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Homes Under $500,000 in Francis, Utah
Francis sits in the Kamas Valley at roughly 6,500 feet, about 10 minutes from Kamas and 20 to 25 minutes from Park City. For years it has been the more affordable corner of Summit County, and homes under $500K are one of the clearest ways into this part of the Wasatch Back. Expect a mix of older single-level ranch homes, manufactured or modular homes on acreage, smaller newer builds, and the occasional fixer on a larger lot. Many sit on a half acre or more, with Uinta and Wasatch views across open pasture.
Price context matters here. Summit County prices have climbed sharply, and Francis single-family homes often land well above $500K, so listings under that mark tend to be modest in size, older, or in need of updates. That makes them popular with first-time buyers, remote workers, and Park City employees who want a lower cost of living. Winters are real, with heavy snow and cold nights, and many properties rely on wells, septic, or propane, so inspections matter. Commutes to Heber, Park City, and Salt Lake City (about 50 minutes to the airport) are manageable. Browse the active listings below to see what's currently on the market under $500K.
October 2026 · Francis market
Live from the Utah MLS — what's actually happening in Francis right now.
Median sale
—
1 closed in October 2026
Median DOM
207 days
listing → contract
Sale-to-list
—
of final list price
Unsold inventory
29
active + pending
2 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.