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Foreclosures & Short Sales in Fruit Heights, Utah
Fruit Heights is a small, tightly held bench city of about 6,000 people tucked between Farmington and Kaysville, and foreclosures here are genuinely rare. Most of the housing stock sits on the orchard-lined slopes above Highway 89, with larger lots, mature landscaping, and views across the valley toward the Great Salt Lake — the kind of property owners tend to hold onto or pass down rather than walk away from. When a distressed sale does surface, it's usually tied to an estate situation, a job relocation, or an inherited property that needs work, not neighborhood-wide price softness. That scarcity is exactly why serious buyers keep an eye on this small market: a bank-owned or pre-foreclosure listing in Davis School District's Fruit Heights zone can mean a rare shot at land and square footage that rarely comes up at a discount.
Because inventory turns over slowly, a short sale or REO listing here can sit at a different price point than a comparable move-in-ready home in Kaysville or Layton, and the paperwork timeline is longer than a standard purchase — banks reviewing short sale offers, or REO sellers requiring proof of funds and as-is addenda. Buyers should be ready to bring a contractor's eye, since deferred maintenance is common on distressed properties, and to work with an agent who understands the additional disclosures and negotiation steps involved. Browse the active listings below to see what's currently on the market.
June 2026 · Fruit Heights market
Live from the Utah MLS — what's actually happening in Fruit Heights right now.
Median sale
$815,000
4 closed in June 2026
Median DOM
55 days
listing → contract
Sale-to-list
98.1%
of final list price
Unsold inventory
16
active + pending
1 matching · page 1 of 1
Active listings
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Common questions
About foreclosures & short sales in Fruit Heights.
How many foreclosures are typically available in Fruit Heights at once? ▾
Very few — often zero to two active listings at any given time. Fruit Heights has under 2,000 housing units total, so distressed inventory is thin compared to larger neighboring cities like Layton or Clearfield.
What's the difference between a short sale and a bank-owned (REO) listing here? ▾
A short sale means the current owner still holds title and the lender must approve a sale price below the mortgage balance, which adds review time before you get an accepted offer. A bank-owned home means the lender already foreclosed and now owns the property outright, so the sale moves more like a standard as-is purchase without third-party lender approval.
Are these homes sold as-is? ▾
Yes, nearly all foreclosure and short sale listings in Fruit Heights are sold as-is, with the seller unwilling or unable to make repairs. A home inspection is still worth doing so you know what you're taking on, but negotiate price rather than repair credits.
Can I use an FHA or VA loan on a distressed property here? ▾
It depends on the home's condition. FHA and VA loans require the property to meet minimum health and safety standards, so a foreclosure with a failing furnace, roof damage, or safety hazards may need to close with cash or a renovation loan like an FHA 203(k) before conventional financing works.
How long does a short sale take to close in Fruit Heights? ▾
Plan on 60 to 120 days from accepted offer to closing, since the seller's lender has to approve the sale price and terms before anything moves forward. This is considerably longer than the 30-45 days typical for a standard Davis County closing, so it's not a fit for buyers on a tight timeline.
Do distressed properties in Fruit Heights sell below market value? ▾
Sometimes, but not automatically — with so little inventory, well-located foreclosures on bench lots can still draw multiple offers close to market price. The real savings usually come from being willing to renovate a dated interior rather than from a guaranteed discount.