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Foreclosures & Short Sales in Eagle Mountain, Utah
Eagle Mountain is one of Utah County's fastest-growing cities, sitting on the west side of Utah Lake about 45 minutes south of Salt Lake City and 25 minutes from Lehi's Silicon Slopes tech corridor. Most of the housing stock is newer — built between 2005 and today across subdivisions like Ranches, SkyRidge, Overland, and City Center — which means distressed inventory here looks different than in older Utah markets. Foreclosures and short sales tend to be three- to five-bedroom tract homes on quarter-acre lots, not fixer-uppers with deferred decades of maintenance. Pricing typically lands well below the Lehi or Saratoga Springs equivalents, which is part of what keeps buyers driving out Pony Express Parkway in the first place.
Distressed listings in Eagle Mountain are relatively rare and move quickly when they hit the MLS. The city's strong job-growth tailwind from Facebook's Eagle Mountain data center, Tyson Foods, and the broader Lehi tech base means most owners build equity fast, so genuine bank-owned (REO) and short sale opportunities are usually limited to a handful at any given time. Buyers chasing these properties should have financing pre-approved, an agent who can pull title and HOA status quickly, and flexibility on closing timelines — short sales in particular can take two to four months to get lender approval. Browse the active foreclosure and short sale listings below to see what's currently on the market in Eagle Mountain.
May 2026 · Eagle Mountain market
Live from the Utah MLS — what's actually happening in Eagle Mountain right now.
Median sale
$513,734
108 closed in May 2026
Median DOM
25 days
listing → contract
Sale-to-list
99.6%
of final list price
Unsold inventory
527
active + pending
3 matching · page 1 of 1
Active listings
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Common questions
About foreclosures & short sales in Eagle Mountain.
Are there many foreclosures and short sales in Eagle Mountain right now? ▾
Eagle Mountain typically runs a thin distressed inventory — usually under a dozen active foreclosure or short sale listings at any time, sometimes just two or three. The city's population more than doubled in the last decade, and most owners have meaningful equity, which keeps default inventory low. The listings below reflect what's currently active on the Wasatch Front MLS.
What's the difference between a foreclosure and a short sale? ▾
A foreclosure (REO) is a home the bank already owns after the prior owner lost it; you negotiate directly with the lender's asset manager. A short sale is still owned by the homeowner, but they owe more than the home is worth and need lender approval to sell below the loan balance. Short sales take longer — often 60 to 120 days — because the bank has to sign off on the price.
Will I get a big discount buying a foreclosure in Eagle Mountain? ▾
Discounts here are usually modest, not dramatic. Most Eagle Mountain REOs sell within 3 to 8 percent of comparable retail homes once you factor in repairs and as-is condition. The bigger wins tend to come from buying a home that needs cosmetic work in an established area like Ranches or Silverlake, then building sweat equity.
Can I get financing on a distressed Eagle Mountain home? ▾
Usually yes. Most foreclosures here are tract homes built after 2005 in subdivisions like SkyRidge, Overland, or City Center, and they're typically in financeable condition for conventional, FHA, or VA loans. Homes with missing HVAC, damaged flooring, or non-functioning plumbing may require a renovation loan such as FHA 203(k) or a cash purchase.
How fast do foreclosures move in this market? ▾
Bank-owned listings in Eagle Mountain that are priced right often go under contract in the first week, frequently with multiple offers. Short sales move slower on the buyer-acceptance side but then sit waiting on lender approval. Having a pre-approval letter and a clean offer ready before you tour is the difference between getting one and losing it.
Are HOA dues a factor on distressed Eagle Mountain properties? ▾
They can be. Many Eagle Mountain subdivisions have HOAs running roughly $25 to $80 a month, and on short sales there are sometimes unpaid HOA balances that have to be negotiated at closing. Always pull the HOA status letter early — it affects both your payment and the title work.