Inside Valley Grove's $1.2B Transformation of Pleasant Grove

If you drive I-15 through Pleasant Grove, you have watched Valley Grove grow for years without giving it much thought. It is the cluster of offices, restaurants, and shops just west of the Pleasant Grove Boulevard exit. What you may not know is that Valley Grove Pleasant Grove is about to add something new to the mix: homes.

Up to 1,155 luxury multifamily residential units are now part of the plan for this 128-acre development. That is a significant shift for a project that spent nearly a decade building out office space, retail, and restaurants before residential ever entered the conversation.

In this post, you will learn what Valley Grove is, who is building it, what has actually been approved, and why this matters if you are buying, selling, or investing in Utah County real estate. You will also see why this kind of live-work-play development is becoming more common along the Wasatch Front, and what it could mean for home values and daily life in Pleasant Grove.

WHAT IS VALLEY GROVE?

Valley Grove is a 128-acre mixed-use community located directly off Interstate 15 at the Pleasant Grove Boulevard exit. Development began in 2016, and the project has grown steadily since, adding office buildings, medical space, financial services, fitness centers, and a growing list of restaurants and retailers.

At full buildout, Valley Grove will include more than 1.5 million square feet of Class A office, flex, and retail space. Total investment in the project is projected to surpass $1.2 billion, making it one of the largest commercial developments in Utah County.

The development sits in a corridor that has become one of the busiest stretches of Utah County, between Lehi, American Fork, and Provo. That location puts Valley Grove within minutes of Silicon Slopes, the tech corridor that has helped drive Utah County's economic growth over the past decade.

Pleasant Grove itself is home to roughly 37,000 to 39,000 residents, with a median household income around $101,000, well above the state average. The city sits within the Provo-Orem metropolitan area, one of the fastest-growing metro regions in the country, and is known locally as "Utah's City of Trees" for its tree-lined streets and historic downtown. Valley Grove represents one of the largest single investments the city has seen in its modern history.

WHO IS ST. JOHN PROPERTIES

St. John Properties is the commercial real estate firm behind Valley Grove. Founded in 1971, the company is one of the largest privately held commercial real estate firms in the country, with more than 25 million square feet developed across states including Colorado, Florida, Texas, Virginia, and Utah.

St. John Properties has been active in Utah for more than a decade and has built a reputation locally for high occupancy rates and long-term investment in its projects. Valley Grove is currently running above 90 percent commercial occupancy, which is part of why the company is now confident enough to add residential density to the site.

WHAT'S NEW AT VALLEY GROVE

The biggest recent development is the advancement of Valley Grove's long anticipated residential component.

Pleasant Grove previously approved the Valley Grove Mixed Use Overlay to establish the framework for combining residential and commercial uses within the development. More recently, city officials approved site plans for the first luxury apartment building within the project, confirming that residential construction is now moving from planning into implementation.

Current plans allow for:

• Up to 1,155 luxury multifamily residential units
• High quality architectural standards
• Walkable connections between housing and commercial spaces
• Integration with restaurants, retail, offices, and entertainment
• Additional hospitality and public gathering spaces throughout future phases

Instead of functioning as a traditional apartment complex separated from nearby businesses, these homes are intended to become part of the larger neighborhood experience.

Why the Zoning Change Matters

Before the overlay zone, Valley Grove's zoning did not easily allow for the kind of blended residential and commercial project St. John Properties wanted to build. The Pleasant Grove City Council approved the overlay zone specifically to make projects like this possible, a sign that city leaders see mixed-use development as a priority for the area's future growth.

That kind of zoning flexibility is becoming more common across Utah County as cities work to fit more housing into already-developed commercial corridors instead of expanding further into undeveloped land.

Recent Additions Show Real Momentum

Valley Grove has not slowed down. In June 2026, seven new tenants signed leases at the development, adding more than 20,000 square feet of retail space. Today, visitors already recognize Valley Grove for its growing list of businesses, restaurants, fitness centers, financial institutions, and medical offices. Recent additions include:

• LongHorn Steakhouse
• Chicken Salad Chick
• Columbia Bank
• Stella's Ice Cream
• quickgreens
• Mrakki Brow Bar
• Only Crowns

A 143-room dual-branded hotel, a Tru by Hilton and Home2 Suites by Hilton, also opened at Valley Grove in July 2026. Between the retail leasing activity and the new hotel, it is clear this project is filling in quickly, not just sitting on paper.

WHY THIS PROJECT IS SIGNIFICANT FOR UTAH COUNTY

Valley Grove is not a typical apartment complex with a few shops attached. It is a fully built-out commercial destination that is now adding housing after years of proving the retail and office space works.

That order matters. Most mixed-use projects in Utah County start with housing and add commercial space later, hoping retailers will follow the rooftops. Valley Grove did the opposite. Residents moving into the Valley Grove Apartments will step outside into a community that already has restaurants, a hotel, banking, fitness centers, and medical offices open and operating.

For Utah County housing supply, an additional 1,155 units in one location is meaningful. Utah County's median home sale price has continued to climb, and rental demand across the Wasatch Front remains strong as more people move to the area for jobs in tech, healthcare, and other growing industries.

The Live-Work-Play Concept, Explained

Live-work-play describes a development model where housing, employment, shopping, and entertainment all exist within the same walkable or short-drive footprint. Instead of commuting across town for groceries, dinner, or a gym, residents can access most of what they need within the development itself.

This model has grown in popularity nationally because it appeals to renters and buyers who want convenience and shorter commutes. In Utah County, where traffic along I-15 and local surface streets has grown heavier as the population has expanded, live-work-play developments offer a practical answer to that congestion.

HOW NEW HOUSING SUPPORTS LOCAL BUSINESSES AND ECONOMIC GROWTH

Adding 1,155 residential units to an established commercial hub has ripple effects beyond the housing itself. More residents living within walking distance of Valley Grove's restaurants, retailers, and services means more consistent foot traffic and spending for those businesses.

That kind of built-in customer base is valuable for the restaurants and shops that have already signed leases at Valley Grove, including recent additions like LongHorn Steakhouse and Chicken Salad Chick. It also strengthens the case for future retailers considering a location at Valley Grove, since residential density tends to support more stable, year-round business.

For Pleasant Grove as a city, new housing paired with commercial growth can also mean a broader tax base and continued investment in infrastructure, roads, and city services. Projects like Valley Grove are part of why Pleasant Grove has remained an attractive, steadily growing city within Utah County.

As a Utah County real estate team based in Orem, Red Sign has watched corridors like this one shift from primarily commercial to genuinely mixed-use over the past several years. We track developments like Valley Grove closely because they directly affect where our clients want to live, work, and invest.

WHY THE I-15 AND SILICONE SLOPE LOCATION MATTERS

I-15 Location Makes Valley Grove So Attractive

Location has always been one of Valley Grove's strongest advantages.

Situated immediately west of the Pleasant Grove Boulevard exit on Interstate 15, the development offers easy access to nearly every major employment center in Utah County.

Residents can quickly reach:

• Lehi and Silicon Slopes
• American Fork
• Lindon
• Orem
• Provo
• Thanksgiving Point
• Utah Valley University
• Brigham Young University

For many people, that means shorter commute times without sacrificing access to restaurants, shopping, or entertainment.

As Utah County continues to attract technology companies, healthcare providers, and other growing industries, developments near Interstate 15 are expected to remain desirable because they simplify everyday travel.

Valley Grove's Connection to Silicon Slopes

Silicon Slopes has transformed northern Utah County into one of the fastest growing technology regions in the country. Companies ranging from startups to globally recognized brands have established offices throughout Lehi and neighboring communities, creating thousands of jobs over the past decade.

Pleasant Grove sits in an ideal position between Lehi and Provo, making Valley Grove appealing for professionals who want to stay connected to employment opportunities without living directly in the busiest business districts.

For many residents, the ability to live just minutes from work while enjoying restaurants, shopping, and entertainment within the same community is becoming increasingly valuable.

This is one reason mixed use developments continue gaining popularity. They support the lifestyle many buyers and renters are actively seeking.

WHY MIXED USE DEVELOPMENTS ARE GAINING MOMENTUM IN UTAH

Mixed use communities have become increasingly common across the country, especially in high growth regions like Utah.

A mixed use development combines multiple property types into one coordinated neighborhood. Instead of dedicating an area exclusively to housing or commercial buildings, developers intentionally blend different uses together.

A typical mixed use community may include:

• Apartments or condominiums
• Office buildings
• Restaurants
• Grocery stores
• Retail shopping
• Hotels
• Medical offices
• Entertainment venues
• Parks and gathering spaces

This approach creates neighborhoods that remain active throughout the day instead of becoming empty after office workers leave or shoppers return home.

For growing communities like Pleasant Grove, this model also helps maximize valuable land near major transportation corridors while creating destinations people want to visit rather than simply drive through.

At Red Sign Real Estate Team, our local Utah County experts have watched this trend expand across the Wasatch Front. Developments that successfully combine housing with employment and amenities often become some of the most sought after places to live because they offer convenience that traditional suburban neighborhoods simply cannot match.

WHAT THIS COULD MEAN FOR HOME BUYERS, SELLERS, AND INVESTORS

If you are a home buyer or renter considering Pleasant Grove, Valley Grove adds a new type of housing option to the area, one that puts you close to shopping, dining, and a short commute to Silicon Slopes jobs. It also signals continued investment and growth in the immediate area, which tends to support property values over time.

Utah County has also remained more affordable than its neighbor to the north. Salt Lake County's median single-family home price reached a record $645,000 in the second quarter of 2026, while Utah County has stayed meaningfully lower. That gap is part of why Utah County, and corridors like Valley Grove specifically, continue to attract buyers and renters priced out of Salt Lake County but still working in the broader tech and business corridor.

If you are a seller in Pleasant Grove or nearby, increased commercial and residential activity nearby can be a selling point for buyers who want walkability and convenience. It is worth discussing with your agent how a project like Valley Grove might factor into your home's positioning in the market.

If you are an investor, mixed-use corridors near major employment centers and freeway access, like the one forming around Valley Grove, tend to draw sustained rental demand. That said, no development guarantees specific returns, and any investment decision should be based on current market data and your own financial situation.

THE BOTTOM LINE: WHY VALLEY GROVE IS WORTH WATCHING

The expansion of Valley Grove represents more than the addition of new apartments. It reflects how Utah County is evolving to meet the needs of a growing population by creating communities where people can live, work, shop, dine, and connect in one convenient location.

With more than 1.5 million square feet of planned commercial space, up to 1,155 luxury residential units, and a projected $1.2 billion investment, Valley Grove is positioned to remain one of Pleasant Grove's most significant long term developments. While the full impact will unfold over time, the project already highlights the direction many Utah communities are taking as they balance housing demand, economic growth, and quality of life.

FREQUENTLY ASKED QUESTIONS

What is Valley Grove in Pleasant Grove, Utah?

Valley Grove is a 128-acre mixed-use development located off I-15 at the Pleasant Grove Boulevard exit. It includes office space, retail, restaurants, a hotel, and now an approved residential component of up to 1,155 units, all developed by St. John Properties.

How many homes are planned at Valley Grove?

Up to 1,155 luxury multifamily residential units are planned across Valley Grove over time. The first phase, the Valley Grove Apartments, includes 472 units in a five-story building with a parking structure.

Who is building Valley Grove?

St. John Properties, a commercial real estate firm founded in 1971, is the developer behind Valley Grove. The company has developed more than 25 million square feet of commercial space nationally and has been active in Utah for over a decade.

Is Pleasant Grove a good place to buy a home right now?

Pleasant Grove continues to see steady demand due to its location between Lehi, American Fork, and Provo, and its proximity to Silicon Slopes employers. Whether it is the right time for you to buy depends on your budget, timeline, and goals, which is something our team can walk through with you directly.

What makes mixed-use developments like Valley Grove different from typical apartment complexes?

Mixed-use developments combine housing with retail, dining, and office space in one walkable location, following a live-work-play model. Valley Grove stands out because its commercial side, over 90 percent leased, was built out first, meaning residents will move into a community that already has restaurants, services, and a hotel open and operating.

Curious how developments like Valley Grove could affect your next move in Utah County? Our team of 20 local agents tracks growth across Pleasant Grove, Lehi, American Fork, and the surrounding area every day. Talk to a Red Sign agent or search current Utah County listings to see what is available near you.