes to Lehi and about an hour to downtown Salt Lake City without traffic), there is no hospital in the city, and the freeway that will speed up the commute is not scheduled for construction until 2029.

Why did Eagle Mountain property taxes go up in 2026?

To pay for more sheriff's deputies. Eagle Mountain contracts with the Utah County Sheriff's Office for police, and the city says 100% of its property tax goes to public safety. In 2026 the city raised its own levy for the first time since 2010, from about 0.00053 to 0.00090.

What happened

• August 6, 2026: after a Truth in Taxation hearing, the City Council approved a much larger increase, to 0.001500.
• August 18, 2026: after public pushback and a resident-led referendum filing, the council repealed that vote and adopted 0.000900 instead, an increase of about 70% that raises about $2.1 million a year.
• The city's reason: it says the sheriff's division had about one deputy per 2,200 residents, and the increase pays for one sergeant and six more deputies.

What it costs you: the city says that on the average $488,000 home, the city's part of the tax goes from $142.25 to $241.56 a year, an increase of $99.31. The city is only about 9% of the total bill. The Alpine School District is about 60%, and the Unified Fire Authority, which provides fire and ambulance service, is about 17%.

What a typical home pays

Most of Eagle Mountain is in Utah County tax district 38, with a 2026 total rate of 0.009877. Utah taxes a primary home on only 55% of its market value.

Some newer neighborhoods sit in special districts that add their own levy, so two similar homes in Eagle Mountain can have very different tax bills. Check the tax district for a specific parcel on the Utah County land records before you buy. Sources: Eagle Mountain Truth in Taxation page and your property taxes explained.

How much do homes cost in Eagle Mountain?

Eagle Mountain home prices rose from a median of $340,000 in 2019 to $567,670 in 2022, dipped to $519,950 in 2023, and have held between about $520,000 and $530,000 since. Over the last 12 months (October 2025 through September 2026), the median single-family home sold for $529,722, or $170 per square foot, and only 1.4% of sales were $1 million or more.

Median sold price of single-family homes in Eagle Mountain by year. *2026 is January through September. Based on UtahRealEstate.com sales data, pulled October 20, 2026.

What your budget buys in Eagle Mountain

Eagle Mountain is one of the busiest new-construction markets in Utah: 566 of the 1,093 single-family homes sold in the last 12 months were built in 2025 or later, at a median of $529,900 and a median of 48 days to sell. The 527 older resale homes sold for a median of $528,999, took a median of 51 days, and closed at about 100% of their list price. As of October 20, 2026, 427 single-family homes were for sale in Eagle Mountain, with a median list price of about $555,900. Building lots sold for a median of $345,000 over the last two years across 39 sales, with about half of them over an acre.

Is Eagle Mountain, Utah safe?

The state does not publish a separate crime rate for Eagle Mountain. The city has no police department of its own. Its police are the Utah County Sheriff's Office Eagle Mountain Division, under contract, with a substation at City Hall.

In the 2024 Crime in Utah report, the Utah County Sheriff's Office as a whole, which covers Eagle Mountain along with other contract and unincorporated areas, reported 24.20 offenses per 1,000 residents. That compares with 30.81 for Utah County and 49.44 statewide. Neighboring Saratoga Springs reported 19.30.

Fire and ambulance service come from the Unified Fire Authority, with three stations in the city.

Who provides power, water, and internet in Eagle Mountain?

• Power: Rocky Mountain Power. Eagle Mountain once ran its own electric, gas, and internet systems, and voters approved selling the electric system to Rocky Mountain Power in 2014.
• Natural gas: Enbridge Gas.
• Water, sewer, and storm drain: the city, with garbage through the city's hauler. Call City Hall at (801) 789-6600.
• Internet: several private companies serve the city, and coverage varies by neighborhood, so check providers for a specific address.

Eagle Mountain residential utility rates

A home using 10,000 gallons of water a month with a 5,000-gallon winter average pays about $128 a month for city utilities, before power, gas, and internet. Water base rates go up $1 a year under the current schedule.

Secondary water: the city has pressurized irrigation rates on its fee schedule, but not every neighborhood is served, so ask whether a specific home has it. Source: Eagle Mountain consolidated fee schedule.

Are there data centers in Eagle Mountain?

Yes, several, with more planned. Technology companies have bought large tracts in Eagle Mountain for data center campuses. The city lists four:

The city's position is that data centers will carry a larger share of the tax base over time and push residential rates down. It also says the projects have paid for more than $300 million in infrastructure. Source: Eagle Mountain City, data centers.

Can you build an ADU in Eagle Mountain?

Yes, and the rules are among the more flexible in the county. Under city code chapter 17.70, Eagle Mountain allows a basement apartment, an addition, an apartment over a garage, or a detached cottage or guest house.

• One per lot, in most single-family zones. Detached units in the R3 and RC zones need a lot of at least 8,000 square feet.
• The owner has to live there, in the main home or the unit.
• Detached units: 400 to 1,200 square feet, up to two bedrooms, and the lot needs 70 feet of street frontage.
• Parking: the city code asks for two off-street spaces for the unit's tenants, not counting the driveway in front of the garage. State law limits what cities can require for apartments inside a home, so confirm with the Planning Department.
• No short-term rentals: no rentals under 30 days.
• Low cost to permit: the permit fee is $230, and the city charges no extra impact fees for ADUs.

What are the zoning and lot size rules in Eagle Mountain?

Eagle Mountain's residential zones and minimum lot sizes, from city code chapter 17.25:

Want horses? Livestock is allowed in the RA1, RA2, RD1, and RD2 zones, and chickens in every single-family zone from RA1 through R3. Lots in the RA1 and RA2 zones must have room for a home, two accessory buildings, and a horse corral. The city also runs a horse arena at Pony Express Memorial Park.

See the city's zoning map on its engineering and mapping page.

How long is the commute from Eagle Mountain?

About 27 minutes to the Lehi tech campuses and about an hour to downtown Salt Lake City, without traffic. Rush hour on SR-73 and Pony Express Parkway is much slower.

Road relief is coming, slowly. The Mountain View Corridor freeway from 2100 North in Lehi to Salt Lake County is finished. UDOT's plan to extend it south to SR-73 and turn SR-73 into an expressway is scheduled for construction from early 2029 to fall 2031, at a proposed cost of about $1 billion, and UDOT says the schedule may change.

What is there to do in Eagle Mountain?

Eagle Mountain incorporated in December 1996 with about 250 residents. It sits at the western base of the Lake Mountains, and the historic Pony Express Trail runs through the city.

• Pony Express Days: the city celebration, from late May to mid-June. In 2026 it ran May 25 to June 13, with the Grand Parade on May 30 and a PRCA rodeo June 11 to 13.
• Cory B. Wride Memorial Park: the city's main event park, with a baseball complex, pickleball courts, and the Pony Express Days carnival and fireworks.
• Trails: more than 150 miles for hiking, biking, and horseback riding, and a city bike park.
• Shopping: a Walmart Supercenter opened in August 2025. A center anchored by Lowe's and Smith's got a favorable Planning Commission recommendation in February 2026, but it is not final.

What school district is Eagle Mountain in?

Alpine School District for now, and the new Lake Mountain School District starting July 1, 2027. Lake Mountain will serve Eagle Mountain, Saratoga Springs, Cedar Fort, and Fairfield, and the city says a new high school is planned in its City Center area.

Public schools in Eagle Mountain include:

• High school: Cedar Valley High School
• Middle school: Frontier Middle School and Sage Canyon Middle School
• Elementary: Black Ridge, Brookhaven, Desert Sky, Eagle Valley, Hidden Hollow, Mountain Trails, Pony Express, and Silver Lake Elementary
• Charter schools: John Hancock Charter School, Ranches Academy, and Rockwell Charter High School

School boundaries depend on the address and may change as Lake Mountain takes over, so confirm a specific home with the district before you buy.