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3 Bedroom 2 Bathroom Homes for Sale in Emigration Canyon, Utah
Emigration Canyon sits just east of the Salt Lake Valley, climbing from Hogle Zoo up to Little Mountain Summit along the original Mormon pioneer route. A 3 bed, 2 bath home here usually means one of three things: an updated mid-century build on a shaded lot near the mouth of the canyon, a 1970s or 80s cabin-style home around Pinecrest, or a newer custom build farther up Emigration Canyon Road or in Emigration Oaks. Lot sizes run larger than anything you'll see in the city below — half-acre to several acres is normal — and most properties operate on private well and septic rather than municipal utilities.
This size home is the sweet spot for canyon buyers: enough room for a small family, a guest room, or a home office without the maintenance load of a 5,000+ square foot mountain build. Expect to pay a premium versus comparable square footage in Sugar House or the Avenues — buyers here are paying for quiet, deer in the yard, dark skies, and a 15-minute drive to downtown Salt Lake. Winters bring real snow and a narrow canyon road that occasionally closes, so AWD and a willingness to shovel matter. Wildfire insurance and defensible space rules are also part of life up here. Browse the active 3 bed, 2 bath listings below to see what's currently on the market in the canyon.
May 2026 · Emigration Canyon market
Live from the Utah MLS — what's actually happening in Emigration Canyon right now.
Median sale
$596,000
1 closed in May 2026
Median DOM
192 days
listing → contract
Sale-to-list
95.4%
of final list price
Unsold inventory
2
active + pending
1 matching · page 1 of 1
Active listings
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Common questions
About 3 bed 2 bath homes in Emigration Canyon.
How common are 3 bed, 2 bath homes in Emigration Canyon? ▾
They're one of the more common layouts up the canyon, especially in cabins and mid-century builds from the 1960s–80s along Emigration Canyon Road and Pinecrest. Inventory stays tight though — the canyon only has a few hundred homes total, so on any given week you might see a handful of active 3/2 listings, sometimes fewer.
What do 3 bed, 2 bath homes in Emigration Canyon typically cost? ▾
Most land in the high $700Ks to low $1.5M range depending on lot size, updates, and whether the home has a garage or shop. Original cabins on smaller lots sit at the lower end; updated homes with decks, mountain views, and finished basements push above $1.2M.
Do homes here run on well and septic? ▾
Most do. The canyon is not on Salt Lake City culinary water — homes rely on private or shared wells and individual septic systems. Make sure your offer includes well flow tests and a septic inspection, since replacement costs on a hillside lot can be significant.
How's the commute to downtown Salt Lake City? ▾
From the mouth of the canyon at Hogle Zoo to downtown is about 10–15 minutes. From mid-canyon homes near Pinecrest, plan on 20–25 minutes to downtown and roughly 25–30 minutes to the airport in normal conditions. Winter storms add time, and the road is narrow with no shoulder in spots.
What school district covers Emigration Canyon? ▾
Homes fall under Salt Lake City School District, with most kids zoned to Indian Hills Elementary, Hillside Middle, and Highland High in the east bench. Bus service runs up the canyon, but stops are limited to certain pull-outs.
Are there HOA fees or special considerations? ▾
Most properties have no HOA, though a few pocket subdivisions like Pinecrest or Emigration Oaks carry modest dues for road maintenance or shared water systems. Fire mitigation is the bigger ongoing cost — defensible space requirements and higher insurance premiums are normal for canyon properties.