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Investment Properties for Sale in Francis, Utah
Francis is a small town at the south end of the Kamas Valley, tucked between the Uinta foothills and the Wasatch Back at about 6,500 feet elevation. For investors, the appeal is straightforward: it's roughly 20 minutes from Park City's job base and resort traffic, but homes and land trade at a meaningful discount to anything inside the Park City limits. The town's population sits around 1,500, growth has been steady but measured, and the housing stock is a mix of older Kamas Valley farmhouses, mid-2000s subdivisions like Woodland Hills, and newer builds on one- to five-acre parcels along SR-32 and the side roads toward Woodland.
The investment thesis here usually falls into one of three buckets: long-term rentals serving Park City service workers and South Summit School District families, short-term or mid-term rentals catering to ski-season and summer visitors who want quiet over nightlife, and land-and-hold plays betting on continued Wasatch Back appreciation. Short-term rental rules have tightened in Summit County and within Francis itself, so zoning verification is critical before underwriting any nightly-rental pro forma. Winters are real — expect heavy snow, sub-zero nights, and the maintenance costs that come with both — while summers stay mild and draw fishing, hiking, and Mirror Lake Highway traffic right through town. Browse the active listings below to see what's currently on the market, and reach out if you want help running numbers 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
3 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Francis.
What rent can a long-term rental in Francis realistically pull? ▾
Three- and four-bedroom single-family rentals in the Kamas Valley typically lease in the $2,800-$4,500 range depending on size, finishes, and acreage, with newer builds near the upper end. Tenant demand comes from Park City service workers priced out of town, remote workers, and families wanting Wasatch and South Summit schools without resort pricing.
How does Francis compare to Kamas or Oakley for investors? ▾
Francis sits just south of Kamas on SR-32 and tends to have slightly larger lots and a more rural feel, while Oakley is a few miles north with its own character and rodeo-town identity. Price per square foot is generally comparable across the three, but Francis often gives investors more land for the money, which matters if you're planning an ADU or horse-property rental.
What's the typical price point for an investment-grade home in Francis? ▾
Entry-level single-family homes in Francis generally start in the high $600Ks and run well past $1.5M for newer builds on acreage. That's a significant capital outlay for a buy-and-hold, so most investors here are either 1031 buyers, second-home owners offsetting carrying costs with rental income, or long-term appreciation plays on land.
Are there water rights or well issues to watch out for? ▾
Many Francis-area properties rely on private wells and septic systems, and culinary water connections aren't universal outside town limits. Water rights can carry real value on acreage parcels, especially for irrigated pasture. Always pull the well log, septic records, and any deeded water shares during due diligence — these line items can swing a deal's economics.
How far is Francis from Park City and Salt Lake City? ▾
Francis is about 20 minutes east of Park City via Highway 248 and roughly 50 minutes from Salt Lake City International Airport via I-80 and US-40. That proximity is the main reason rental demand exists here at all — tenants want Kamas Valley quiet with a manageable commute to resort jobs, SLC offices, or the airport.