Live Pleasant Grove listings, filtered
Pleasant Grove homes under $1M
Pleasant Grove homes under $1M, from every brokerage, appear below and refresh straight from the MLS. Under them: what that budget gets you in the city, and a plan for buying.
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- Pleasant Grove, UT
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- Wasatch Front Regional MLS, live
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The listings under $1M
Listing information comes from the Wasatch Front Regional Multiple Listing Service and is deemed reliable but not guaranteed.
Part 1 of 3
Where Under $1M sits
The local read, the median line and the pricing tiers
The local read
Under $1M is about twice the typical home
In shortPleasant Grove's typical home value is about $491,000, so under $1M is roughly twice that. At this cap, hillside streets, big old-farm lots and larger houses come into range, fed live from the MLS and priced high to low.
A $1M cap is roughly double the typical home value of $491,000 (Census ACS 2020-2024). Here the lot and the setting start to count as much as the house.
Three places stand out. The hillside streets in the northeast climb to about 5,130 feet, with mountain views near the Grove Creek and Battle Creek trailheads. The old-farm grids on the north and east sides hold houses on big lots. The flat west side by I-15 has the larger newer houses.
The hillside brings checks that flat streets do not. The fault and the old slides sit on the hillside and at the north end, and the steps below list what to ask.
Peeking at the neighboring price pages? The under $750K page has newer, roomier houses, and the under $1.25M page adds Manila's half-acre lots. The Pleasant Grove guide covers the whole city, and sharing your search gets a partner agent watching for you.
Stretch math
One step up
under $1.25M adds remodeled Midtown houses, Manila's half-acre lots and homes with a backyard apartment.
One step down
under $750K swaps the hillside for newer houses and bigger yards, usually on flatter ground.
Either way
Think of the cap as a guide rather than a wall. Tell me the view, lot or house you want most and a partner agent will name the page that fits.
How this works. Scott Buehler is licensed in both real estate and mortgage lending and may assist with financing across Utah; local representation in Pleasant Grove comes through a partner agent. Every role is disclosed, and you are always free to choose your own agent and your own lender. More on How I Work.
The median line
Under $1M versus the Pleasant Grove typical home value
Under $1M takes in the Pleasant Grove typical home value of ~$491,000 and then some. Imagine the bar as a ruler of prices, low to high. Gold is the span of this page. A small marker sits at the typical home value.
The pricing tiers
Which Pleasant Grove price range fits your budget?
Every Pleasant Grove home for sale has a place on one of these pages, each with live listings and a write-up of its own. The lit page is yours right now.
Under $500K
The starting pointSee homes under $500KUnder $750K
One step downSee homes under $750KUnder $1M
Pleasant GroveUnder $1.25M
One step upSee homes under $1.25MOver $1.25M
The top of the marketSee homes over $1.25MOr set your own filters
Map search for Pleasant Grove with your own filtersChoose a price, beds, baths and a home type, and every match drops onto the map. Looking needs no account.Open the map searchPart 2 of 3
What the money buys
What the money buys, hold, stretch, or step down and the towns next door
What the money buys
Under $1M comes in three shapes
Three kinds of home dominate this cap. Each one puts the money in a different place: the setting, the land or the house itself.
Hillside homes with mountain views
The northeast streets climb to about 5,130 feet. The views reach the mountain, the trailheads sit at the top, and the hillside runs cooler and snowier than the west side.
The downside: slope, snow and hazard maps to read. The payoff: the mountain on your doorstep.
Large houses on old-farm lots
The old farms left larger grids on the north and east sides, so blocks run roomier here than in the pioneer grid downtown.
The catch: a house may need updates inside. What you get: yard space and room between neighbors.
Houses on level ground west of State Street
West of State Street the ground is flat and low, 120 to 170 feet below the weather station in town. The city plan says shallow water tables and shrink-swell soils there limit deep digging and basements.
The catch: a basement may not be possible, so ask about the foundation design. What you get: level ground and less snow than the hillside.
Which of the three lists changes by the week. Check the Homes for Sale page for today's mix.
Hold, stretch, or step down
What each price range buys
Each step up the price pages moves the money into land and setting. Read across the table to see what trades for what. Column two of three is the page you are on.
| Comparison point | Under $750K | Under $1M This page | Under $1.25M |
|---|---|---|---|
| Typical home shape | Newer houses, bigger yards | Hillside homes, big lots | Midtown remodels, Manila lots, apartments |
| What you usually give up | The widest lots and views | Walks to Main Street | A hillside view |
| What you usually gain | Newer rooms and more yard | Views, room to spread out | Finished house, big yard |
| Where you end up | West, middle, north side | Hillside, old-farm lots, west side | Midtown and Manila |
| What to check first | Lot size, zone, school lines | Slope, faults, snow | Permits, apartment rules, radon |
Two columns can both fit. Tell me the view, lot or house you rank first, and a partner agent will name the page to shop.
The towns next door
What does under $1M buy in the towns next door?
The four closest towns with price pages are listed below. Each card shows where under $1M lands there and links to that page.
Gold marks where this page stops, at Under $1M.
Figures come from each town's own price page, source included. The Utah drive times tool supplies the drive times.
Part 3 of 3
How to buy with a $1M cap
A four-step play
A four-step play
How to move in the upper market
At $1M the slope and the ground matter more than the paint. These four steps put the checks in order: the street, the ground, the fire rules and the view.
Walk the street in winter
The hillside is cooler and snowier than the west side, and no weather station measures it. Visit after a storm, ask what the street is like, and ask who plows it.
Ask for the geotechnical report
The Wasatch fault crosses inside the north and northeast city line, and the state maps old landslide outlines on the hillside. A geotechnical report is an engineer's study of the ground. Ask for one before you offer.
Ask about the wildland rules
A wildland urban interface code is a rule set for homes that sit next to wild land. The city had one on its March 2026 agenda. Find out if the lot is covered by the city's wildland rules.
Weigh the view against the lot
A view can carry a big part of the price on the hillside, so decide what it is worth to you before you tour. Then compare the home with a flat lot of the same size. The buying process guide and the art of the offer guide have the rest.
Client reviews
What a past client said
These are real reviews from past clients, shown as they wrote them.
Posted by past clients on Google and Experience.com.
If you want a very competent, knowledgeable, personable, honest realtor, who has your back every step of the way, Scott is your guy! He leaves no stone unturned and genuinely has your best interests in mind at all times. He communicates every move. Working with Scott definitely made this the easiest and most stress free real estate transaction that I have ever experienced!! Thank you, Scott!!
Quick answers
Under $1M in Pleasant Grove, answered
Hillside homes with mountain views, large houses on old-farm lots on the north and east sides, and houses on level ground west of State Street. The cap is about twice the typical home value.
It carries ground risks a flat street does not, and each one can be checked for a single address. The state maps 18 old landslide outlines that touch the city, and about 25 homes fall inside them. The fault runs near the hillside too, so ask for a geotechnical report on any hillside home.
More than the 41 inches a year the weather station in town averages, but no station measures the hillside itself. The top streets sit 350 to 440 feet above the station. Ask the neighbors how the street handles a storm.
Open hillside lots have less shelter than streets with older, bigger trees, and no wind record exists for the city. Judge each home yourself, and visit in the afternoon and again in the evening.
Some may. A wildland urban interface code was on the March 3, 2026 council agenda, and fire crews did wildland work on the east side in 2026. Call the city about the exact lot.
Compare it with a flat lot of the same size on a nearby street. The gap is roughly what the view and the setting add. A partner agent can pull recent sales to check it.
Talk to Scott
Eyeing the hillside or a big lot? Tell me which one
Tell me the view, lot or house you want most. A partner agent in Utah County will watch for it and tell you what to check on each street.
How it works in Pleasant Grove
- I read the ground, not just the photos.Send me a Pleasant Grove listing. I ask the partner agent about the street, the slope and what to check before you make an offer.
- A partner agent anywhere in the city.The partner agent I trust in Utah County covers showings, your offer and closing anywhere in the city. I make the introduction.
- A lender's second look.I am licensed in both real estate and lending. On any one purchase I take one role. Pick me as your lender and I can tell you early when a home looks tough to finance.
- I answer within a day.Ask about a hillside street, a full lot or any listing here by call or text. Expect an answer inside one business day.
Or call me: (435) 357-4345I reply within one business day.
Referral disclosure. Outside Southern Utah, I connect home sellers and buyers with partner agents I trust in their area. If you choose to work with an agent I refer, that agent's brokerage pays my brokerage (Real Broker, LLC) a referral fee. The fee comes out of the agent's compensation; it is not an added cost to you. You are always free to choose any agent you wish, and using a referred agent is never required.