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No HOA Homes for Sale in Francis, Utah
Francis sits in the Kamas Valley at about 6,500 feet, roughly 15 minutes east of Heber and 25 minutes from Park City over Highway 248. It's a small town with agricultural roots, wide-open hay fields, and the Uinta Mountains framing the eastern horizon. Because much of Francis was built out on acreage parcels rather than dense subdivisions, homes without an HOA are a meaningful slice of the market here — more common than in nearby Jordanelle benches or the master-planned communities around Park City. Buyers gravitate to Francis specifically to escape covenant restrictions: room for horses, RVs parked next to the house, detached shops, chickens, and exterior paint choices that aren't governed by an architectural review committee.
The trade-off for no HOA is real and worth understanding before writing an offer. You're responsible for your own road maintenance if you're on a private lane, your own well and septic on rural parcels, and your own snow removal during a Kamas Valley winter that routinely drops several feet of snow and sees overnight lows well below zero. Property taxes are Summit County rates, and short-term rentals are governed by Francis City ordinance regardless of HOA status. Lot sizes typically run from a quarter-acre in town up to 5+ acre parcels on the outskirts toward Woodland. Browse the active listings below to see which no-HOA properties are currently on the market 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
26
active + pending
15 matching · page 1 of 1
Active listings
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Common questions
About no hoa homes in Francis.
Are most homes in Francis actually free of HOAs? ▾
A significant share of Francis properties sit on larger lots or acreage parcels that were never platted into HOA subdivisions, so no-HOA homes are more common here than in places like Park City or Heber. Newer subdivisions closer to Highway 32 sometimes do carry HOAs or small road-maintenance associations, so it's worth confirming on a listing-by-listing basis.
Can I keep horses or livestock on a no-HOA property in Francis? ▾
Yes, in most cases. Francis allows horses, chickens, and small livestock on appropriately zoned lots, and without HOA covenants restricting animals you're working only with city and Summit County zoning rules. Confirm the specific zoning (A-1, R-1, etc.) and acreage minimums before writing an offer if animals are a priority.
Without an HOA, who maintains the roads in winter? ▾
Public roads in Francis are plowed by the city or Summit County, depending on jurisdiction. Some rural properties sit on private lanes shared by a handful of neighbors, in which case plowing is handled by a private agreement or a small road association rather than a full HOA. Ask the listing agent how snow removal is handled for any specific driveway or access road.
Are short-term rentals allowed on no-HOA homes in Francis? ▾
Francis City has its own short-term rental ordinance that applies regardless of HOA status, and rules have tightened in recent years. Not having an HOA removes one layer of restriction, but you still need to verify current city licensing requirements and any deed restrictions on the specific parcel before counting on nightly rental income.
Do no-HOA homes in Francis still have access to culinary water and sewer? ▾
Homes inside Francis city limits typically connect to municipal culinary water and either city sewer or a septic system. Properties on the outskirts often run on a private well and septic, which is common in the Kamas Valley. Well and septic records should be reviewed during due diligence, since maintenance falls entirely on the owner without an HOA.
How do prices compare to HOA neighborhoods nearby? ▾
No-HOA homes in Francis tend to sit on larger lots, which pushes prices up compared to a townhome in an HOA community in Kamas or Heber, but you avoid monthly dues that can run $50 to $300+ elsewhere in Summit and Wasatch counties. The trade-off is more personal responsibility for landscaping, snow, and any shared infrastructure.