Live Providence listings, filtered
Providence homes under $1M
Homes under $1M in Providence appear below, pulled live from the MLS whatever the brokerage. After the listings comes a look at what the budget gets you here, then a plan for buying.
This page
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- Price under $1,000,000
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- Providence, UT
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- Priced high to low
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- Wasatch Front Regional MLS, live
Want it narrower? Tell me your exact spec.
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
Under $1M near the top
The local read, the median line and the pricing tiers
The local read
Under $1M sits near the top of what Providence sells
In shortThe U.S. Census ACS 2020-2024 values a typical Providence home at about $515,900. Under $1M is close to the top of the usual range, just before the high end starts. This page holds large finished houses, east hillside homes near the canyon, and the first big lots. Everything is fed live from the MLS, with the highest prices first.
At $1M you are buying setting, view and quality of build as much as square feet. The U.S. Census ACS 2020-2024 puts a typical Providence home at about $515,900, so this budget is nearly double it. Homes here feel less like catalog models and more like particular choices on particular parcels.
The budget reaches large finished houses with high-end details. It also reaches east hillside homes, where views over the valley and up toward Logan Peak add to the price. And it reaches the first lots with real space between neighbors. About 8% of Providence lots are an acre or more, and about a quarter of those sit on the east hillside. Hillside ground adds a check that city lots do not, which is the slope. Seven old landslides are mapped where the city meets the hill, all on the east hillside, so a lot there needs a geotechnical report. That is an engineer's study of the ground.
Prices here follow recent sales, so read value with care. Ask a partner agent what a view, a larger lot or a set of high-end details has actually added to nearby sales. Only a few homes sell at this level, and one sale can move the picture, so look at a full year and not one month.
Looking at the price pages on either side? Under $750K holds newer streets and big established homes. Over $1M is the top, where custom builds and the largest parcels trade. The Providence guide sets the wider context. The best way to start is telling a Cache Valley partner agent what the home must do.
Stretch math
One step up
over $1M is the top of the Providence market: custom houses, the highest hillside ground, and the biggest parcels.
One step down
under $750K is where newer streets and mid-hillside views sit, with less land than this page.
Either way
Say what the property has to do, and a partner agent will tell you which page it belongs on.
How this works. Scott Buehler is licensed in both real estate and mortgage lending and may assist with financing across Utah; local representation in Providence 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
How under $1M lines up on the Providence price scale
With ~$515,900 as the typical home value, Under $1M covers the Providence middle with room above it. Pages run lowest to highest along the bar. Gold shows where this page sits, and the marker is the typical home value.
The pricing tiers
Which Providence price range fits your budget?
Providence price pages run from the lowest to the top of the market, and each has its own live homes and local notes. The glowing page is the one you are on.
Under $500K
The starting pointSee homes under $500KUnder $750K
One step downSee homes under $750KUnder $1M
ProvidenceOver $1M
The top of the marketSee homes over $1MOr set your own filters
Filter every Providence home on the mapPick a price, a number of beds and baths, and a type of home. Every match shows on the map, and no account is required.Open the map searchPart 2 of 3
What this money gets you
What the money buys, hold, stretch, or step down and the towns next door
What the money buys
Under $1M, you pick a setting, a lot or a build
Each kind of home here is bought for one reason. The reason may be the setting, the lot, or the quality of the build. Knowing yours keeps the search from drifting.
Large finished houses
Bigger houses with high-end details, generous garage space and planned interiors, on newer streets or the hillside. The quality of the work and the floor plan are the point. These homes were built or renovated to a higher standard than the middle of the market.
The catch: a larger budget. The upside: size, quality, and a home that asks little of you at move-in.
East hillside and canyon-edge homes
Homes where the setting carries part of the price, on the upper east hillside and the ground nearest the canyon. Views run across the valley and up to Logan Peak and the Bear River Range. Slope, drainage and what the lot looks out on are checks to make on each one.
What you accept: the deepest ground checks, including a geotechnical report. What you get: a canyon-edge setting and a view that cannot be moved.
Larger lots
Lots that step up in land, with more yard and more space from the neighbors. About 8% of Providence lots are an acre or more. Big-lot homes start on this page and run larger on the Over $1M page.
The downside: a spot farther from the old center of town. The payoff: real land and more privacy.
In a town this size you may see only a few homes at this level at a time. The Homes for Sale page shows what is listed today.
Hold, stretch, or step down
How the top of the usual range compares
Moving a page up or down swaps one kind of home for another. The table lines up five differences, with this page in the middle.
| Comparison point | Under $750K | Under $1M This page | Over $1M |
|---|---|---|---|
| Typical home shape | Houses on newer streets, big established homes, early hillside homes | Large finished houses, upper hillside and canyon-edge homes, the first big lots | Custom houses, the highest hillside parcels, very large lots |
| What you usually give up | The canyon-edge setting and the largest lots | A top-of-range budget | A longer, more watchful search |
| What you usually gain | Room and newer construction below top-end prices | Hillside and canyon views, quality details, the first big lots | The best views, the biggest lots, one-of-a-kind homes |
| Where you will find it | Newer streets and the middle of the east hillside | The upper hillside, canyon-edge ground, big-lot addresses | The highest hillside ground and the largest parcels |
| What shopping feels like | A choice among strong options | Unhurried, since sales set the price | Watchful, since few similar homes have sold |
No table fits every home. Share what this home must do for you. A Cache Valley partner agent can tell you which column fits.
The towns next door
What does under $1M buy in the towns next door?
Nearby towns publish price pages of their own. Below, under $1M is matched to the four closest towns that have them, with a link to each.
Gold is the Under $1M line: homes at or below it belong to this page.
Numbers come straight from each town's own price page, source included. Driving minutes come from the Utah drive times tool.
Part 3 of 3
Steps for a higher budget
A four-step play
A four-step play
A short plan for a $1M budget
Patience and a close look at the numbers matter more than speed here. The work is reading each home on its own merits.
Settle your financing
Have a lender confirm your budget in writing and keep it current. A letter shows that an offer is serious, and it lets you act when the right home lists.
Pick your deal-breaker feature
Choose one: the canyon-edge setting, the quality of the build, or the size of the lot. These seldom come together at one price in a town this size, so naming one keeps a long search honest.
Get the ground checked
On hillside homes, ask for a geotechnical report, which is the engineer's study of the ground. Seven old landslides are mapped where the city meets the hill, so a lot there needs a closer look at slope and drainage. Do this before you fall for the view.
Judge value from recent sales
At this price the comparison is the whole job. Ask what nearby homes sold for and what a view, a lot or a set of high-end details added. Read more on the buying process and on making an offer.
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 Providence, answered
Large finished houses with high-end details come first. Next are homes on the upper east hillside and near the canyon edge with views across the valley, and the first lots with real land. Slope and water checks matter on the hillside homes. The listings above are live, so they show what is for sale today.
Compare it with recent sales of similar homes nearby. Ask what a view, a bigger lot or high-end details added to those prices. A partner agent can pull those sales before you offer. Few homes sell at this level, so look at a full year and not one month.
On this page. County records show about 8% of Providence lots at an acre or more. A quarter of those are on the east hillside, and none lie west of Highway 165. The over $1M page holds the largest parcels.
It can. Views over the valley and toward Logan Peak and the Bear River Range add to the price on the upper east hillside. A view only holds its value if nothing can block it, so look at the land beside and across from the lot.
Ask for a geotechnical report, which is an engineer's study of the ground. Seven old landslides are mapped where the city meets the hill, all on the east hillside. Also ask how water drains off the lot and where your yard water would come from.
Yes. This page lists everything under $1M. The filters on the grid let you set a lowest price and narrow by beds, baths, or type. Homes priced higher are on the over $1M page.
Talk to Scott
Buying near the top, where the setting is the point?
Tell me the one feature you will not give up. A Cache Valley partner agent will flag the homes that have it and go over recent sales with you before you offer.
How it works in Providence
- Help judging a listingShare a Providence listing you are weighing. I will ask the partner agent about it and send back what to check before you write an offer.
- Showings through a local agentFor tours, offers and closing, a partner agent in Cache Valley works with you directly. I am glad to make the introduction.
- A lender's view, tooI am licensed in both real estate and lending. On any one purchase I take one role. As your lender I could point out early if a home looks difficult to finance.
- Replies in one business dayIf a home on this page has a question attached, call or text and I will answer within 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.