Live Holladay listings, filtered
Homes with an ADU or casita in Holladay.
Holladay listings with an accessory dwelling unit, whether that is a basement apartment, a detached casita, or an attached mother-in-law suite, fed straight from the MLS and sorted newest first, with a clear read on what makes one legal here and what to verify before you write an offer.
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Newest first
The newest ADU and casita listings.
Fed straight from the local MLS and filtered to homes that note an accessory dwelling unit, whether that is a basement apartment, a detached casita, or an attached mother-in-law suite. New Holladay listings appear here as they list, and sold homes drop off. The read on what makes one legal is just below.
Buying here
Confirm permitted before you count on it.
A second kitchen and a separate entrance do not make a unit legal on their own, so the real question on any Holladay listing is whether the space is permitted and conforming with the city. Tell me what setup you are looking for and I will have the Holladay-area partner agent I work with check the permit history and zoning on any home you flag.
Selling here
Own a Holladay home with a documented accessory unit?
Buyers on this page want a basement apartment, an attached suite, or a casita with the paperwork to back it up. List it with the Holladay-area partner agent I connect you with and it goes in front of exactly that search.
Listing information comes from the local MLS and is deemed reliable but not guaranteed.
The local read
What an accessory dwelling really means in Holladay.
An accessory dwelling is a property feature, not a promise. On a Holladay listing it means a secondary living space that can function on its own: a second kitchen, its own bathroom, a separate exterior entrance, and sometimes a separate utility meter. The words move around. A basement apartment is a lower level built out that way, a casita is usually a detached unit set apart from the house, and a mother-in-law suite is usually an attached apartment on the main or upper floor. The search shows up across the valley for two honest reasons, flexible living under one roof and a rentable suite where the unit is legal, and both turn on the same homework, which is whether the space is actually permitted and conforming with Holladay City.
Holladay is good ground for this search, and the form it takes here is mostly the basement apartment. The valley frost line is deep, so foundations go down and full basements are the norm across this mid-century stock, and the city's defining inventory is exactly the kind that lends itself to a lower-level suite: large 1950s-through-1970s ranches, ramblers, and split-levels on big lots, many of them never fully updated, sitting over full basements that already double the living space. Adding a second kitchen and a private door to that kind of full basement is exactly the conversion most of these listings describe. The Mount Olympus foothill bench adds a second pattern: on the sloped streets climbing east of Highland Drive, a lower level can open to grade as a walkout or daylight level with full windows and a real door. A fully detached casita is the rarest shape in a city this built out, since it takes a lot with room for a second structure, so treat one as a find rather than an expectation.
Here is the part that matters more than the photos. A finished basement is not the same as a legal apartment, and neither is a converted room over the garage or a guest building out back. A second kitchen and an outside door do not make a unit conforming on their own, and a great many existing accessory units in older Utah homes were finished over the years without permits or were built before today's rules. That is not a reason to walk away, but it is the reason to verify rather than assume. What an accessory dwelling is allowed to be depends on the parcel's zoning, and Holladay's lines wander street by street through the areas annexed in 2002 and 2015, so two homes a block apart can sit under different rules. The two questions that decide everything are whether the unit is permitted with Holladay City and whether it has its own legal egress, meaning a code-sized window well or door out of every sleeping room below grade.
Treat any income angle with the same caution. I will not quote you a rent number or a payment number on a page like this, because what a unit could earn depends on its legal status, the specific space, and rules that change, and a non-conforming unit cannot be counted on at all. What I can do is point you at the right stock. If a true separate suite is the goal, the older big-lot ramblers are the natural hunting ground, so the single-story page is a useful next stop. If you only want the extra square footage and not a second kitchen, the homes with a basement page is the wider search, and because a separate entrance is easier on a bigger lot with no shared-amenity rules over it, the no-HOA page pairs naturally with this one. Earlier in the process than show me listings? Start with the Holladay guide, and when a home below reads right, that is the moment to reach out.
What counts as an accessory dwelling
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The form it takes: in Holladay most of these are basement apartments, since full basements are the norm in this mid-century stock. Attached mother-in-law suites turn up too, and a detached casita is rare in a nearly built-out city, so read the listing for where the space actually sits.
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Second kitchen: a full or kitchenette setup is the core marker. A finished basement or a spare suite with no kitchen is just extra space, not a separate unit, so read the listing for the actual layout.
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Separate entrance: the second front door this search is really about. A private exterior entry, often a walk-down or a side door, is what makes the space usable on its own rather than a through-the-house extension. On the foothill bench it is often a true grade-level walkout.
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Separate egress: every sleeping room below grade needs a code-sized window well or a door to the outside. This is a safety item and a legality item at once, and it is the first thing to confirm in person, not from the photos.
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Separate utilities: some units have their own gas or electric meter, or at least split HVAC. It is a convenience, not proof of legality, so note it but do not read it as a permit.
The local map
Where the accessory units actually are.
Homes with a second living space turn up across Holladay, but the forms concentrate in a few patterns, and the basement apartment is by far the dominant one. Here is where to look, and the due-diligence note attached to each.
The mid-century ranches and ramblers
The 1950s-through-1970s single-level originals on big lots, spread across the Village core, the foothill bench, and the south edge, sit over the deepest stock of full basements in the city. This is the most likely place to find a real separate suite, and also the most likely place to find one that was finished without a permit, so it is the area where verification matters most.
Split-level floor plans
The same mid-century buildout left a lot of split-levels, and the layout lends itself to a lower level with its own grade-level door. A split design can put a private entrance just a half-flight down, which is why so many conversions started in this stock. Confirm the egress windows on the bedrooms below before you count any of them.
The Mount Olympus foothill bench
On the streets climbing east of Highland Drive toward Wasatch Boulevard, the slope means a lower level can open to grade as a walkout or daylight level, with full windows and a real door. That is the ideal setup for a separate suite that lives like its own floor rather than a dark basement. Much of this area was annexed in 2002 and 2015, so confirm the parcel's zoning carefully.
Larger custom rebuilds
Holladay's constant teardown-and-rebuild current produces newer two-story customs with tall, deep basements, which makes a comfortable second kitchen and a real bedroom downstairs more workable than in a low older basement. A newer build is more likely to have been finished with permits, but you still verify it rather than assume.
Historic Holladay and the Village blocks
Around the walkable town center at Holladay Boulevard and 2300 East, and the original 1847 settlement blocks near Spring Creek, you find homes from every era of the city's history on large lots within a few blocks. Older homes here can carry long-finished lower levels, which is exactly the stock where the conforming-versus-existing question comes up most.
The big-lot estate streets
On the larger half-acre-to-acre parcels, a detached or lower-level accessory space has the room to exist comfortably, and the land gives a separate entrance somewhere private to land. These are fewer and higher-priced, but the lot size is what makes a genuine second living space practical. Walk the actual access and ask what is permitted.
Before you tour: what to actually check
Is it permitted: ask the listing agent for the permit history and confirm the unit's status with Holladay City. A second kitchen and a side door do not make a unit legal on their own, and what is allowed depends on the parcel's zoning.
Egress on every bedroom: each sleeping room below grade 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, because a room marketed as a downstairs bedroom is not really one without it.
Conforming vs. existing: many older accessory units are non-conforming, finished before today's rules or without permits. Understand exactly what you are buying and what can and cannot be relied on, since Holladay's annexation-era zoning shifts block to block.
Separate systems: check whether the kitchen, HVAC, and any meter are genuinely separate, and whether the wiring and gas work for the second kitchen were done to code and inspected.
Ceiling height and light: an older basement can be low. Stand in it. A tall, daylight, or walkout lower level, common on the foothill bench, lives very differently from a short, fully below-grade basement.
Water provider and the rest: Holladay's water service is address-dependent, split among several providers block to block, so check the bill, and on any older-stock home, date the roof, furnace, electrical panel, and sewer lateral.
Want a real accessory dwelling without the guesswork?
Tell me your budget, the part of Holladay you like, whether you want a basement apartment, an attached suite, or a detached casita, and whether you need a fully permitted, conforming unit or are open to an existing space you would verify and possibly bring up to code. I will connect you with a trusted Holladay-area partner agent for the on-the-ground work and stay on the file for the homework and the financing, with straight answers about which spaces are legal units and which are just finished basements with a door.
Selling a Holladay home with a basement apartment, a casita, or an attached accessory suite? The buyers reading this page want exactly that. List it with the Holladay-area partner agent I connect you with, and your home gets featured across MovingUtah, on the pages they are already reading.
Quick answers
ADU and casita shopping, answered.
It is a secondary living space that can function on its own, and the listings use several words for it. In Holladay the most common form by far is a basement apartment, a lower level built out with a second kitchen, its own bathroom, and a separate exterior entrance. A casita usually means a detached unit set apart from the main house, and a mother-in-law suite usually means an attached accessory apartment on the main or upper level. All of them are property features describing the space, nothing more. The big thing to know is that a second kitchen and an outside door do not make a unit legal on their own, so the real work is confirming whether it is permitted and conforming with Holladay City and what the specific parcel's zoning allows.
Some are and some are not, which is exactly why you verify rather than assume. An accessory dwelling has to be permitted with Holladay City to be treated as a separate dwelling, what is allowed depends on the parcel's zoning, which wanders street by street through the areas annexed in 2002 and 2015, and many existing basement apartments and converted suites in older homes were finished over the years without permits or were built before today's rules, so they are non-conforming. That is not a dealbreaker by itself, but you need to know which one you are buying. Confirm the zoning, the permit history, the unit's status, and the egress independently before you rely on it, and I will help line up those checks.
Most often in the mid-century stock, the large 1950s-through-1970s ramblers and split-levels on big lots that fill the Village core, the foothill bench, and the south edge, which sit over the deepest stock of full basements and carry most of the basement apartments. Attached suites turn up in the larger custom rebuilds, and on the Mount Olympus foothill streets east of Highland Drive the slope lets a lower level open to grade as a walkout, which makes the space live like its own floor. A fully detached casita is the rarest form here, because this is a nearly built-out city and it takes a lot with room for a second structure. The live listings above are the honest count on any given week.
Only where the unit is legal, and that is the whole point of the verification. A permitted, conforming accessory dwelling is a different thing from a non-conforming space that happens to have a kitchen, the rules around accessory dwellings and rentals can change, and what is allowed depends on the parcel's zoning, so this is a question to confirm with Holladay City for the specific property, not to assume from the listing. I will not put a rent figure on a page like this, because it depends entirely on the unit's legal status and the specifics, but I can connect you with a local agent who will get you straight answers on what the city allows on that parcel.
Egress is a legal, code-sized way out of every below-grade sleeping room, usually an egress window with a window well sized for a person to climb out, or a door to the outside. It is both a safety requirement and a piece of what makes a basement bedroom or apartment count as legal living space. It matters most on the basement units that make up most of this search, and it is the first thing to confirm in person, because a room marketed as a bedroom downstairs is not really one without it. We check the actual window wells, not just the photos. The walkout lower levels on the foothill bench often make this easiest.
Tell me the budget, the part of town, and whether you need a fully permitted suite or are open to an existing space to verify, and I will connect you with a Holladay-area partner agent and flag matching listings as they go live. Pair that with a pre-approval so you can move when the right separate-suite home lists, since these are a narrow slice in a nearly built-out city and they do not sit long.