River View is a mountain neighborhood of detached homes and townhomes at the south end of the Jordanelle Reservoir in Heber City, Utah. It sits on the northern edge of the Heber Valley overlooking the Provo River corridor, within the Jordanelle Ridge master plan, and is one of the few established neighborhoods in the South Jordanelle area that combines finished homes, a clubhouse and pool, and a short drive to the Deer Valley Expansion. Most homes here were built after 2013, and new custom construction continues on the remaining view lots.
River View at a Glance
River View Homes and Townhomes for Sale
Every active MLS listing in River View appears below and updates automatically. Inventory here is thin in most seasons, so if nothing fits today, call 435.200.5478 for upcoming and off-market homes in River View and the surrounding South Jordanelle neighborhoods.
List of River View Homes for Sale
What Is Built in River View
River View was developed in phases beginning in the late 2000s, and the housing stock reflects that. The neighborhood is predominantly mountain contemporary in style, with stone and fiber-cement exteriors, vaulted great rooms, and main-level primary suites appearing in most floor plans. Three product types make up the community.
Townhomes
Two- to four-bedroom attached homes, generally 2,000 to 3,500 square feet, built in several releases along Heritage Way and Oldgate Road. Exterior maintenance and snow removal are handled by the association, which makes these the lowest-effort ownership option in the neighborhood.
Cottages and Production Homes
Detached three- to five-bedroom homes on smaller lots, many built between 2013 and 2018 from a limited set of builder plans. Several are single-level or ranch-style with walkout lower levels, which is uncommon in the Park City area and suits owners who want fewer stairs.
Custom View Homes
Larger custom residences on the elevated lots along Lauralwood Street and Hillwood Drive, some exceeding 7,000 square feet on half-acre to one-acre sites. Recent builds include wellness rooms, secondary kitchens, heated garages, and full-width decks oriented to the view.
The Views from River View
The views are the reason most buyers choose this neighborhood over comparable homes closer to Heber City's center, and they can be fantastic. River View occupies a bench overlooking the Provo River corridor below the Jordanelle Dam, and the elevated lots take in Mount Timpanogos, Deer Creek Reservoir, the length of the Heber Valley, and the ski terrain of the Deer Valley Expansion. Sunset light on Timpanogos is the defining image of the community.
View quality is not uniform. Homes on the upper streets and on lots backing to open space see the widest panoramas, while interior townhomes and lower cottages may frame a single peak or look across the neighborhood. Because view orientation drives value here more than square footage does, it is worth walking the lot and standing on the deck before comparing two homes on price alone.
Location and Drive Times
River View sits at the point where the Jordanelle area meets the Heber Valley, which gives owners two directions for daily life. Deer Valley, the reservoir, and Park City are north on US-40; Heber City's Main Street and Midway are a few minutes south.
Homes carry a Heber City mailing address and fall in Wasatch County. Wasatch County tax rates have often compared favorably with Summit County for similarly priced homes, but the difference depends on the taxing districts for a specific parcel and on primary or second-home status, so model the actual tax bill rather than assuming a discount. Buyers should also confirm school district assignment for a specific address if that factors into the decision. Skiing is drive-to; River View has no lift access from the neighborhood, and buyers who need ski-in/ski-out should look at the resort product on the Deer Valley side of the reservoir instead.
Association, Amenities, and What Dues Cover
River View is governed by a homeowners association with monthly dues that differ by product type and phase. Based on MLS listing records, townhome dues have generally run higher than detached-home dues because they have included exterior maintenance and snow removal, while detached-home dues have covered the shared amenities and common areas. Listings across the community have reported dues covering common area taxes, common area insurance, grounds and trail maintenance, internet, management, and a reserve fund. Those inclusions are reported by sellers and can change, so confirm the current dues, what they cover, and any insurance the association carries in the governing documents for the specific home during due diligence.
The clubhouse anchors the amenity package with an outdoor pool, hot tub, and fitness room, and pets are permitted under the association's guidelines. A trail network connects directly from the neighborhood, including access toward the Coyote Canyon mountain biking loop, and open space borders several of the lots.
Rental Rules and Transfer Fees
Nightly and weekly rentals are not permitted in River View. Listing records and CC&R references in the MLS have described a minimum lease term of roughly three months, so the community has worked for owners who want a second home with occasional seasonal or long-term tenants, but not for a nightly rental strategy. Confirm the current minimum lease term in the recorded CC&Rs and any amendments for the specific property before relying on it. Buyers who need short-term rental income should compare the STR-eligible communities on the Jordanelle investment properties page instead.
Past sales have reported a buyer-paid transfer or reinvestment fee at closing, structured in some cases as a flat fee and in others as a percentage of the purchase price depending on the phase and plat. Whether a fee applies, and how much, should be confirmed in the current HOA documents and the title commitment before an offer is written rather than assumed from a neighboring sale.
Who River View Fits
A Strong Fit If You
- Want a finished home near the Deer Valley Expansion at a lower entry point than Deer Valley or Mayflower resort product
- Value Timpanogos, Deer Creek, and Heber Valley views over resort-base density
- Plan to use the home yourself or lease it on a longer-term basis
- Prefer newer construction with a pool and clubhouse maintained by the association
- Want a Heber City address with Heber City services close by
Less Ideal If You
- Need nightly rental income to support the purchase
- Want ski-in/ski-out or walkable access to a resort village
- Expect reservoir or river frontage; River View overlooks the Provo River corridor and is not a riverfront community
- Want a large private acreage setting rather than a planned neighborhood
- Require a Park City School District address
Buying or Selling in River View?
River View trades in a narrow band of comparable neighborhoods, and lot orientation, phase, and HOA structure move value more than most buyers expect. Derrik Carlson, Resort Real Estate Advisor with REAL ESTATE IN PARK CITY, has closed transactions across the South Jordanelle corridor and can pull the sold history for any street in the neighborhood, review the CC&Rs with you, and flag upcoming homes before they reach the MLS.
Call or text 435.200.5478 | Carlson@RealEstateInParkCity.com
River View Frequently Asked Questions
Where is River View in Heber City?
River View is on the north end of Heber City at the south side of the Jordanelle Reservoir, overlooking the Provo River corridor in the South Jordanelle area of Wasatch County. It is part of the Jordanelle Ridge master plan and carries a Heber City, Utah 84032 mailing address.
What types of homes are in River View?
River View has attached townhomes with two to four bedrooms, detached cottages and production homes with three to five bedrooms, and larger custom homes on elevated view lots. Sizes run from about 2,000 square feet in the townhomes to more than 8,000 square feet in the largest custom residences.
Are nightly rentals allowed in River View?
No. Nightly and weekly rentals are not permitted. Listing records have described a minimum lease term of roughly three months, so longer-term and seasonal leases have been allowed while short-term rental use is not. Confirm the current minimum lease term in the recorded CC&Rs for the specific property.
What do River View HOA dues cover?
Dues vary by product type and phase. Listings have reported dues covering common area taxes and insurance, grounds and trail maintenance, the clubhouse, pool, hot tub, and fitness room, internet, management, and a reserve fund, with townhome dues also covering exterior maintenance and snow removal. Confirm the current dues and inclusions in the governing documents for the specific home before closing.
How far is River View from Deer Valley and Park City?
The Deer Valley Expansion base area at Mayflower Mountain is about 5 to 7 minutes away. Park City's Main Street is roughly 15 to 20 minutes via US-40 and SR-248, Heber City's Main Street is under 10 minutes south, and Salt Lake City International Airport is roughly 50 minutes.
What views do River View homes have?
Depending on the lot, homes look toward Mount Timpanogos, Deer Creek Reservoir, the Heber Valley, the Provo River corridor, and the ski terrain of the Deer Valley Expansion. Elevated lots and homes backing to open space have the widest views, while some interior townhomes and lower cottages have a narrower outlook, so view quality should be confirmed in person.