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Foreclosures & Short Sales in Tremonton, Utah
Tremonton sits at the north end of the Bear River Valley, about 25 minutes northwest of Brigham City and just off I-15/I-84. It's a working agricultural town anchored by food processing, trucking, and the Northrop Grumman rocket motor plant out at Promontory, with a median home price that runs noticeably below Cache Valley or the northern Wasatch Front. Because the market is smaller and inventory turns slowly, distressed listings — bank-owned (REO) homes, pre-foreclosure short sales, and the occasional HUD home — don't come up in volume, but when they do they tend to represent real value relative to comparable retail listings in the same neighborhoods.
Buyers shopping foreclosures and short sales in Tremonton should go in with eyes open. Most REO homes sell as-is, which in a climate that swings from sub-zero January nights to 95° July afternoons often means frozen-pipe damage, neglected HVAC, or roof issues that didn't get addressed during the vacancy. Short sales here can also take months because the seller's lender has to approve the price, so they're a better fit for patient buyers than anyone on a tight closing timeline. A renovation loan, a solid inspection, and a contractor who knows Box Elder County permitting will go a long way. Browse the active listings below to see what's currently available, and reach out if you'd like help pulling sold comps or evaluating repair scope.
July 2026 · Tremonton market
Live from the Utah MLS — what's actually happening in Tremonton right now.
Median sale
$387,500
12 closed in July 2026
Median DOM
12 days
listing → contract
Sale-to-list
98.3%
of final list price
Unsold inventory
98
active + pending
1 matching · page 1 of 1
Active listings
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Common questions
About foreclosures & short sales in Tremonton.
Are there usually many foreclosures listed in Tremonton? ▾
Tremonton is a smaller Box Elder County market, so distressed inventory tends to be thin — often just a handful of bank-owned or short sale listings at any given time. Counts move with the broader interest rate cycle and local employment at places like West Liberty Foods and the ATK/Northrop Grumman facility in Promontory. Check the active listings below for what's actually on the market today.
What's the difference between a foreclosure and a short sale? ▾
A foreclosure (or REO) is a home the bank has already taken back and is now reselling, usually as-is with a relatively quick close. A short sale is still owned by the homeowner, but they're selling for less than what's owed and the lender has to approve the price — which can stretch the timeline to 60-120+ days.
Can I use an FHA or USDA loan on a Tremonton foreclosure? ▾
Often yes, but it depends on the property's condition. Many bank-owned homes in Tremonton sit vacant through winter and can have frozen pipes, missing appliances, or deferred roof work that fails FHA appraisal standards. USDA financing is worth a look since most of Tremonton and the surrounding Bear River Valley sits inside USDA-eligible rural boundaries.
Do I need to pay cash for a foreclosed home here? ▾
Not necessarily. Cash wins on auction-step properties and heavily damaged REOs, but most MLS-listed foreclosures in Tremonton accept conventional, FHA, VA, or USDA financing as long as the home appraises and meets the loan's condition requirements. Hard-money or renovation loans (203k, HomeStyle) are common backups for fixer-level listings.
How much below market do Tremonton distressed homes typically sell? ▾
Discounts vary widely. Clean REOs in subdivisions off Main Street or near the Tremonton Recreation Center often sell within 3-7% of comparable retail homes once bidding settles. Heavier fixers — older farmhouses on the outskirts toward Garland or Bothwell — can trade 10-20% under market, but the rehab budget usually eats most of that gap.
What should I inspect carefully on a Tremonton foreclosure? ▾
Winter freeze damage is the big one — Tremonton sees real cold snaps and vacant homes often have burst supply lines, cracked water heaters, or failed sprinkler manifolds. Also check well and septic systems on rural parcels, the condition of the furnace (many homes here are 1970s-80s builds), and any unpermitted additions, which are common on older Bear River Valley properties.