What is a home worth in Francis right now?
Francis is small enough that no major data provider publishes a dependable citywide median, so the best benchmarks are neighboring Kamas at a $1,182,149 average home value (Zillow, December 2025) and Summit County's 2026 FHA loan limit of $1,163,800.
Within Francis itself, value depends heavily on product type. Newer subdivision homes built during the town's recent growth wave, older farmhouses on acreage, and custom builds toward Woodland all price differently per square foot. When published averages are missing or unreliable, an appraisal is not just better than an estimate. It is the only credible number available.
“When a town grows a third in six years, yesterday's comps expire fast. Francis values have to be built from current, verified sales.”
Why is Francis growing so fast, and what does it mean for home values?
Francis has grown 31.65% since the 2020 census, reaching 2,117 residents in 2026, which makes it one of the fastest growing towns in Summit County. The town sits at the junction of SR-32 and SR-35 at the south end of the Kamas Valley, within commuting range of Park City and on the route toward Woodland and Wolf Creek Pass. That access brought waves of new subdivisions alongside the hay fields and horse properties that still define the town, whose ranching roots show up every summer at the Frontier Days celebration. For valuation, rapid growth cuts both ways: new construction sales give fresh data points, but they can overstate the value of older rural homes, and acreage parcels with water and outbuildings have few true comparables. An appraiser working Francis has to bridge both markets, and that is exactly the thin comp, rural work Weston does across the Kamas Valley every week.
When do you need a home appraisal in Francis?
You need an appraisal in Francis for purchase mortgages and refinances, including FHA loans, where an FHA approved appraiser also verifies property condition standards. Beyond lending, Francis homeowners order appraisals to set a list price before selling in a fast changing market, to remove PMI at 20% equity per the CFPB's 80% rule, to settle estates with a date of death value, to divide property fairly in a divorce, and to challenge a Summit County tax assessment. Every Apex report is UAD 3.6 ready and built to hold up.
Questions people ask us in Summit County
What is my house worth in Francis?
There is no reliable published median for Francis alone, which is exactly why estimates struggle here. Nearby Kamas averages $1,182,149 per Zillow (December 2025), but your Francis home may sit well above or below that depending on age, acreage, and location. A certified appraisal inspects the property and documents value from real Kamas Valley sales. Call (801) 403-7723 for a quote.
What is the FHA loan limit for Francis in 2026?
Francis is in Summit County, where the 2026 FHA loan limit for a one unit home is $1,163,800, one of the highest limits in the nation. FHA financing requires an appraisal from an FHA approved appraiser, who also checks health and safety standards that matter on rural properties with wells and septic systems. Weston Groll is FHA approved.
Do I need an appraisal to refinance my Francis home?
Usually, yes. Most lenders require a current appraisal to confirm the home supports the new loan, though some conventional refinances qualify for an appraisal waiver when automated data is strong. In a thin market like Francis, waivers are less common because the models have little to work with, so plan on a full appraisal and get credit for recent improvements.
How do I verify a Utah appraiser's license?
Search the Utah Division of Real Estate's public license lookup at secure.utah.gov to confirm any appraiser's credential, status, and discipline history before you hire. Weston Groll holds Utah Certified Residential Appraiser license 6088519-CR00, and you can verify it there in under a minute. Any legitimate appraiser will welcome the check.