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Horse Properties for Sale in Francis, Utah
Francis sits at the south end of the Kamas Valley, about 20 minutes from Park City and a straight shot to the Mirror Lake Highway and the Uintas. It's one of the last pockets along the Wasatch Back where you can still buy flat, irrigated acreage zoned for horses without paying Park City prices. Most horse properties here run 1 to 10 acres, with loafing sheds, stalls, and small barns common; the larger spreads east of town toward Woodland often include hay ground, irrigation shares from the Francis Canal or Weber River drainage, and direct access to riding country in the national forest.
The trade-off for that space is elevation and weather. Francis sits around 6,500 feet, so winters are real — count on snow from November through April, frozen waterers if you don't heat them, and a hay season that starts in late May. Buyers moving from St. George or the Salt Lake Valley should plan for indoor water, a covered feeding area, and a tractor. On the upside, summers are mild, mosquitoes are manageable, and the Kamas/Francis area has a working ranch culture that hasn't been fully erased by resort money. Wasatch and South Summit schools serve the area, and Heber's hospital is 15 minutes south. Browse the active horse property listings below to see what's currently available, and reach out if you want help vetting water rights or zoning on a specific parcel.
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
2 matching · page 1 of 1
Active listings
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Common questions
About horse properties in Francis.
What lot size do I need for a horse property in Francis? ▾
Most Francis horse setups sit on 1 to 5 acres, though larger parcels of 10+ acres exist on the south and east edges of town toward Woodland. Summit County zoning generally allows one horse per acre on agricultural and rural residential lots, but always confirm the specific zoning (A-20, RR, etc.) before writing an offer.
Is water rights an issue for horse properties here? ▾
Yes — water is the single biggest due-diligence item in the Kamas Valley. Many Francis properties pull from the Weber River drainage and irrigation shares are tied to specific parcels. Ask the listing agent for a copy of the water rights and irrigation company shares (Francis Canal, Pine Meadow, etc.) before going under contract.
How long is the riding and grazing season at this elevation? ▾
Francis sits around 6,500 feet, so the practical pasture season runs roughly mid-May through mid-October. Plan on feeding hay six to seven months a year and budget for a covered shelter or barn — winter lows regularly drop below zero and snow can stack up fast against the Uinta foothills.
Are there nearby trails and arenas for riders? ▾
Riders here have direct access to the Uinta-Wasatch-Cache National Forest east of town, plus the Mirror Lake corridor in summer. The Kamas Valley also has several private and boarding arenas, and the Wasatch County Event Center in Heber (about 15 minutes away) hosts rodeos, clinics, and barrel events year-round.
What do horse properties in Francis typically cost? ▾
Entry-level horse properties on 1-2 acres generally start in the high $900s to low $1.2M range, while larger acreage with a barn, indoor arena, or updated home runs $1.5M to $3M+. Prices have held firmer here than in Park City proper because buyers get usable flat land instead of hillside lots.
Can I build a barn or indoor arena if the property doesn't have one? ▾
In most cases yes, but Summit County requires permits for any structure over 200 square feet, and setbacks from property lines, wells, and septic drain fields apply. If you want an indoor arena, verify the buildable envelope and check whether the parcel has a recorded building pad before you close.