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Homes with Acreage for Sale in Francis, Utah
Francis is a small town of roughly 1,500 residents tucked into the south end of the Kamas Valley, where SR-32 meets the foothills of the Uinta Mountains. It's one of the last pockets along the Wasatch Back where buyers can still find real acreage — working pastures, hay fields, and horse properties — without driving deep into the backcountry. The land here is generally flat to gently rolling, with irrigation rights tied to the Weber River system on many older parcels, and the views run east toward Bald Mountain and west across open fields toward Jordanelle and Deer Valley's east ridges. Winters are real (expect 4-5 months with snow on the ground and lows that dip well below zero in January), and summers are dry, mild, and bug-light compared to lower-elevation Utah.
Acreage in Francis appeals to two distinct buyer profiles: equestrian and hobby-farm owners who want zoning that actually permits horses, barns, and outbuildings, and second-home buyers priced out of Park City who still want quick access to skiing, the Mirror Lake Highway, and the Provo and Weber Rivers. Lot sizes on the MLS here typically range from 1-acre subdivision parcels in places like River Bluffs and Pine Meadow Ranch up to 20+ acre working spreads off Woodland Road. Property taxes stay reasonable under Utah's greenbelt assessment if the land is actively used for agriculture. Browse the active acreage listings below to see what's currently on the market in Francis and the surrounding Kamas Valley.
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
26
active + pending
6 matching · page 1 of 1
Active listings
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Common questions
About homes with acreage in Francis.
How much land do most acreage properties in Francis sit on? ▾
Most acreage listings in Francis run from 1 to 5 acres, with a meaningful share in the 5-20 acre range along the Woodland, River Bluffs, and Pine Meadow Ranch corridors. Larger parcels of 20+ acres do come up, typically older family holdings or pieces of subdivided ranchland off SR-35 or Mirror Lake Highway.
Can I keep horses or livestock on Francis acreage? ▾
Yes. Francis sits in the Kamas Valley's agricultural belt and most parcels over an acre allow horses, with many zoned for additional livestock. Check the specific zoning (RA-1, RA-5, or A-20 in Summit County) and any HOA covenants, since some newer equestrian subdivisions cap animal counts even on larger lots.
What's the water situation — well, irrigation, or culinary? ▾
It varies lot by lot. Properties inside Francis city limits often have culinary water through the town system, while parcels further out rely on private wells. Irrigation shares from the Weber River or local ditch companies are a big value-add for anyone wanting to keep pasture green through the short growing season.
What do acreage homes in Francis typically cost? ▾
Pricing has climbed sharply since 2020. Smaller 1-2 acre homes generally run from the upper $800Ks into the $1.3M range, while 5+ acre properties with updated homes and outbuildings frequently list from $1.5M to $3M+. Bare land with no improvements still trades, usually $250K-$600K per buildable acre depending on views and water rights.
How long is the drive to Park City and Salt Lake from Francis? ▾
Park City's Kimball Junction is about 20 minutes via SR-248, and downtown Salt Lake runs roughly 50-60 minutes via I-80 in normal conditions. Heber City is 10 minutes south on SR-32, which is where most residents handle weekly errands, groceries, and the Heber Valley Hospital.
Is the growing season long enough to actually farm or garden? ▾
Francis sits at about 6,500 feet, so the frost-free window is short — roughly mid-June to early September. Hay, pasture grass, and cold-hardy gardens do well; tomatoes and warm-weather crops usually need a greenhouse or hoop house. Most acreage owners here run horses or hay fields rather than row crops.