in Francis, UT • 2026 Buying Guide
Best Month
November
$601K
Avoid
February
$878K
Potential Savings
$277K
31.6% difference
Market Type
Balanced
3.4 mo. supply
Present investment properties with numbers: current rent roll, expense history, cap rate, and potential upside. Investors care about cash flow and appreciation potential, not emotional appeal.
Median Sale Price
$491K
N/A YoY
Days on Market
31
median days
Inventory
37
active listings
Sale-to-List Ratio
99.1%
room to negotiate
Jan
$828K
Feb
$878K
PeakMar
$814K
Apr
$720K
May
$715K
Jun
$735K
Jul
$758K
Aug
$854K
Sep
$804K
Oct
$800K
Nov
$601K
BestDec
$688K
Based on historical sales data in Francis
Investment property timing is about numbers, not emotions. Off-season purchases (fall/winter) often yield better cap rates because you're competing against fewer primary residence buyers. However, also consider tenant move-in timing - summer moves are easier for families.
Pro Tip: With Francis's median price at $491K, a 20% down payment would be approximately $98K. Get pre-approved early to know exactly what you can afford.
Based on our analysis of Francis's housing market, November is typically the best time to buy a investment property. During this month, prices average around $601K, which is 31.6% lower than peak prices in February. Investment property timing is about numbers, not emotions. Off-season purchases (fall/winter) often yield better cap rates because you're competing against fewer primary residence buyers. However, also consider tenant move-in timing - summer moves are easier for families.
The current median home price in Francis is $491K. Investment Property prices vary based on location, size, and condition. Year-over-year, prices have changed N/A. Investment property returns come from both cash flow and appreciation. In high-growth markets, prioritize appreciation; in stable markets, focus on cash flow. The best investments often offer both.
Francis has a balanced market. This means you have reasonable options without extreme competition. Take time to find the right investment property but be prepared to move when you find it.
Key considerations for buying a investment property in Francis include: Calculate cap rate, cash-on-cash return, and cash flow; Factor in realistic vacancy rates (typically 5-8%); Budget for property management (10% of rent) even if self-managing. Also watch for red flags like Seller won't provide actual expense records and Deferred maintenance that will need immediate attention.
Homes in Francis currently spend an average of 31 days on market. This is typical for a balanced market with reasonable time to make decisions.
Investment properties require 15-25% down typically Interest rates are 0.5-1% higher than primary residence With Francis's median price of $491K, you'll want to get pre-approved early to understand your budget.
Looking for the best time to buy a investment property in Francis? Our analysis shows that November typically offers the best prices, with homes averaging around $601K. Buying during this time could save you up to $277K compared to peak months like February.
With a median price of $491K and homes spending an average of 31 days on market, Francis is currently a balanced market. There's currently 3.4 months of inventory available.
Investment property returns come from both cash flow and appreciation. In high-growth markets, prioritize appreciation; in stable markets, focus on cash flow. The best investments often offer both.
Working with a local real estate agent who knows Francis can help you understand neighborhood dynamics, identify the best opportunities, and negotiate effectively in this market.
Connect with local agents who specialize in investment properties.