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Homes Under $500,000 in Francis, Utah
Francis sits at the quiet end of the Kamas Valley, about ten minutes from Woodland and twenty from the shops in Kamas, with Park City roughly thirty minutes over the ridge. It's ranch country and second-home territory more than starter-home territory, so a home under $500K here looks different than one in Heber or Kamas proper. At this price point you're mostly looking at older single-wide or manufactured homes on leased or small owned lots, modest cabins without full insulation packages, unfinished or partially finished builds, and the occasional dated stick-built home that needs work. Vacant buildable lots also show up in this range more often than finished houses, since land in the Kamas Valley carries much of the value out here.
Buyers chasing this price range in Francis tend to be people who want Summit County schools and Wasatch Back access without paying Park City or even Kamas prices, and who are willing to trade square footage or finish quality to get there. Winters run cold and snowy at this elevation, so heating systems, insulation, and driveway access matter more than they would closer to the valley floor — get a real look at these before writing an offer. Inventory under $500K moves in and out fast because there simply isn't much of it; a well-priced listing here can be gone within days. Browse the active listings below to see what's currently on the market in this range.
August 2026 · Francis market
Live from the Utah MLS — what's actually happening in Francis right now.
Median sale
$900,000
4 closed in August 2026
Median DOM
59 days
listing → contract
Sale-to-list
95.9%
of final list price
Unsold inventory
25
active + pending
1 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in Francis.
How realistic is finding a home under $500K in Francis right now? ▾
It's tight. Francis sits in the Kamas Valley just 20 minutes from Park City, and most single-family homes on acreage trade well above $500K. Inventory under that mark usually means a townhome, a smaller older home on a village lot, a manufactured home on land, or a building lot priced to leave room for construction.
What types of properties typically come in under $500K here? ▾
Expect to see condos and townhomes in developments like Pine Meadow Ranch area communities, older homes in the original Francis townsite on standard lots, and occasionally a manufactured home on a half-acre or more. Vacant land in the Woodland Estates and surrounding subdivisions also frequently falls in this range.
Are there HOA fees I should plan for at this price point? ▾
Often yes. Most sub-$500K options in the Francis and Kamas Valley area are attached product with HOA dues covering snow removal, exterior maintenance, and sometimes water. Dues typically run $200-$450 a month, which matters at altitude where snow removal alone is a real line item.
What school district serves homes in Francis? ▾
Francis is part of the South Summit School District, with South Summit Elementary, Middle, and High School all located in nearby Kamas. The district is small, well-regarded, and one of the main reasons families stretch to buy in this valley rather than commuting from further out.
How's the commute to Park City and Heber from Francis? ▾
Park City is roughly 20-25 minutes via Highway 248, and Heber is about 20 minutes south on SR-32. Salt Lake City runs about an hour in good weather via I-80 through Parley's Canyon. Winter storms can add significant time, so plan for AWD or 4WD if you're commuting daily.
Should I consider buying land under $500K and building instead? ▾
Worth running the numbers. Building lots in the Kamas Valley range from roughly $150K to $400K depending on size and views, but construction costs in Summit County run $350-$500+ per square foot once you factor in well, septic, and snow-load engineering. Total project costs almost always exceed $500K, so this path is more about long-term value than hitting a budget cap.