Living in Pleasant Grove, Utah: The 2026 Guide

Is Pleasant Grove, Utah a good place to live?

For many families, yes. Pleasant Grove is a settled, mostly built-out city between American Fork and Orem, with established neighborhoods on the east bench, a quick drive to the Lehi tech corridor, and a summer calendar built around Strawberry Days.

• Established, not a boomtown: Pleasant Grove had 37,721 people in 2020 and an estimated 37,773 in 2025, essentially flat while Utah County grew about 15%. The city's 2023 General Plan describes Pleasant Grove as approaching build-out, with room for about 50,000 people by 2050.
• Right at the county average on crime: Pleasant Grove reported 30.85 offenses per 1,000 residents in 2024, matching the Utah County rate of 30.81, below neighbors American Fork (43.30), Lindon (39.51), and Orem (44.24), and well below the state (49.44).
• Central to north county jobs: about 17 minutes to Lehi, 13 to Utah Valley University, 18 to downtown Provo, and just under an hour to the Salt Lake City airport without traffic.
• Hospitals close by: Intermountain American Fork Hospital is about 6 minutes from City Hall, and Timpanogos Regional Hospital in Orem is about 9.

The tradeoffs: there is little open land left, so new homes are mostly infill, and the city's school district is changing in 2027 (see below). Homes west and south of State Street do not have secondary water.

What is the cost of living in Pleasant Grove, Utah?

Housing is the biggest cost, and the rest runs a little lower than many Utah County cities because Pleasant Grove's property tax rate is low and most yards are watered with secondary water instead of drinking water. A $600,000 primary home pays about $2,826 a year in property tax at the 2026 rate.

• Electricity: Rocky Mountain Power. Pleasant Grove does not run its own power company.
• City utilities: drinking water, secondary water, sewer, storm drain, and garbage come on one city bill. Call Pleasant Grove Utilities at (801) 785-5045, Monday through Thursday 7:30 AM to 5:30 PM and Friday 8:00 AM to noon.
• Sewer costs have been rising: the city's sewage is treated by the Timpanogos Special Service District, which raised treatment charges 40% one year and another 15% starting January 1, 2025. The city passes those increases through.
• Garbage is handled by Republic Services under a city contract.

Utility rates change often, and the city is reviewing how it charges for secondary water now that meters are installed. Ask the seller for a year of utility bills before you buy.

How much do homes cost in Pleasant Grove?

Pleasant Grove home prices rose from a median of $357,000 in 2019 to $572,500 in 2022, moved between about $550,000 and $600,000 from 2023 through 2025, and have climbed to $649,000 so far in 2026. Over the last 12 months (October 2025 through September 2026), the median single-family home sold for $631,875, or $236 per square foot, and 18.8% of sales were $1 million or more.

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

What your budget buys in Pleasant Grove

Pleasant Grove is mostly a resale market: only 24 of the 213 single-family homes sold in the last 12 months were built in 2025 or later. Older resale homes sold for a median of $605,000, took a median of 36 days to sell, and closed at about 99.4% of their list price. As of October 20, 2026, 51 single-family homes were for sale in Pleasant Grove, with a median list price of about $749,900. Building lots of an acre or less sold for a median of $389,000 (a little over four-tenths of an acre) over the last two years, across 27 sales, and no parcels over an acre sold.

What is the property tax rate in Pleasant Grove, Utah?

Most of Pleasant Grove is in Utah County tax district 70, with a 2026 total property tax rate of 0.008563, up from 0.008383 in 2025. That is a little higher than Orem (0.008118) and Lindon (0.008110), and well below south county cities like Springville (0.009626).

About 67% of the rate goes to Alpine School District and about 14% to the city. 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 parcels are in district 71, which does not pay the small North Utah County Water District levy, for a 2026 rate of 0.008552, about $2,822 on the same home. Second homes and rentals are taxed on full value. The school portion will be set by the new Timpanogos School District once it takes over.

Does Pleasant Grove have secondary water?

Yes, for most of the city. Pleasant Grove's pressurized irrigation system went in around 2007 and serves most homes, but the city says secondary water is not available west and south of State Street. Homes there water their yards with drinking water.

• Season: the city starts filling the system in mid-April and asks residents to wait until May 1 to water. The 2026 shutoff date was October 15.
• Watering schedule: odd house numbers water Monday, Wednesday, and Friday; even numbers Tuesday, Thursday, and Sunday. No residential watering on Saturday or between 10 AM and 6 PM.
• Meters: the city has finished installing secondary water meters citywide and says volume-based rates are being discussed.

Drinking water comes from the city's wells and springs and needs no treatment other than chlorination. For secondary water questions, call Public Works at (801) 785-2941.

What are the ADU requirements in Pleasant Grove?

Pleasant Grove allows one accessory apartment per single-family home, either inside the house or in a detached building, if the owner lives on the property and there are six off-street parking spaces. The rules are in city code section 10-15-47:

• Where: a basement, over the garage, an addition, or a detached accessory building, in the A-1, R-R, R-1, RM-7, DV, and Grove mixed housing zones. Not in a multifamily building.
• The owner has to live there, in either the main home or the detached unit. A temporary absence of up to three years for a job assignment, sabbatical, or voluntary service is allowed.
• Parking: six off-street spaces in total, four for the main home and two for the apartment. Garage and tandem driveway spaces count.
• Who can live in it: one person, a related family, or up to four unrelated people living as one household.
• Look and entrances: the home has to keep its single-family appearance, so two front doors side by side are not allowed (except a second door leading straight to the basement). The apartment uses the same address as "unit B."
• Rent only: the apartment cannot be sold separately.
• Tiny homes can serve as the accessory apartment if they sit on a permanent foundation and are connected to utilities.

How do you register an accessory apartment?

Every accessory apartment, new or existing, has to be registered with the Community Development Department: a $25 fee, a site plan showing parking and entrances, floor plans, any building permit, and photos of the required safety items such as smoke and carbon monoxide detectors. An unregistered apartment is not legal, and the city can fine owners who do not register.

If you are buying a home with a basement apartment, ask whether it is registered with the city. It affects whether you can legally rent it.

What are the zoning rules in Pleasant Grove?

Most Pleasant Grove neighborhoods are zoned R-1, and the number after it is the minimum lot size in thousands of square feet. An R-1-10 lot, for example, must be at least 10,000 square feet. Zoning is in Title 10 of the city code, and the official zoning map is posted by Community Development.

Source: city code section 10-9B-3. In the R-1-10 through R-1-20 zones, some lots in a subdivision can be smaller if the average still meets the minimum.

• Want animals? The R-R rural residential zone is meant for homes with farm animals and horses, including equestrian neighborhoods.
• Higher density is mostly limited to the RM-7 zone, downtown, and The Grove district near I-15.

A rezoning application costs $400 plus $10 per acre, per the city's fee schedule. Call Community Development at (801) 785-5045 to confirm the zone for a specific address.

What school district is Pleasant Grove in?

Alpine School District for now, and the new Timpanogos School District starting July 1, 2027. After voters split the Alpine district, Pleasant Grove, Lindon, Orem, and Vineyard formed Timpanogos School District, which will serve about 30 schools and about 23,300 students.

Schools in Pleasant Grove include:

• Elementary: Central, Grovecrest, Manila, and Mount Mahogany Elementary
• Junior high: Pleasant Grove Junior High
• High school: Pleasant Grove High School

What buyers should know right now: the new district's board is studying closing four to six elementary schools and one junior high, and moving 9th grade to the high schools and 6th grade to middle schools. None of the Pleasant Grove elementary schools above is on the closure study list. The board expects to vote in mid-December 2026, with changes starting in the 2027–2028 school year.

Boundaries depend on the address and may change in the boundary study. Follow the district's boundary study page and call Timpanogos School District at (385) 579-5000 before you buy.

Where is Pleasant Grove growing?

Most change in Pleasant Grove is happening in The Grove, the business and mixed-use district between State Street and I-15, and through infill elsewhere, because little open land is left.

• The Grove: home to the doTERRA corporate campus, offices, shopping, dining, and car dealers near the Pleasant Grove Boulevard interchange. The city's 2023 General Plan calls for more office and commercial development here and keeps most higher-density housing in The Grove and downtown.
• Bus rapid transit: the General Plan plans around future bus rapid transit on North County Boulevard. No opening date has been set.
• Roads and parks: the city lists 4000 North street improvements for 2026 and 2027 construction, new parking at the Battle Creek trailhead, and the new Cook Family Park at 800 North and 600 West.

What is Pleasant Grove known for?

Strawberry Days. The city calls it the longest continuing community celebration in Utah, born from the strawberry crops that once covered the town. It runs in mid-June; the 2027 dates are June 12 to 20, with a parade, a rodeo, a carnival, a car show, and a Tuesday night concert with free strawberries and cream.

A little history

Pioneers settled here on September 13, 1850. The town was first called Battlecreek, after a skirmish at the mouth of the canyon, and later named for a small grove of trees the settlers found. It was incorporated on January 19, 1855, and the original school house is now a pioneer museum. Old neighborhood names like Little Denmark, Monkey Town, Mud Hole, Manila, and Scratch Gravel are still on the city's neighborhood map.

Things to do in Pleasant Grove

• Battle Creek Falls, a popular hike from the trailhead on the east edge of the city, with views of Mount Timpanogos.
• Manila Pond and the city's parks, plus the city pool.
• Concerts in the Park, the city's summer concert series.