Live Farmington listings, filtered
Homes with a basement in Farmington.
Farmington listings with a basement, fed straight from the MLS and sorted newest first, with a clear read on why full basements are the norm in this Wasatch Front stock and how to tell a finished lower level from a canvas.
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Want it narrower? Tell me your exact spec.
Newest first
The newest basement listings.
Fed straight from the local MLS and filtered to Farmington homes with a basement: new listings appear here as they list, and sold homes drop off. The read on which kind of lower level you are actually looking at is just below.
Buying here
Judge the ceiling height and the moisture, not the existence.
A basement is close to a given in this stock, so the real work is checking whether the lower level is finished living space or an unfinished shell, whether it is a walkout, daylight, or fully below grade, and whether every below grade bedroom has real egress. Tell me the part of Farmington you like and the finish level you need, and I will have the Farmington-area partner agent I work with walk the lower level with you before you write.
Selling here
Selling a Farmington home with a finished, dry basement?
Buyers on this page already expect a basement here. What sets a listing apart is a finished, dry, full height lower level with proper egress, and that is exactly what this search is trying to find. List with the Farmington-area partner agent I connect you with and put your home's basement in front of that search.
This is usually one of the deeper grids on the site rather than a thin one, because a full basement is the norm in this Wasatch Front stock rather than the exception. The work here is not finding one, it is sorting the finished, dry, full-height lower levels from the low or damp ones. Tell me what you are after and I will have the Farmington-area agent I work with flag the next match the morning it lists.
Listing information comes from the local MLS and is deemed reliable but not guaranteed.
The local read
What a basement means in Farmington.
Start with the good news, which is that this search is not a hunt. In Farmington a basement is close to standard equipment. This is the Wasatch Front, where the frost line runs deep enough that footings have to go well below grade anyway, and once a builder is digging that deep, putting a basement under the house is the natural move. So the useful question in Farmington is rarely whether a home has a basement. It is which kind, and what condition it is in.
The city's geography sorts the answer for you. West of I-15 the ground flattens out toward the freeway and Legacy Parkway, and on those west flats the common shape is a full basement below grade on all sides, leaning on egress windows for light and a safe way out. East of US-89 the land climbs on the bench toward the mountains around the Oakridge area and Shepard Lane, and on those sloped lots the grade lets a lower level open to daylight, sometimes as a true walkout with full windows and a door to the yard. The larger newer two-story stock through Farmington Ranches and the Eagle Bay area off Clark Lane, roughly 2,500 to 4,500 square feet, carries the deepest, tallest basements in town, while the historic downtown grid around Main and State sits over older full basements that have seen the decades.
When you find one, read it closely, because basements vary far more than the listing lets on. Is the lower level finished living space, or is it framed and unfinished, a canvas you complete on your own terms and your own budget? Is it a walkout, a daylight level, or fully below grade? Does every sleeping room down there have a code-sized egress window and well, because without one the room does not really count as a bedroom no matter how it is marketed. How tall is the ceiling, since an older basement can be low enough that the space reads as storage rather than a floor of the house. Those answers change how the space lives and what it is worth to you far more than the square-footage line on the MLS.
Then there is the Farmington throughline, which is to inspect the systems, not just the finish. Walk the perimeter of any basement for staining, efflorescence, or settling, and ask how water moves away from the foundation, which matters more on the bench where the slope, the driveway grade, and spring snowmelt off the mountains all feed into drainage. On an older home, date the furnace, open the electrical panel, look at the supply lines, and note which culinary and pressurized-irrigation providers serve the lot. If a separate second kitchen and a private entrance are what you are actually after rather than plain square footage, the ADU and casita page is the narrower search. Earlier in the process than show me listings? Start with the Farmington guide, and when a home below reads right, that is the moment to reach out.
Reading a basement here
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Finished or a canvas: some lower levels are fully finished living space, some are left framed or unfinished for you to complete. An unfinished one buys the square footage at a lower cost. The listing does not always say, so read the finished square footage and the photos together.
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Walkout, daylight, or full: a walkout opens to grade on the downhill side and gets a real door, a daylight level gets tall windows above grade, and a full basement sits below grade on all sides. The lot decides which one a home can have, which is why the east bench carries more walkouts than the flat west flats.
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Proper egress: any below-grade sleeping room needs a code-sized egress window and well, or a door to the outside. Confirm it is there in person before you count the room as a bedroom.
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Ceiling height and era: stand in it. A full-height basement lives like the rest of the house, while a low one from the oldest stock reads as storage. On older homes, note the panel, the wiring, and the furnace while you are down there.
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Water, always: walk the perimeter inside and out for staining or settling, and see where the grade, the downspouts, and any window wells send water. Drainage is the single most useful thing you can read on a basement.
The local map
Where the basements actually are.
Basements are common across Farmington, so this map is less about hunting and more about which kind each part of the city tends to have. The rule of thumb is simple: the flatter the ground, the more likely it is fully below grade, and the more the lot slopes toward the mountains, the better the odds of daylight or a walkout.
Farmington Ranches and the west flats
The late-1990s-to-2010s growth engine west of I-15, predominantly two-story single-family from roughly 2,500 to 4,500 square feet on suburban lots. The bigger floor plans here carry the deepest, tallest basements in town. Expect finished family rooms, unfinished canvases, and everything between, often within a block of each other. On the flat ground most are fully below grade, so the egress windows matter room by room.
The Eagle Bay area off Clark Lane
Part of the same west-side master-planned wave, with full basements common under the two-story stock and Eagle Bay Elementary threaded through the parks. The lower levels here are younger and more likely full-height, so many read as a real floor of the house rather than a cellar. Still confirm the finished-versus-unfinished split and the egress on any below-grade bedroom.
The east bench toward the mountains
East of US-89 where the land climbs toward the mountains around the Oakridge area and the Shepard Lane corridor, the grade does the work: daylight and walkout lower levels with full windows and a door to the yard. This is where a basement is most likely to live like a floor rather than a basement. Put the retaining walls, the driveway grade, and how the lot sheds snowmelt on the inspection list.
The newer infill near Station Park, a caveat
The newest product in a growing city is attached infill: townhomes near Station Park and the North Farmington Station plan. Attached product does not always carry a basement, and when it does the lower level may be a tuck-under garage rather than living space. If a basement is a requirement, read those listings carefully rather than assuming.
The historic downtown grid
The original pioneer plat around Main and State holds older homes on larger lots, generally over a full basement that has seen the decades. On the oldest homes the basement can be lower and the systems older, so read the era in the space itself: ceiling height, the panel, the supply lines, and any sign the perimeter has taken water over the years. The core also sits under historic-district renovation guidelines.
The west flats, fully below grade
West toward I-15 and Legacy Parkway the ground is flat, so a basement here is usually fully below grade on all sides rather than a walkout. The trade is the quickest freeway access in the city and the shortest run to the Farmington FrontRunner station at Station Park. Egress windows matter most in this shape, so check them room by room.
Before you tour: what to actually check
Finished or a canvas: confirm whether the lower level is finished living space or framed and unfinished. The square-footage line does not always separate the two, and the difference is a real budget.
Walkout, daylight, or full: note whether it opens to grade on the downhill side, gets tall windows above grade, or sits below grade on all sides. On the east bench you have a real shot at the first two.
Egress on every bedroom: each below-grade sleeping room needs a code-sized egress window and well, or a door to the outside. Look at the actual window wells, not just the listing photos.
Moisture and drainage: walk the perimeter inside and out for staining, efflorescence, or settling, and see where the grade, the downspouts, and the window wells send water. On the bench, add how the driveway and retaining walls handle spring melt.
Ceiling height and comfort: measure the clearance and check whether the lower level has its own zone or vents. A basement that stays cool in July still has to be comfortable in January.
Inspect the systems, not just the house: on any older Farmington home the basement is where the age shows. Date the furnace, open the electrical panel, look at the supply lines, scope the sewer lateral, and note which culinary and pressurized-irrigation providers serve the lot.
Want the basement shortlist without the homework?
Tell me your budget, the part of Farmington you like, and whether you want a walkout on the east bench or a full basement on the west flats, finished or a canvas to make your own. Basements are common here, so the real work is sorting the good ones from the low, damp, or unfinished ones. I will connect you with a trusted Farmington-area partner agent for the on-the-ground work and stay on the file for the homework and the financing, with straight answers about egress, drainage, and what really counts as finished space.
Selling a Farmington home with a finished basement or a walkout lower level? The buyers reading this page are searching for exactly that. List it with the Farmington-area partner agent I connect you with, and your home gets featured across MovingUtah, on the pages they are already reading.
Quick answers
Basement-home shopping, answered.
It comes down to the ground it sits on. Farmington is on the Wasatch Front, where the frost line is deep enough that foundations have to go well below grade anyway. Once a builder is digging that deep, putting a basement under the house is the natural move, so a full basement is the norm in this stock rather than the exception, from the historic core through the newer west-side subdivisions. That makes the useful question here which kind of basement a home has, and what condition it is in, rather than whether it has one at all.
A walkout opens to grade on the downhill side, so it gets a real door to the yard and full windows. A daylight level sits mostly below grade but gets tall windows above the grade line on one side. A full basement sits below grade on all sides and leans on egress windows for light and a safe way out. The lot decides which one a home can have, which is why the sloped east bench toward the mountains around the Oakridge area carries more walkouts and daylight levels, while the flatter west flats toward I-15 are mostly full basements.
Just about everywhere, which is the point. The larger newer two-story stock west of I-15 through Farmington Ranches and the Eagle Bay area off Clark Lane carries the deepest, tallest basements. The historic downtown grid around Main and State generally sits over a full basement too. The east bench toward the mountains is where the grade allows daylight and walkout levels, and the flat west flats are where a basement is most likely to be fully below grade. The newer attached infill near Station Park is the exception, since townhome product does not always carry one.
It runs both ways here. Some lower levels are fully finished living space, and some are left as a canvas, framed or unfinished, for a buyer to complete later. An unfinished basement can be a real opportunity, since you buy the square footage at a lower cost and finish it on your own terms. Listings do not always separate finished from unfinished square footage clearly, so read the numbers and the photos together, and I am happy to read a specific one with you before you tour.
Confirm a code-sized egress window and well in every below-grade sleeping room, note whether the space is finished or a canvas, and measure the ceiling height, because an older basement can be low enough to read as storage. Then walk the perimeter inside and out for staining, efflorescence, or settling, and see where the grade, the downspouts, and the window wells send water, which matters more on the bench where the slope feeds drainage. On any older home, the basement is also where you date the furnace, open the electrical panel, look at the supply lines, and decide whether to scope the sewer lateral.
Finished lower-level space generally gives you more square footage for the money than the same space built above grade, and it stays cooler through summer while adding storage and shelter. But because basements are the norm in this stock rather than a rarity, having one is not the differentiator here. What separates the listings is whether the lower level is finished, dry, full-height, and properly egressed. Whole-home prices span a wide range across the bench and the valley floor, and the live listings above are the honest answer on any given week.