Living in Lehi, Utah: The 2026 Guide

Is Lehi, Utah a good place to live?

For many families, yes. Lehi combines a historic Main Street and a long rodeo tradition with Utah's biggest concentration of tech jobs, new freeway connections, and two hospitals in town.

• Safer than the county average: Lehi reported 21.23 offenses per 1,000 residents in 2024, compared with 30.81 for Utah County and 49.44 statewide. That is less than half the rate of Orem (44.24), which is about the same size.
• Big and still growing: the population rose from 75,912 in 2020 to an estimated 95,313 in 2025, up 25.6%, while the county grew 15.2%.
• Jobs close by: Lehi is the center of the I-15 tech corridor often called Silicon Slopes, and Adobe's Lehi campus is here, near Thanksgiving Point.
• Two hospitals: Holy Cross Hospital – Mountain Point, with a 24-hour emergency room, and Intermountain Primary Children's Hospital Lehi campus, which opened in 2024.
• In the middle of the Wasatch Front: about 22 minutes to downtown Provo and 38 to downtown Salt Lake City without traffic, with a FrontRunner station in town.

The tradeoffs: traffic on I-15, Pioneer Crossing, and 2100 North is heavy at rush hour, and a lot of Lehi is still under construction. About one in three homes sold in the last year was brand new, so expect new neighborhoods and road work for years to come.

Who provides power and internet in Lehi?

The city provides both. Lehi City Power, the city-owned electric utility, serves homes in Lehi instead of Rocky Mountain Power. Lehi also owns Lehi Fiber, an open-access fiber network where you choose your own internet company.

Lehi residential electric rates

At those rates, a home using 900 kilowatt-hours in a month pays about $88 for power, before taxes. The power cost adjustment is already built into these rates. To report an outage, call (801) 376-0681 or text "out" to 85700.

Source: Lehi City fiscal year 2027 fee schedule. The city's older electric rates web page still lists a 2023 adjustment, so go by the fee schedule.

Lehi Fiber

Lehi Fiber is built and owned by the city, with Strata Networks as its operating partner. You sign up through one of five internet companies on the network: CentraCom, Beehive, Intellipop, Sumo Fiber, or XMission. Prices depend on the company you pick, and the city says there are no extra fees for using the network.

Gas, water, and the city utility bill

• Natural gas: Enbridge Gas, (800) 323-5517.
• Drinking water: $18.84 a month, plus $1.26 per 1,000 gallons up to 30,000 gallons.
• Sewer: $34.05 a month plus $3.51 per 1,000 gallons, up 15% this fiscal year.
• Garbage: $16.94 a month for the first can, with a free recycling can.
• Storm drain: $6.25 a month.

To start or move utilities, call Lehi utility billing at (385) 201-1000.

Does Lehi have secondary water?

Yes. Lehi bills pressurized irrigation (secondary water) as a standard part of the city utility bill, so lawns are watered with untreated irrigation water instead of drinking water. Lehi charges for it by lot size, not by how much you use:

• $6.83 a month, plus $62.70 a month per acre of lot.
• The minimum is $22.50 a month, which covers a typical quarter-acre lot.
• A half-acre lot pays about $38 a month, all year.

Because the charge follows the lot, a bigger yard costs more every month whether or not you water it. Ask for a year of utility bills before you buy. Source: Lehi fiscal year 2027 fee schedule.

How much do homes cost in Lehi?

Lehi home prices rose from a median of $395,000 in 2019 to $657,856 in 2022, held at about $655,000 to $660,000 from 2023 through 2025, and have climbed to $685,200 so far in 2026. Over the last 12 months (October 2025 through September 2026), the median single-family home sold for $678,658, or $225 per square foot, and 19.7% of sales were $1 million or more.

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

What your budget buys in Lehi

Lehi is a big, busy market with a lot of new construction: 294 of the 888 single-family homes sold in the last 12 months were built in 2025 or later, at a median of $720,418 and a median of 54 days to sell. The 594 older resale homes sold for a median of $632,000, took a median of 40 days, and closed at about 99.5% of their list price. As of October 20, 2026, 220 single-family homes were for sale in Lehi, with a median list price of about $718,150. Building lots of an acre or less sold for a median of $400,000 (a little over four-tenths of an acre) over the last two years, across 40 sales, and 2 parcels over an acre also sold.

What are property taxes in Lehi, Utah?

Most of Lehi is in Utah County tax district 10, with a 2026 total property tax rate of 0.008580, up from 0.008373 in 2025. That is lower than American Fork (0.008947), Saratoga Springs (0.008788), and Eagle Mountain (0.009877). About 67% of it goes to the Alpine School District, and the city's share is about 14%.

Utah taxes a primary home on only 55% of its market value, because of the state's 45% residential exemption, which covers the home and up to one acre of land.

Some addresses are in district 11, with a 2026 rate of 0.008569. Check a specific parcel on the Utah County land records. Second homes and rentals are taxed on full value. Lehi's combined sales tax rate is 7.45%.

Can you build an ADU or basement apartment in Lehi?

Yes, with limits. Lehi allows one accessory dwelling unit per single-family home under Development Code Chapter 26, either inside the home (like a basement apartment) or as a separate building in the backyard.

Apartment inside the home

• Lot of at least 6,000 square feet.
• The owner has to live there, in the main home or the apartment, and sign an affidavit that is recorded on the property.
• One extra parking stall, at least 9 by 20 feet, that is not tandem with the main home's parking.
• Not allowed in areas on the city's ADU Restricted Area Map, so check the map for a specific address.

Detached backyard unit

• Lot of at least 11,000 square feet.
• Utilities connect through the main home.
• One extra parking stall for a unit under 650 square feet, two for 650 square feet or more.
• Impact fees for a detached unit total $4,253.

Short-term rentals: Lehi lets an owner hold both an ADU permit and a short-term rental permit, but only one of the two can be active at a time. The ADU application fee is $25.

What are the zoning and lot size rules in Lehi?

Lehi's main single-family zones and minimum lot sizes, from the city's residential bulk and intensity table:

Many newer Lehi neighborhoods were approved under planned-community or area-plan zoning, so their rules come from that plan rather than this table. Look up a parcel on Lehi City maps.

Want animals? Under Lehi's animal rights table, most residential lots can keep up to 8 chickens, even under half an acre. Horses are allowed at two per half acre, and in the R-1 zones they need a conditional use permit.

What does it cost to build a new home in Lehi?

For a typical new home on a quarter-acre lot with 200-amp power service, impact and connection fees total about $17,900 before the building permit. The largest single piece, $5,793, goes to the Timpanogos Special Service District for the regional sewer plant, not to the city.

What is being built in Lehi?

• The Lehi Utah Temple: announced April 7, 2024, about 85,000 square feet on a 22.48-acre site near 3950 North and Center Street. No groundbreaking date has been announced.
• The 2100 North freeway: UDOT is building 2.8 miles of new freeway between Redwood Road and I-15, connecting to the Mountain View Corridor. Construction began in spring 2026 and is scheduled to finish in late 2028.
• Downtown and a future transit stop: the city adopted a downtown revitalization and State Street station area plan on December 16, 2025. It covers the historic core and plans for a future transit station near State Street and 100 East. Funding and timing have not been set.
• Primary Children's Hospital Lehi: the 66-bed children's hospital at 2250 North Miller Campus Drive opened in February 2024.
• The Point: the redevelopment of the old state prison site at Point of the Mountain is just north of Lehi, in Draper.

What is Lehi, Utah known for?

Lehi was settled in the fall of 1850 and incorporated on February 5, 1852, and its name comes from the Book of Mormon. Today it is known for three things: its tech companies, Thanksgiving Point, and the Lehi Round-Up.

• Historic Main Street: 26 buildings built between 1850 and 1945 are listed on the National Register of Historic Places, and the Lehi Roller Mills, a flour mill, has been in operation since 1906.
• The Lehi Round-Up: a rodeo that has run for about 80 years, with a week of parades and events each June. In 2026 it ran June 20 to 28, with the PRCA rodeo June 24 to 27 and the Grand Parade on June 27.
• Thanksgiving Point: a nonprofit with 155 acres and seven venues, including Ashton Gardens, the Museum of Ancient Life, the Museum of Natural Curiosity, and the Butterfly Biosphere.
• The Lehi Legacy Center: the city's recreation center, with a pool, gyms, an indoor track, and fitness space.

What school district is Lehi in?

Alpine School District for now, and the new Aspen Peaks School District starting July 1, 2027. After voters split the Alpine district, Lehi joins American Fork, Alpine, Cedar Hills, Highland, and the Utah County part of Draper in Aspen Peaks. Alpine School District runs the schools until then.

Public schools in Lehi include:

• High school: Lehi High School and Skyridge High School
• Middle and junior high: Lehi Junior High, Viewpoint Middle School, and Willowcreek Middle School
• Elementary: Belmont, Dry Creek, Eaglecrest, Fox Hollow, Lehi, Liberty Hills, Meadow, North Point, River Rock, Sego Lily, Snow Springs, and Traverse Mountain
• Charter schools with Lehi addresses include Ascent Academies, Ignite Entrepreneurship Academy, and Renaissance Academy.

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