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Homes Under $500,000 in Francis, Utah
Francis sits in the Kamas Valley about 15 minutes east of Park City, and the under-$500K segment here is genuinely tight. Most of what trades in Francis is rural acreage, custom builds, or homes pushing well into seven figures because of the Uinta views and proximity to Jordanelle and the Mirror Lake Highway. When something does come up below $500K, it's usually a townhome, an older single-family home on a smaller in-town lot near Francis Elementary, or occasionally a manufactured home on land. Inventory at this price point often turns over quickly because Heber Valley and Park City commuters use Francis as a more affordable backdoor into the South Summit School District.
Buyers shopping this price range should know what they're trading for the savings: lot sizes are typically smaller, finishes are usually builder-grade or dated, and HOA-governed townhome communities like the ones off SR-32 are where most of the sub-$500K activity happens. The upside is real — you're still in a town of roughly 1,400 people, surrounded by ranchland, with quick access to Jordanelle State Park, the Provo River, and 25 minutes to Deer Valley's Jordanelle Gondola. Winters are cold (Francis sits above 6,400 feet), so factor in heating costs and snow removal when you run the numbers. Browse the active listings below to see what's currently on the market under $500K in Francis.
May 2026 · Francis market
Live from the Utah MLS — what's actually happening in Francis right now.
Median sale
$1,675,962
1 closed in May 2026
Median DOM
—
listing → contract
Sale-to-list
100.1%
of final list price
Unsold inventory
27
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.