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Single Story Homes for Sale in Francis, Utah
Francis is a small ranching town in the Kamas Valley, tucked between the Uinta Mountains and the back side of the Wasatch about 25 minutes from Park City. Single story homes — ramblers, in local parlance — make up a big share of what gets built here, and for practical reasons. At 6,500 feet of elevation, winters are long and snowy, and a one-level floor plan means no hauling groceries up stairs in January, no second-story bedrooms freezing while the main level overheats, and easier roof and gutter maintenance after big storms. The flat-lot, single-level layout also fits the rural character of South Summit County, where lots tend to be larger and homeowners want garage and shop space on the same level as the living areas.
Buyers shopping ramblers in Francis tend to fall into two camps: retirees and empty-nesters who want a forever home with no stairs, and families who want horse property or a hobby farm without giving up Park City schools and the South Summit lifestyle. Most single level homes here sit on half-acre to five-acre parcels, often with water shares, outbuildings, and views of Bald Mountain or the Uinta foothills. Pricing varies widely depending on acreage, water rights, and whether the basement is finished. Browse the active 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
7 matching · page 1 of 1
Active listings
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Common questions
About single story homes in Francis.
How common are single-story homes in Francis compared to two-story builds? ▾
Single-level homes are well represented in Francis, especially on the larger acreage parcels where horizontal layouts make sense. Older Kamas Valley farmhouses and ranchers are often single-story, and a good share of newer custom builds in subdivisions like Spring Hollow are designed as ramblers with finished walkout basements. Inventory at any given time is usually a mix, with 30-50% of active listings being single-level.
Why do buyers in Francis specifically look for single-story homes? ▾
The big drivers are winter practicality and aging in place. Francis gets real snow at 6,500 feet, and a single-level layout means fewer roof valleys, easier snow management, and no stairs in icy conditions. Retirees moving from the Wasatch Front for cleaner air and acreage often want everything on one floor, and families appreciate the open ranch feel.
Do single-story homes in Francis typically have basements? ▾
Most do. A finished or unfinished walkout basement is standard on newer builds and common on older homes too, which effectively doubles the usable square footage while keeping the main living area on one level. If you want true single-level with no basement at all, those exist but are a smaller slice of the market.
What's the price range for single-story homes in Francis right now? ▾
Older ramblers on smaller in-town lots typically start in the high $700s to low $900s. Newer single-level custom homes on 1-5 acres generally run $1.2M to $2M+, depending on finish level, outbuildings, and water rights. Horse properties with barns and irrigated pasture sit at the higher end.
Are horse properties available as single-story homes? ▾
Yes, and Francis is one of the better spots in Summit County for this. Many acreage parcels in and around town carry irrigation shares and allow horses, and a number of the ranchers on 2-5 acres include barns, loafing sheds, or fenced pasture. Filter the listings below for acreage and check the water rights notes in each MLS entry.
How far is Francis from Park City amenities and the SLC airport? ▾
Park City's Main Street and the resorts are about 15-20 minutes via SR-248, and Kamas is a 5-minute drive for groceries and basics. Salt Lake City International is roughly 45 minutes via I-80, which makes Francis workable for buyers who travel regularly or commute occasionally.