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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 a half hour from Park City's Canyons Village, which makes it one of the last spots in Summit County where a buyer can still find a home under $500,000. That price point here typically means a smaller footprint on a slab or crawl space, an older single-level rancher off Spring Hollow Road or Chalk Creek Estates, a manufactured or modular home on owned land, or a townhome-style unit in one of the newer clusters near Woodland Park Drive. Land is the real cost driver in this valley — Francis City still enforces larger minimum lot sizes than its neighbors, so anything under $500K is usually the house, not the acreage, and buyers should expect to compete with people who'd rather renovate a smaller place here than pay Park City prices twenty minutes up the canyon.
Winters run cold and snowy at this elevation (around 6,300 feet), so heating type, roof age, and driveway grading matter more in a showing than they would in the valley floor communities near Kamas. Well and septic systems are still common on the outskirts of town, which affects both the closing timeline and ongoing maintenance costs, so it's worth asking early whether a property is on city water and sewer or self-contained. South Summit School District serves the area, and commuters heading to Park City or the Wasatch Back business parks generally budget 25-35 minutes each way depending on Highway 32 conditions in winter. Browse the active listings below to see what's currently on the market in this price range.
July 2026 · Francis market
Live from the Utah MLS — what's actually happening in Francis right now.
Median sale
$1,475,000
2 closed in July 2026
Median DOM
181 days
listing → contract
Sale-to-list
95.5%
of final list price
Unsold inventory
20
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.