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Homes Under $500,000 in Cottonwood Heights, Utah
Cottonwood Heights sits right at the base of Big Cottonwood Canyon, which means Brighton and Solitude are a 15-20 minute drive and downtown Salt Lake City is closer still — a genuine draw for skiers and commuters alike. That location has pushed the median home price well past $600K in recent years, so anything under $500K here tends to fall into a specific set of categories: condos and townhomes in complexes like Golden Oaks or along Fort Union Boulevard, older single-family ranch and split-level homes from the 1960s-70s in the flats near Union Park and Highland Drive, and the occasional fixer-upper on a smaller lot. Canyon Rim and the areas closer to Wasatch Boulevard rarely dip below this mark, so buyers with this budget usually end up scouting the west side of the city, nearer Big Cottonwood Creek and I-215.
Homes at this price point in Cottonwood Heights move fast, particularly condos, because they offer a rare combination: Canyons School District boundaries, quick access to both the ski resorts and the tech corridor along the I-15/I-215 interchange, and a price that still allows a reasonable down payment in a tight Wasatch Front market. Expect smaller square footage, shared walls in many cases, and homes that may need cosmetic updates rather than move-in-ready finishes. Buyers who act with a pre-approval in hand and a clear sense of which trade-offs matter — square footage versus location, updated kitchen versus lower HOA dues — do best here. Browse the active listings below to see what's currently on the market.
August 2026 · Cottonwood Heights market
Live from the Utah MLS — what's actually happening in Cottonwood Heights right now.
Median sale
$813,500
13 closed in August 2026
Median DOM
39 days
listing → contract
Sale-to-list
97.2%
of final list price
Unsold inventory
84
active + pending
10 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in Cottonwood Heights.
What kind of home can I actually get in Cottonwood Heights under $500K? ▾
Most sub-$500K inventory here is townhomes, condos, or smaller 1970s-80s ramblers needing updates. Detached single-family homes in this range are rare and usually sit on the east-bench fringes or come with deferred maintenance. Expect 2-3 bedrooms and 1,200-1,800 finished square feet at this price point.
How does this price range compare to the Cottonwood Heights median? ▾
The city's median sale price typically runs in the $700K-$800K range, so under $500K puts you in roughly the bottom 15-20% of the local market. That's why competition tends to be heavy when something does come on at this price, especially anything turnkey.
Which neighborhoods or complexes should I focus on? ▾
Look at the condo and townhome communities near Fort Union Boulevard, the Bywater and Mountview areas, and older subdivisions south of 7000 South. The townhome stretch along 2300 East and pockets near Butler Middle School also produce sub-$500K listings fairly regularly.
Are HOA fees a factor at this price point? ▾
Yes — a large share of homes under $500K here are attached product with HOAs running roughly $200-$400 a month. Factor that into your DTI before writing an offer, and read the reserve study, since some of the older complexes are catching up on roof and siding assessments.
What's the commute and ski access like from this part of town? ▾
Cottonwood Heights sits at the mouths of Big and Little Cottonwood Canyons, so Solitude, Brighton, Alta, and Snowbird are all 20-40 minutes up-canyon depending on traffic. Downtown SLC is about 20 minutes north on I-215, and the airport runs around 25-30 minutes in light traffic.
Is it worth waiving inspection to compete in this range? ▾
Generally no. The sub-$500K inventory skews toward older builds where sewer lines, furnaces, and roofs are often at end of life. An inspection contingency, even a shortened one, protects you from inheriting a $15K surprise. A pre-offer walkthrough with your agent can help you write cleaner without going blind.