What is a Sandy home worth?
For the Census Bureau's 2020 to 2024 survey, the median value of an owner occupied Sandy home was $614,100. Most of those houses come from one building wave: county records (March 2026) show about 14,870 homes in the city's 88 largest subdivisions, with an average build year of 1981.
Size and ground split that wave apart. Some plats average about 1,000 square feet on fifth acre lots, others close to 3,800 square feet on two thirds of an acre, and condo and townhome projects sit on lots of 0.01 to 0.03 acre. A citywide figure blends them all, so one address is valued from sales of homes like it.
When most of a city was built around 1980, the list of updates often moves the value more than the year on the deed.
How do Sandy's neighborhoods differ?
Sandy is mostly 1970s and 1980s subdivisions on lots of about a fifth to a quarter acre. Mixed in are a few larger lot estates, the old station area, four condo projects, small lot plats built since 2000 and The Cairns city center.
Pepperwood
About 574 homes averaging 1992, with lots near two thirds of an acre and houses around 3,800 square feet in county records. Few Sandy sales match that size and land, so the comp search can reach back in time or into other large lot plats, and each of those steps needs support.
Sandy Station
Sandy began as Sandy Station, and its historic center sits around Main and Center streets. County records show about 280 homes here with build years from 1878 to 2005 (average 1939) on lots near 0.19 acre. Old houses and infill share these blocks, so Weston weighs effective age over the recorded year.
Bell Canyon Acres
Roughly 114 homes on lots averaging 0.86 acre, the largest average lot in Sandy's records, with build years from 1966 to 2022. On ground this size the land carries much of the value, and outbuildings or animal rights need to be checked on site.
Heights on Quarry Bend
About 228 homes built in 2007 and 2008 on lots of 0.03 acre, attached scale housing near 1,620 square feet. These compare with other Sandy townhome and small lot plats of the same era; a detached 1980 house on a fifth acre says little about them.
Villages at Sandy
A newer plat of about 132 homes completed 2017 to 2019 on 0.03 acre lots, close to 1,590 square feet each. Resales here are measured against other recent small lot product, and an HOA's budget and dues often come up in the lender file.
More Sandy subdivisions
- The Cairns: Sandy's planned 1,100 acre city center, unveiled in 2015; condo and apartment sales there compare with each other.
- Eastridge: About 560 homes averaging 1981 on fifth acre lots, enough sales to compare inside the plat.
- Sandy Heights South: Around 490 compact homes, near 1,010 square feet, mostly from the mid 1970s.
- Quail Valley: Some 430 houses averaging 1979; size near 2,300 square feet, larger than many neighbors of the same age.
- Quail Hollow: Built 1972 to 1991, about 1,340 square feet on lots just over a fifth of an acre.
- Park Crest: Roughly 400 homes from 1977 to 1997 averaging 1,700 square feet.
- Storm Mountain Terrace: Close to 390 houses averaging 1981 and about 1,160 square feet, so updates separate one sale from the next.
- Hidden Valley Hills: About 310 homes with an average build year of 1983 on 0.26 acre lots.
- Willow Creek: Lots average 0.30 acre and houses near 2,320 square feet, with build years from 1959 to 2015.
- Summer Meadows: A tight build span, 1984 to 1992, with homes around 2,570 square feet.
- Bluff at Hidden Valley: Some 240 houses averaging 1990 on quarter acre lots.
- Willow Creek Heights: Mostly mid 1980s homes of about 2,410 square feet, with a few newer builds up to 2020.
- Silver Mountain Estates: Built 1963 to 1997, so a 1960s house and a 1990s house can share a street here.
- Silver Ridge: Around 220 homes averaging 1984 and roughly 1,510 square feet.
- Hidden Creek: Attached scale homes from 2002 to 2004 on 0.02 acre lots, about 1,080 square feet.
- Ashley Park: Early 1990s houses near 2,420 square feet on lots a bit under a quarter acre.
- Willow Creek Terrace: About 210 homes averaging 1979, near 2,100 square feet on quarter acre ground.
- Bell Canyon Estates: Mostly 1970s, averaging only about 1,210 square feet despite the estates name.
- Silver Sage: Build years run 1975 to 2015 on 0.26 acre lots; the age spread needs a close look.
- Willow Creek Meadows: Late 1970s homes of around 1,470 square feet on lots near 0.22 acre.
- Cameo Park: Roughly 190 houses averaging 1976, close to 1,880 square feet.
- Sandy Heights: One of the older plats here, averaging 1968, with homes near 1,110 square feet.
- Sage Crest: About 180 homes from the 1970s through the 1990s on 0.24 acre lots.
- American Villa: Built 1971 to 1985 on lots a little over a quarter acre, houses near 1,460 square feet.
- Jefferson Place: Condos from 1983 to 2002 near 1,100 square feet; resales inside the project count most.
- Oakwood Estates: Around 175 houses averaging 1979 and about 1,650 square feet.
- Ponderosa Park: Built in a short window, 1969 to 1976, so the houses start out much alike.
- Willow Creek Canyon: Homes average 1996 and about 2,860 square feet, newer and larger than most Willow Creek plats.
- Briarwood Springs: Condos built 1985 to 1995 at roughly 1,150 square feet; lenders review the project as well as the unit.
- Willow Wick Estates: About 164 homes averaging 1978 on lots just over a quarter acre.
- Goldcrest: Small houses, about 1,000 square feet, on 0.16 acre lots, mostly from around 1971.
- Summerhill Village: Built 1977 to 1994, near 2,090 square feet on quarter acre lots.
- Pebble Glen: Some 155 homes averaging 1976 and close to 1,290 square feet.
- Red Sage: A 2017 to 2021 plat of 150 homes on 0.03 acre lots, near 1,880 square feet.
- Country Estates: Average build year 1972, with an older house or two from as early as 1928.
- Hidden Oaks: Late 1980s and 1990s homes around 2,720 square feet on fifth acre lots.
- Falconhurst: About 144 houses averaging 1979, near 1,730 square feet.
- Daybreak: A 1976 to 1984 Sandy plat of 140 homes, not the South Jordan community of the same name.
- Dimple Dell Village: Built 1977 to 1990 on lots near 0.23 acre, homes around 1,930 square feet.
- Little Willow Estates: Lots average 0.37 acre, roomier than most 1980 era plats in Sandy.
- White Sands: Mostly early 1970s homes, among the smallest here at about 940 square feet.
- Ski Haven Estates: Some 137 houses averaging 1974, roughly 1,420 square feet on fifth acre lots.
- Raintree Village: Build years from 1962 to 1999, averaging 1976, on lots near 0.23 acre.
- Jordan Village: An early 1960s plat with houses close to 1,120 square feet.
- Lexington Ridge: About 134 homes averaging 1978 and 1,270 square feet.
- Fairoaks: Averages 1971, but recorded build years reach back to 1900, so check each house's actual age.
- Torry Pines: Built 1971 to 1974 at roughly 1,030 square feet, a very uniform set of sales.
- South Valley Estates: Late 1980s and 1990s homes of about 1,520 square feet.
- Holly Park: Built 1983 to 1990, near 1,850 square feet on lots just under a quarter acre.
- Ridges of Summer Meadows: About 127 homes averaging 1989 and 2,850 square feet on 0.26 acre lots.
- Creek Road Terrace: Mid 1970s houses around 1,820 square feet on lots near 0.26 acre.
- Alta View Estates: Lots average just 0.14 acre under homes built 1974 to 2004.
- Ridgeview Estates: Built 1987 to 1994 on fifth acre lots, about 1,940 square feet.
- Cottonwood Place: A short 1991 to 1994 build run, homes near 1,810 square feet.
- Mount Jordan Addition: Late 1950s and 1960s houses averaging about 1,230 square feet.
- Willow Creek Road Terrace: Average build year 1980 and houses near 2,580 square feet on 0.26 acre.
- Edenbrook Estates: About 109 homes from 1976 to 1987 at roughly 1,750 square feet.
- Albion Village: Condos from 2003 to 2006 averaging about 1,100 square feet.
- Hidden Valley Country Club Estates: Homes average 1985 and 2,430 square feet; any golf adjacency is tested against sales, not assumed.
- Brandon Park: Lots near a third of an acre and houses around 3,270 square feet.
- Rondelle: Built 1965 to 1986 on quarter acre lots, about 1,650 square feet.
- Willow Creek Mesa: Lots average 0.44 acre, so land is a bigger share of each sale here.
- Cottages at the Rose Gardens: A 2007 to 2016 small lot plat of about 98 homes near 2,030 square feet.
- Summer Crest: Late 1980s homes on lots near 0.29 acre, roughly 2,500 square feet.
- Greenwood Park: One of Sandy's older plats, averaging 1958, with houses near 1,100 square feet.
- High Point: Built 1982 to 1999, averaging 1992, on lots just under a fifth of an acre.
- Valley Crest Estates: A 1967 to 1972 plat of compact homes, about 1,050 square feet.
- Indian Hills: Mid 1990s houses close to 2,540 square feet on 0.26 acre lots.
- Recondo Hills: A 1970s condominium project of 95 units, around 1,310 square feet each.
- Southern Charm: About 95 homes averaging 1976 and roughly 1,190 square feet.
- Rockhampton Estates: Lots near 0.46 acre and houses averaging about 2,950 square feet.
- Carriage Crossing: Built 1997 to 2009, newer than most Sandy plats, at about 2,250 square feet.
- Harvard Park: Houses from 1974 to 1978 near 1,440 square feet.
- Southmoore: Early 1990s homes of about 1,460 square feet on fifth acre lots.
- Majestic Canyon Estates: Lots average 0.36 acre and build years span 1975 to 2013.
- Enchanted Meadows: Late 1970s houses close to 1,290 square feet.
- Wildflower: About 83 homes averaging 1979 on lots near 0.21 acre.
- Eastwood: Lots near 0.30 acre under late 1970s and 1980s houses of about 2,070 square feet.
- Lone Peak Estates: Average build year 1988, though one recorded home dates to 1948.
- Marion Village: Built 1975 to 1984, around 1,470 square feet on 0.23 acre lots.
- Fox Hollow: Mid 1970s homes on lots a little over a quarter acre.
- Montana Ranchos: Lots near half an acre, with build years from 1972 to 2021.
- Pepperwood Creek: Newer than its namesake: average build year 2011, homes near 2,590 square feet on 0.18 acre.
- Silvercrest Park: Built 1972 to 1978, houses near 1,330 square feet on 0.22 acre lots.
What drives home values in Sandy?
Condition and updates come first, because so much of Sandy went up in the same decade. Two 1979 houses on matching fifth acre lots usually differ in roof, windows, kitchen and baths; Weston adjusts for those only as far as Sandy sales support.
Land and product type come next. Most plats average 0.2 to 0.3 acre, but a handful run from about 0.4 acre to more than 0.8, and those houses are larger too, so matching sales are scarcer. Canyons School District is the main district in Sandy (per Wikipedia).
Which appraisals does Weston do in Sandy?
In Sandy, Weston takes purchase, refinance, estate and date of death, divorce, tax appeal, PMI removal, pre listing and consulting work (services). For PMI removal, the CFPB lists evidence, such as an appraisal, that the value has not fallen below the original value. On FHA loans Weston checks HUD's minimum property standards, which in 1970s and 1980s houses means roofs, handrails and peeling paint. Every report is UAD 3.6 ready. The record: 100 percent on time in 2025 and an average turn time under five days in 2026, about a week from order to delivered report, and usually less. Call (801) 403-7723 to order.
Questions about Sandy appraisals
What is my house worth in Sandy?
Sandy mixes fifth acre houses from around 1980, small lot townhomes from the 2000s and lots past half an acre, so no citywide number fits one address. An appraisal inspects your home and compares it with closed sales of similar Sandy homes.
What is the 2026 FHA loan limit in Sandy?
Sandy is in Salt Lake County, where the 2026 FHA limit for a one unit home is $637,100 (Homebuyer.com). Weston is FHA approved, so an FHA purchase or refinance in Sandy can be ordered directly.
Who orders the appraisal in a Sandy divorce?
Either spouse, both attorneys together, or the court. Many couples agree on one neutral appraiser to avoid two competing reports. Weston can value the home as of today or as of an earlier date, such as separation, when the attorneys ask for it.
Why does my Sandy appraisal differ from my Zestimate?
A Zestimate is a computer estimate from public records and sales data; it never sees inside the house. It cannot tell a remodeled 1978 kitchen from an original one. An appraiser inspects the home and adjusts real closed sales for those differences.