FRANCIS
South Kamas Valley's quiet residential community — Provo River access, South Summit SD, and the most affordable Summit County address.Living in Francis.
Francis sits at the south end of the Kamas Valley where US-189 connects to Heber City (20 min south) and the Provo River begins to descend into Provo Canyon. The Provo River's upper stretch near Francis provides excellent blue-ribbon trout fishing in a setting that the more developed canyon below Heber City can't match for solitude. The community is genuinely small and quiet — 1,200 residents with essentially no commercial development of its own.
South Summit School District serves Francis through the same valley school community as Kamas and Oakley. Students travel to the South Summit school campus shared with neighboring communities.
At a $480K median, Francis is Summit County's most affordable incorporated community — $20K below Coalville and $1.32M below Park City. The balanced market (3.0 months) is the most buyer-favorable in Summit County.
Where to Buy in Francis.
Francis Neighborhood Guide.
The Francis Market in 2026.
Francis's +3.8% appreciation is steady from Summit County's floor price base.
The balanced market (3.0 months) is Summit County's most buyer-favorable.
Cap rates (4.0–5.2%) solid at floor Summit County prices.
Francis Schools.
Getting There from Francis.
Why Live in Francis?
The upper Provo River near Francis provides some of the state's most productive and least-crowded blue-ribbon trout fishing — a tailwater fishery that produces year-round opportunity in the high-elevation stretch before the river enters Provo Canyon. The south Kamas Valley's mountain backdrop combines the Wasatch Range to the west with the Uinta approaches to the east. Mirror Lake Hwy access is 8–12 minutes north via Kamas.
Heber City (18 min south) provides the nearest full commercial infrastructure, including grocery, pharmacy, and Wasatch County's complete commercial base. Park City (26 min north) provides the resort and entertainment infrastructure. Francis's position between two more developed communities makes it genuinely accessible while maintaining the quiet that its small scale creates.
Francis Real Estate FAQ.
Ready to Buy in Francis?
Randall Gorham covers Summit County — Park City to Coalville to Kamas. Call to discuss where you fit.
