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Fixer Upper Homes for Sale in Cottonwood Heights, Utah
Cottonwood Heights sits on the east bench of the Salt Lake Valley, tucked against the mouths of Big and Little Cottonwood Canyons with Brighton, Solitude, Alta, and Snowbird all inside a 25-minute drive. The city built out mainly between the 1960s and 1990s, which means much of the housing stock is now 30 to 60 years old — split-levels, ramblers, and tri-levels on quarter-acre lots that were nicely built but are due for kitchens, baths, windows, and mechanicals. That's where fixer upper inventory comes from here. True teardowns are rare, but cosmetic and systems-level rehabs come up regularly, particularly in the Butler, Mountview, and Canyon Cove pockets where original owners are downsizing.
Buyers chasing these homes are usually after one of three things: a foothold in the Canyons School District (Butler Elementary, Butler Middle, Brighton High all carry weight), proximity to the ski resorts and Bell Canyon trailheads, or a lot with mature trees and Wasatch views that simply can't be replicated in new construction further south. Expect competition from builders and flippers on anything priced under market, and budget realistically — Salt Lake County labor and material costs have climbed sharply, and permitting through Cottonwood Heights' own building department is stricter than some neighboring cities. Browse the active fixer listings below to see what's currently on the market, and reach out if you'd like a renovation-cost estimate on a specific address.
May 2026 · Cottonwood Heights market
Live from the Utah MLS — what's actually happening in Cottonwood Heights right now.
Median sale
$728,500
26 closed in May 2026
Median DOM
16 days
listing → contract
Sale-to-list
98.8%
of final list price
Unsold inventory
71
active + pending
2 matching · page 1 of 1
Active listings
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Common questions
About fixer upper homes in Cottonwood Heights.
Are fixer uppers common in Cottonwood Heights? ▾
They're not abundant. The city is largely built out with established neighborhoods like Mountview, Butler, and Top of the World, and most sellers update before listing. Genuine fixer uppers usually surface as estate sales, long-held family homes from the 1960s-1980s, or properties with deferred maintenance on larger lots.
What price range should I expect for a fixer in this market? ▾
Even rough condition homes typically start in the high $500Ks to low $700Ks for a small rambler, and dated homes on the bench near Big Cottonwood Canyon can list $800K+ because the dirt itself carries value. Buyers are often paying for the lot, the views, and the school boundaries more than the structure.
Which loan types work for a home that needs work? ▾
FHA 203(k) and Fannie Mae HomeStyle renovation loans roll the purchase price and rehab budget into one mortgage and are both used in Cottonwood Heights. For homes that are habitable but dated, conventional financing with a separate renovation line of credit is also common. VA renovation loans exist but are harder to place with local contractors.
Are there permit or HOA hurdles I should know about? ▾
Cottonwood Heights has its own building department separate from Salt Lake County, and permits for additions, structural work, and exterior changes are reviewed carefully, especially on hillside lots near the canyon. Some neighborhoods have HOAs with architectural review; others, particularly older Butler-area streets, have none. Verify before you plan a major exterior remodel.
Is it worth renovating versus tearing down? ▾
On bench lots with canyon views, scrape-and-build is increasingly common and can pencil out when finished comps clear $1.5M+. For interior streets with smaller lots, a full remodel of an existing rambler usually delivers better returns. A local agent can run the numbers on a specific address before you write the offer.
How fast do fixer uppers sell here? ▾
Quickly, even in slower markets. Investors, builders, and end-user buyers priced out of Holladay and Sandy all watch this inventory. Well-priced dated homes in good school boundaries often go under contract within a week, frequently with multiple offers.