bds
|
ba
|
sqft
ac lot
|
car garage
|
|
Homes Under $500,000 in Cottonwood Heights, Utah
Cottonwood Heights sits at the mouth of Big and Little Cottonwood Canyons on the east bench of the Salt Lake Valley, which makes anything under $500K here genuinely scarce. The city's median sale price has hovered well north of $700K for several years, so listings in this range tend to be condos, townhomes, and the occasional smaller rambler built in the 1960s and 70s along Fort Union Boulevard or near Bengal Boulevard. Inventory turns over quickly because the same buyers chasing Park City access, 20-minute commutes to downtown SLC, and Canyons District schools (Brighton High, Butler Middle) are all competing for the lower price tier.
What you give up at this price point is usually square footage and lot size, not location. A two-bed condo near Old Mill or a townhome off Highland Drive still puts you ten minutes from the Cottonwood Heights Recreation Center, fifteen minutes from Solitude and Brighton ski resorts, and within walking distance of trailheads like Bell Canyon and Ferguson Canyon. HOA-managed properties dominate this segment, so monthly dues, pet rules, and rental caps matter more here than in single-family neighborhoods further south. Financing-wise, FHA and conventional 5%-down loans are both realistic options on most condo projects, though a few older complexes are non-warrantable and require a portfolio lender. Browse the active listings below to see what's currently available under $500K in Cottonwood Heights.
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
9 matching · page 1 of 1
Active listings
Prefer the map?
See all 9 homes under $500k on a map
Pan around Cottonwood Heights and refine by drawing your own boundary.
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.