If you're choosing between Saratoga Springs and Eagle Mountain right now, you've probably heard that both cities are growing fast. That's true. But "growing fast" covers a lot of ground — and the specifics matter a lot more than the headline.
Here's what's actually happening, with data from the University of Utah's Kem C. Gardner Policy Institute — the most authoritative source for Utah population estimates.
The Numbers: Saratoga Springs Is Growing Faster, Eagle Mountain Is Still Right Behind
In the 12-month period ending July 1, 2025, Saratoga Springs added 4,682 new residents — a growth rate of 8.4%, the fastest of any city in Utah with a population over 20,000. Eagle Mountain added 4,169 new residents at 6.8% — ranking second.
According to KSL, the two cities now have a combined population of more than 125,000 residents. The Kem C. Gardner Policy Institute at the University of Utah published these as part of their inaugural subcounty population estimates — the first time the state has had this level of precision for cities and towns outside major metro centers.
KUTV reported that Saratoga Springs leads the state in both absolute growth and growth rate among large cities, with Eagle Mountain in second place in both categories.
"Saratoga Springs and Eagle Mountain added more combined residents than any other two Utah cities — a reflection of the sustained demand for housing in northwest Utah County." — Kem C. Gardner Policy Institute, May 2026
What "Growing Faster" Actually Looks Like in Practice
Growth rate is a clean number. What it represents on the ground is messier. Here's what families moving to either city are actually experiencing — and what's being done about it.
Schools: Enrollment Is Outpacing Construction
Westlake High School in Saratoga Springs — currently the only high school serving the city — has an enrollment of over 3,000 students and is projected to grow by nearly 300 more students by the 2026–27 school year. The school was built for significantly fewer.
In Eagle Mountain, Cedar Valley High School carries a student population of approximately 3,300.
Alpine School District proposed a $238 million bond to fund a new high school in Saratoga Springs and a new elementary school in Eagle Mountain. Alpine School District confirmed ground broke on the new Saratoga Springs high school in June 2025, with an opening targeted for the 2028–29 school year.
The new high school will be part of the Lake Mountain School District — a separate district from Alpine, being formed specifically to serve Eagle Mountain and Saratoga Springs. We covered what that means for buyers here.
What this means for families: If school-age kids are part of your decision, contact the district directly about your specific enrollment zone before you commit to a neighborhood. Boundaries are actively shifting as new schools come online.
Roads: Infrastructure Is Catching Up — But Not Yet
Both cities feed onto Mountain View Corridor, which connects to I-15 through Lehi's surface streets. During peak hours, that corridor is the primary chokepoint.
Two major projects are in progress:
- The 2100 North freeway: A $621 million, 2.8-mile connection between Mountain View Corridor and I-15 broke ground in March 2026. Projected to save 12 minutes each direction at peak. Opening: late 2028.
- UTA On-Demand transit: Launching August 16, 2026, covering a 77-square-mile zone with $3 door-to-door rides to FrontRunner stations in Lehi and American Fork.
The growth you'll feel before these finish is real. The relief is two-plus years away.
New Businesses: Saratoga Springs Is Accelerating Commercially
For years, residents of both cities had to drive to Lehi or American Fork for most retail and services. That's changing quickly — especially in Saratoga Springs.
Smith's Marketplace is targeting a Fall 2026 opening in Saratoga Springs. WinCo Foods formally submitted a pre-application to the city. A 12,463 sq ft retail space at The Hub and a 25,484 sq ft commercial anchor on Redwood Road are both working through city planning. Three Canyons — a Larry H. Miller development with 1,210 acres and a mixed commercial component — is actively in planning and will reshape the city's southwest edge over the next decade.
We've covered every new business confirmed in Saratoga Springs for 2026 — it's a longer list than most residents realize.
Eagle Mountain is in an earlier commercial development phase, but new businesses are steadily arriving there too — and the Williams Companies 520 MW power plant to power Meta's data center signals serious economic investment in the city's long-term future.
What Rapid Growth Has Historically Done to Home Values in Utah County
In Utah County, cities that have maintained sustained growth rates above 5% for multiple consecutive years have generally seen stronger home value appreciation than slower-growing neighboring cities — not because of speculation, but because demand consistently outpacing supply creates upward pricing pressure.
NeighborhoodScout data shows Saratoga Springs has appreciated faster than 90% of Utah cities and towns. Eagle Mountain issued the most home building permits of any city in Utah in 2024, which signals sustained builder confidence in the market.
That doesn't mean every home is a great buy in either city. Saratoga Springs homes are currently taking an average of 68 days to sell, compared to 55 days in Eagle Mountain, and the market is more nuanced than the growth headline suggests. Pricing, neighborhood, and timing matter as much as the city-level trend.
So Which City Is Right for You?
Growth rate doesn't answer that. Saratoga Springs and Eagle Mountain have meaningfully different characters — different price points in different pockets, different proximity to the lake and parks, different school zone situations, different commute profiles depending on where you work.
What the growth data tells you is that both cities have sustained demand and serious infrastructure investment behind them. Families aren't moving here by accident.
The question worth asking is: which city fits your life right now — commute, school zone, price range, neighborhood feel — not just which city has the higher growth rate.
Trying to decide between Eagle Mountain and Saratoga Springs? I'll walk through the real differences — neighborhoods, school zones, price ranges, and what each city looks like on the ground today. Let's chat →
Frequently Asked Questions
Which is growing faster — Saratoga Springs or Eagle Mountain? Saratoga Springs is currently growing faster. It added 4,682 residents in the 12 months ending July 2025, an 8.4% growth rate — the fastest of any Utah city with a population over 20,000. Eagle Mountain added 4,169 residents at 6.8%, ranking second statewide. Both figures come from the University of Utah's Kem C. Gardner Policy Institute.
What is the combined population of Saratoga Springs and Eagle Mountain? As of mid-2025, the two cities together have more than 125,000 residents, according to KSL reporting on the Gardner Institute study. Both cities are continuing to grow rapidly.
Are schools in Saratoga Springs and Eagle Mountain overcrowded? Yes, meaningfully so. Westlake High School in Saratoga Springs has over 3,000 students and is projected to grow further. Cedar Valley High School in Eagle Mountain is at approximately 3,300. Alpine School District proposed a $238 million bond for a new high school in Saratoga Springs — currently under construction, with an opening target of 2028–29.
What is Lake Mountain School District? Lake Mountain School District is a new district being formed specifically for Eagle Mountain and Saratoga Springs, separate from Alpine School District. The new Saratoga Springs high school will be part of this district. See our full guide to what this means for buyers.
Do rapid-growth cities in Utah County see higher home appreciation? Historically, yes — Utah County cities that sustain growth rates above 5% for multiple years have seen stronger appreciation than slower-growing areas, driven by demand exceeding supply. NeighborhoodScout places Saratoga Springs in the top 10% of Utah cities for appreciation. That said, neighborhood, pricing, and condition still matter more than city-level growth rate for any specific purchase.
Is there new retail and commercial development in Saratoga Springs and Eagle Mountain? Significant commercial development is underway in both cities. Saratoga Springs has a Smith's Marketplace targeting Fall 2026, WinCo Foods in the planning pipeline, and multiple retail anchors in review. Eagle Mountain has a steady stream of new businesses and the major Williams power plant project driving economic investment. Both cities are moving away from purely residential toward self-sustaining community infrastructure.
What infrastructure is being built to support the growth? The two largest projects: the $621M 2100 North freeway connecting Mountain View Corridor to I-15 (open late 2028), and UTA On-Demand transit launching August 16 covering 77 square miles of both cities for $3 per ride to FrontRunner. A new high school in Saratoga Springs opens 2028–29.
Related Reading
- New High School Coming to Saratoga Springs: Everything You Need to Know About Lake Mountain SD
- UTA On-Demand Transit Is Coming to Eagle Mountain & Saratoga Springs — $3 Per Ride, August 16
- The $621M 2100 North Freeway Will Save Eagle Mountain & Saratoga Springs Commuters 12 Minutes a Day
- Saratoga Springs Is Growing Up: Every New Business Coming to Our City in 2026
- New Businesses Coming to Eagle Mountain Utah in 2025 and 2026
- Eagle Mountain Is Becoming a National Energy Hub: What the Williams Power Plant Means for You
Sources
- Saratoga Springs, Eagle Mountain Surge As Utah's Growth Map Gets Redrawn — Hoodline
- These were Utah's fastest-growing cities in 2025 — KSL
- Inaugural Subcounty Population Estimates Reveal Shifting Growth Patterns — Kem C. Gardner Policy Institute
- Saratoga Springs, Eagle Mountain identified as fastest growing cities in Utah — KUTV
- Alpine School District Board proposes $238M bond for new schools — Daily Herald
- Alpine district breaks ground on high school in Saratoga Springs — American School & University
- Eagle Mountain issued most home building permits in Utah in 2024 — KUTV
- Fastest Growing Cities in Utah (2026) — World Population Review