What feels right on paper does not always feel right in real life. If you are deciding between Highland and Lehi, the bigger question is not just where you can buy a home, but which city fits your everyday routine. From errands and commute options to trail access and neighborhood pace, this guide will help you compare the practical tradeoffs so you can move with more confidence. Let’s dive in.
Highland vs. Lehi at a glance
Highland and Lehi sit close together in north Utah County, but they support different day-to-day lifestyles. Highland’s planning centers on preserving a low-density, semi-rural residential character, while Lehi’s planning supports more mixed-use growth, more housing variety, and stronger transit connections.
That difference shows up quickly once you look at city size. In 2025, Highland’s estimated population was 21,571, while Lehi’s was 95,313. If you want a smaller-scale setting, Highland will likely feel more residential and settled. If you want a larger city with more activity and growth, Lehi may feel like a better match.
Community feel and pace
Highland feels quieter and more residential
Highland’s planning documents describe a city shaped around lower density, larger lots, and residential living. Future commercial and mixed-use growth is meant to stay concentrated mainly in the Town Center, with limited additional development near the southern gateway.
For you, that can mean a home base that feels calmer and less commercial in everyday life. Streets, neighborhoods, and land use are generally geared toward a quieter residential rhythm rather than constant new activity.
Lehi feels busier and more mixed-use
Lehi’s planning framework covers a broader mix of land use, transportation, parks, and housing. Its transit-oriented development approach is designed to support walkable neighborhoods near transit and commercial centers.
In practical terms, Lehi often feels more active and more change-oriented. If you like being close to retail corridors, mixed-use districts, and a wider range of development patterns, that may be a plus for your routine.
Housing patterns and home options
Highland leans toward detached homes on larger lots
Highland’s general plan emphasizes low-density single-family homes, with some medium-density single-family areas, open-space residential clusters, and senior-friendly housing near trails and amenities. That points to a housing pattern that is more centered on established detached-home neighborhoods.
The city’s housing profile supports that picture. Census QuickFacts show Highland has a 91.7% owner-occupied housing rate and a median owner-occupied home value of $928,300. If you want a market that skews toward ownership and larger-lot living, Highland stands out.
Lehi offers more variety in selected areas
Lehi’s planning documents support a broader range of housing types and lot sizes, especially near the FrontRunner corridor. Moderate- and high-density residential uses are part of that plan, particularly in areas tied to transit and mixed-use growth.
Lehi’s owner-occupied housing rate is 75.2%, and the median owner-occupied home value is $612,100. That does not tell the whole story of any one neighborhood, but it does suggest a wider mix of homes and more compact options in some parts of the city.
Errands, dining, and shopping convenience
Highland keeps commercial areas more limited
Highland’s commercial vision is intentionally focused. The city’s general plan says future mixed-use, commercial, and office growth should center on the Town Center, with a smaller amount of new development near the southern gateway.
That means your everyday stops may feel more neighborhood-scaled. The plan specifically points to uses like food service, personal services, offices, civic spaces, and retail that meet day-to-day needs rather than building a large regional shopping corridor.
Lehi has a stronger retail corridor
Lehi has the clearer edge if convenience is a major part of your routine. Its economic development and redevelopment planning identify major retail anchors and shopping destinations including The Outlets at Traverse Mountain, Cabela’s, Harmons Grocery, Costco, Lowe’s, Macey’s, and Kohler’s, with more retail, restaurant, and mixed-use growth planned around Thanksgiving Point and Traverse Mountain.
If you like combining errands, dining, and shopping into one area, Lehi offers more of that setup. If you would rather live in a quieter residential setting and drive to larger commercial areas when needed, Highland may fit better.
Trails, parks, and outdoor time
Highland supports neighborhood trail use
Highland’s parks page says the city has 25 parks and 18.4 miles of scenic trails. The city also notes that the Murdock Canal project created a 17-mile paved pedestrian and bicycle trail with an equestrian trail alongside.
That outdoor pattern tends to support regular neighborhood walks, bike rides, and park visits close to home. If your ideal routine includes easy access to paved trails and local parks, Highland offers a strong everyday setup.
Lehi offers more trail variety
Lehi’s trail network is more varied and more regionally connected. The city says it is planning and building natural-surface trails in Traverse Mountain with hiking-only, mountain-bike-only, and multi-use routes, and it notes that the Sensei trail, a 5-mile multi-use trail, is already open.
Lehi parks such as Olympic Park and Willow Park also connect into the Jordan River Trail. If you want more choices for mountain trails, multi-use routes, and connections into broader trail systems, Lehi gives you more range.
Commute options and daily mobility
Highland is more car-based
Highland’s transportation planning says transit will remain minimal and that regional connections sit outside the city. For most people, that means the daily commute pattern is still primarily built around driving.
That can work well if you prefer a straightforward, car-based routine and value living in a quieter residential setting. It is a simpler setup, but it comes with fewer backup options if you want transit access.
Lehi adds rail and transit flexibility
Lehi offers a stronger transit alternative through UTA’s FrontRunner. The Lehi station at 3101 N. Ashton Blvd. includes free parking, connections to other UTA services, and weekday peak service every 30 minutes.
Average travel times to work are fairly similar in the census data at 22.5 minutes in Highland and 23.7 minutes in Lehi. The bigger difference is not the average time itself, but the number of ways you can structure your commute. Lehi gives you more flexibility if transit matters to your routine.
Which city fits your routine best?
The right answer often comes down to what you want your normal week to feel like. Both cities can work well, but they serve different priorities.
Highland may fit you better if you want:
- A smaller city feel
- A quieter, more residential home base
- Detached-home neighborhoods and larger-lot patterns
- Neighborhood-scale parks and paved trail access
- A routine that is mostly car-based and less tied to retail corridors
Lehi may fit you better if you want:
- More shopping, dining, and errands close together
- More housing variety in selected districts
- Access to FrontRunner and added transit options
- More trail variety, including natural-surface routes
- A busier, faster-growing environment with more mixed-use activity
The real tradeoff to keep in mind
The clearest difference between Highland and Lehi is the tradeoff between a quieter residential pattern and greater convenience tied to growth. Highland is planned to remain more limited in density and commercial expansion, while Lehi is planned for broader mixed-use development and more transportation options.
Neither approach is automatically better. The better fit is the one that lines up with how you want to spend your weekdays, weekends, and commute time.
If you are weighing Highland, Lehi, or another Wasatch Front community, working with a local advisor can help you narrow the options based on how you actually live. When you are ready to talk through neighborhoods, home types, and lifestyle fit, connect with Jason Jentzsch.
FAQs
How does everyday life in Highland compare with everyday life in Lehi?
- Highland generally feels more residential and lower density, while Lehi tends to feel more mixed-use, commercially active, and growth-oriented.
What kind of homes are more common in Highland compared with Lehi?
- Highland’s plans and housing data point more toward detached homes on larger lots, while Lehi supports a wider range of housing types, especially near transit-oriented areas.
Which city is better for shopping and errands, Highland or Lehi?
- Lehi has a stronger retail corridor with more shopping and dining clustered in key areas, while Highland’s commercial areas are more limited and neighborhood-scaled.
Which city has better trail access, Highland or Lehi?
- Highland offers strong access to parks and paved scenic trails for neighborhood use, while Lehi provides more variety through natural-surface, multi-use, and regionally connected trail systems.
Is commuting easier from Highland or from Lehi?
- Both cities show similar average commute times in census data, but Lehi offers more flexibility because it includes FrontRunner rail access and additional UTA connections, while Highland is more car-dependent.
