Wasatch County community guide
Timber Lakes
Aspen and pine, private mountain roads, small lakes, year-round recreation, wildlife, and cabins ranging from delightfully rustic to thoroughly modern.
Hello, Timber Lakes
A private mountain community where four-wheel drive is a lifestyle feature.
Timber Lakes occupies wooded mountain terrain east of Heber Valley, organized through the Timber Lakes Property Owners Association and a separate water district. Private gravel roads climb through distinct elevations, vegetation, views, lakes, and year-round recreation areas.
Properties range from seasonal cabins and vacant lots to full-time homes and large mountain retreats. Road position, winter access, water classification, septic, power, wildfire, insurance, internet, HOA rules, and whether a home truly supports year-round use require careful review.
Explore the mountain
A few Timber Lakes settings
Lower mountain
Quicker gate and valley access with less elevation but plenty of winter and road considerations.
Mid-mountain forest
Aspen, pine, wildlife, cabins, and a stronger sense of mountain separation.
Upper elevations
Deeper snow, longer drives, broad views, and greater demands on vehicles, access, and emergency planning.
Lake and common-area pockets
Owner amenities for trails, picnics, paddling, skating, fishing, and family recreation.
Established cabins
Character and upgrades that require close inspection of foundations, roofs, heat, septic, wiring, and permits.
Vacant lots and new builds
Sites whose water status, septic feasibility, slope, road access, utilities, and design approval must be confirmed.
Finding your fit
The higher the lot, the earlier winter enters the conversation.
Drive the exact route
Measure gate-to-home time, grades, turns, plow priority, winter shade, snow storage, and safe turnaround space.
Audit HOA and water separately
Review association assessments, roads, rules, reserves, design control, and the separate water-district status.
Inspect mountain systems
Evaluate septic, heat, backup power, roof loads, insulation, drainage, retaining, decks, wells where present, and internet.
Prepare for wildfire
Review defensible space, fuels, materials, access, evacuation, water supply, insurance, and owner maintenance duties.
Local flavor
Moose trails, little lakes, winter sledding, volunteer projects, and a mountain that supplies its own schedule.
Timber Lakes includes owner common areas with hiking and snowshoe trails, picnic spots, sport areas, non-motorized lake access, fishing, paddling, and winter play. Community projects and volunteer maintenance help keep the mountain character intact.
Heber City provides daily services and valley events below, while nearby forest land expands the options for hiking, riding, snowmobiling, camping, and wildlife watching. Some days, getting safely home before the storm is the evening activity.
Explore Timber Lakes, Utah real estate
Search live MLS inventory and compare cabins, full-time homes, vacant lots, elevation, road access, water status, and mountain upkeep.
Live MLS listings
Newest Heber City listings
Updated through IDX Broker from the MLS feed.
Single Family listings
$989,000
7 bed 4 bath 4,185 sqft 0.32 acres
Brokered by Real Broker, LLC (Canyons Luxury Real Estate)
$2,600,000
5 bed 5 bath 3,902 sqft 0.42 acres
Brokered by KW Park City Keller Williams Real Estate
Luxury listings
$2,600,000
5 bed 5 bath 3,902 sqft 0.42 acres
Brokered by KW Park City Keller Williams Real Estate
$16,500,000
7 bed 8 bath 11,410 sqft 160 acres
Brokered by Berkshire Hathaway HomeServices Utah Properties (Saddleview)
$11,250,000
5 bed 7 bath 8,800 sqft 160 acres
Brokered by Berkshire Hathaway HomeServices Utah Properties (Saddleview)
$11,750,000
4 bed 5 bath 3,236 sqft 160 acres
Brokered by Berkshire Hathaway HomeServices Utah Properties (Saddleview)
Multi-Family listings
Condos / Townhomes listings
$689,000
2 bed 2 bath 1,028 sqft 0.02 acres
Brokered by Berkshire Hathaway HomeServices Utah Properties (Park City Resort Office)
$1,050,000
4 bed 4 bath 2,529 sqft 0.03 acres
Brokered by Coldwell Banker Realty (Park City-Newpark)
Powered by IDX Broker saved links.
Move-in helper
Connect Timber Lakes utilities
Association and roads
Start with the Timber Lakes POA for ownership transfer, assessments, road maintenance, plowing, garbage guidance, design rules, and community policies.
Water and wastewater
Confirm service and lot classification with the Timber Lakes Water SSD, then inspect septic permits, capacity, location, and condition.
Electricity and fuel
Verify power with Heber Light & Power, plus propane or other heating-fuel ownership, delivery, and winter access.
Internet and communications
Confirm wired or fixed-wireless service, satellite alternatives, cellular coverage, equipment, backup power, and actual speed.
Mail and deliveries
Verify mailbox, package, gate, and carrier arrangements; mountain addresses may require different plans for different carriers.
Before closing day
Confirm HOA and water balances, transfer steps, septic, road status, snow plan, fuel, garbage, internet, and insurance.
The POA and Water SSD are separate entities. Verify each balance, responsibility, rule, and service directly.
Worth the scoop
Ice cream near Timber Lakes
Roonies Ice Cream — Heber Valley
Locally made small-batch bars, sandwiches, and creative natural-ingredient flavors.
Dandelion Gelato — Midway
Scratch-made gelato and sorbetto featuring Italian classics and inventive seasonal flavors.
Dairy Keen — Heber City
Soft serve, shakes, cones, burgers, and a train-themed stop before beginning the climb home.
Premium-first ordering reflects production style and ingredients, not paid placement. Check current availability and hours directly.
Cabin magic is real. So are road grades, septic tanks, and annual assessments.
Let’s compare Timber Lakes properties by season, elevation, access, water, systems, HOA obligations, and true year-round usability.