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Homes Under $500,000 in Cottonwood Heights, Utah
Cottonwood Heights sits right against the mouth of Big Cottonwood Canyon, which makes it one of the priciest small cities on the Salt Lake Valley's east bench. Most single-family homes here run well above $700K, so the under-$500K bracket is mainly condos and townhomes in developments like Whispering Oaks, The Fairways, or older stock along Fort Union Boulevard and Bengal Boulevard. You'll occasionally see a smaller rambler or a fixer on a modest lot near Union Park, but a detached house under $500K is rare and moves fast when it hits the MLS.
What draws buyers to this price point here isn't square footage — it's location. A $450K condo in Cottonwood Heights puts you ten minutes from Brighton and Solitude ski resorts, inside Canyons School District boundaries, and a short drive to the Cottonwood Corporate Center and Fort Union retail corridor without the price tag of Holladay or Sandy's newer builds. Canyon winds and higher-elevation lots also mean cooler summer evenings than the valley floor, something buyers coming from West Jordan or Draper notice right away. Inventory in this range turns over quickly since it's the entry point into a city with limited land left to develop. Browse the active listings below to see what's currently on the market.
July 2026 · Cottonwood Heights market
Live from the Utah MLS — what's actually happening in Cottonwood Heights right now.
Median sale
$774,175
25 closed in July 2026
Median DOM
6 days
listing → contract
Sale-to-list
99.6%
of final list price
Unsold inventory
91
active + pending
7 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.