Is Mapleton, Utah a good place to live?
For many families, yes. Mapleton sits on the bench below Maple Mountain, between Springville and Spanish Fork, with mountain views, room to spread out, and a slower pace than the cities to the north.
- Safe: Mapleton reported 13.78 offenses per 1,000 residents in 2024, less than half the Utah County rate of 30.81, and well below Springville (31.31) and Provo (42.11).
- Growing fast: the population grew from about 11,360 in 2020 to an estimated 16,275 in 2025, an increase of roughly 43%.
- Room to breathe: many of Mapleton's residential zones require lots of a third of an acre to two acres or more, and the city runs its own pressurized irrigation system for lawns and gardens.
- Outdoors close by: the paved Mapleton Parkway Trail is open to walkers, bikes, and horses, and Maple Canyon's Whiting Campground is about 3 miles from town.
- Community: Mapleton Pioneer Days runs for a week each July with a parade, a 5K, and fireworks. The city says well over 10,000 people attend.
The tradeoffs: fewer stores and restaurants in town (most shopping is in Springville or Spanish Fork), and a longer drive to Lehi and Silicon Slopes, about 36 minutes without traffic.
How much do homes cost in Mapleton?
Mapleton home prices rose from a median of $478,000 in 2019 to $828,224 in 2023, dipped slightly in 2024, and have climbed back to $820,000 so far in 2026. Over the last 12 months (October 2025 through September 2026), the median single-family home sold for $808,105, or $208 per square foot, and 30.8% of sales were $1 million or more.
Median sold price of single-family homes in Mapleton by year. *2026 is January through September. Based on UtahRealEstate.com sales data, pulled October 8, 2026.
What your budget buys in Mapleton
| Price | Typical home |
|---|---|
| $650K to $850K | About 3,600 sq ft on roughly a fifth of an acre, usually 4 bedrooms. More than half are new construction. |
| $900K to $1.1M | About 4,800 sq ft on about a third of an acre, usually 4 bedrooms. |
| $1.35M to $1.65M | About 5,400 sq ft on about half an acre, usually 5 bedrooms. |
| $2M and up | About 8,400 sq ft on about an acre, usually 6 bedrooms, with recent sales up to $5.7 million. |
New construction is a big part of today's market: 47% of the single-family homes sold in the last 12 months were built in 2025 or later, many on smaller lots in south Mapleton. Older resale homes sold for a median of $852,500, took a median of 54 days to sell, and closed at about 98.6% of their list price. As of October 8, 2026, 105 single-family homes were for sale in Mapleton, with a median list price of $799,900. Building lots sold for a median of $375,000 (about half an acre) over the last two years, and lots over an acre for a median of $672,500.
What are the best neighborhoods in Mapleton?
Mapleton has a number of named neighborhoods and planned communities, many with their own zoning rules in the city code. Some you will hear about:
- Mapleton-West and Harvest Park, on the west side, home to Maple Ridge Elementary
- Sunrise Ranch, Whisper Rock, Mapleton Heights, and Hillcrest
- The Preserve at Mapleton, Whiting Farm, Maple Hills, and The Hollows
- Mapleton Village, Harmony Ridge, Pheasant View, Maple Vale, and Clegg Canyon
Lot sizes, home ages, and school assignments differ a lot from one neighborhood to the next. The best way to compare them is in person, and we are happy to drive them with you.
What are property taxes in Mapleton?
The 2026 total property tax rate for Mapleton City (tax district 140) is 0.010044, slightly lower than 2025's 0.010102. Most of it, about 71%, goes to the Nebo School District.
Utah taxes a primary home on only 55% of its market value, because of the state's 45% residential exemption. The exemption covers the home and up to one acre of land.
| Example: $900,000 primary home | |
|---|---|
| Taxable value (55%) | $495,000 |
| 2026 Mapleton rate | 0.010044 |
| Estimated yearly property tax | $4,971.78 |
On lots larger than one acre, land beyond the first acre does not get the exemption, so the bill will be higher. Second homes and rentals that are not a primary residence are taxed on full value.
What are the zoning and lot size rules in Mapleton?
Lot size is a big part of Mapleton's appeal. The main residential zones and their minimum lot sizes:
| Zone | Minimum lot |
|---|---|
| CE-1 (critical environment) | 3 acres |
| A-2 (agricultural) | 2 acres |
| RA-1 | 1 acre |
| RA-2 and R-1-B | 14,500 sq ft (about a third of an acre) |
| R-2 | 10,000 sq ft |
| R-2-B | 8,000 sq ft single-family; smaller for twin homes and townhomes |
The A-2 and RA-1 zones allow smaller lots in areas that receive transferred development rights.
Can you build an ADU in Mapleton?
Yes, with rules. Mapleton updated its accessory apartment ordinance in June 2026:
- The owner must live full-time in either the main home or the apartment, and only one apartment is allowed per lot.
- Internal apartments (like a basement apartment) are allowed on lots of at least 6,000 sq ft in most residential zones, with a side or rear entrance.
- Detached apartments need a lot of at least 11,000 sq ft, are capped at 1,000 sq ft on most lots (larger on lots over 2 acres), and must sit at least 10 feet behind the front of the house.
- One extra paved parking space is required.
What does it cost to build a new home in Mapleton?
Beyond the lot and construction, plan for Mapleton's 2026 impact fees. For a typical lot under half an acre with a 1-inch water meter, they total about $20,120, covering culinary water, sewer, parks, public safety, storm water, and pressurized irrigation. New subdivisions must also convey water rights to the city: 0.35 acre-feet per home for indoor use plus 2.5 acre-feet per irrigable acre.
What schools serve Mapleton?
Mapleton is in the Nebo School District. Schools that serve Mapleton families include:
- Elementary: Mapleton Elementary, Maple Ridge Elementary, Hobble Creek Elementary, and Sierra Bonita Elementary
- Middle and junior high: Maple Grove Middle School and Mapleton Junior High
- High school: Maple Mountain High School and Springville High School
School boundaries depend on the address, so confirm a specific home with Nebo School District at (801) 354-7400 before you buy.
Common questions
Is Mapleton, Utah safe?
Yes. In the 2024 Crime in Utah report, Mapleton recorded 13.78 offenses per 1,000 residents, compared with 30.81 for Utah County and 49.44 statewide.
How far is Mapleton from Provo and BYU?
About 18 minutes to downtown Provo and 23 minutes to BYU without traffic, and about 36 minutes to Lehi and Silicon Slopes.
What is the property tax rate in Mapleton, Utah?
The 2026 total rate is 0.010044. A $900,000 primary home pays about $4,972 a year, because Utah taxes primary homes on 55% of their value.
Can I put a basement apartment in my Mapleton home?
Generally yes, on lots of at least 6,000 square feet in most residential zones, as long as the owner lives in the home or the apartment and the entrance is on the side or rear.
What is the minimum lot size in Mapleton?
It depends on the zone: from 8,000 square feet in R-2-B up to 1 acre in RA-1, 2 acres in A-2, and 3 acres in the CE-1 zone.
Does Mapleton have secondary water?
Yes. The city runs its own pressurized irrigation system, typically from mid-April to mid-October.
Mapleton is where a lot of my clients land when they want room for their kids and some space between them and the neighbors. Right now it is really two markets: almost half of recent sales were brand-new homes on smaller lots, and the rest were older homes, often on bigger lots. Decide early which one you want, because the pricing, the timing, and the negotiation are different for each. If land and space matter most, start with the established neighborhoods. If you want everything new, start with the newer subdivisions.
Thinking about Mapleton?
Whether you are moving to Mapleton or moving up within it, tell us what you are looking for. Matt will reach out personally, usually the same day.
Thank you.
Matt has your details and will reach out personally. If it is easier, you can text him anytime at (385) 477-8138.
Sources
- U.S. Census Bureau, city population estimates 2020 to 2025 (Utah)
- Utah County Treasurer, 2026 tax rates for district 140 (Mapleton City)
- Utah Code § 59-2-103, residential exemption
- Mapleton City Code, Title 18 zoning and Section 18.84.410 accessory apartments
- Mapleton City Code, Section 17.24.080 water rights
- Mapleton City, 2026 residential impact fees
- Mapleton City, pressurized irrigation
- Mapleton City, schools
- Mapleton City, Mapleton Parkway Trail
- Mapleton City, Pioneer Days
- Utah Bureau of Criminal Identification, 2024 Crime in Utah report
- UtahRealEstate.com (Wasatch Front MLS), Mapleton single-family and lot sales, pulled October 8, 2026
Last updated October 2026. Drive times are estimates without traffic. Market figures are based on information from UtahRealEstate.com and are deemed reliable but not guaranteed.
