Live Providence listings, filtered
Providence homes under $750K
The grid below lists each Providence home for sale under $750K, straight from the MLS and across all brokerages. Read on for what this budget reaches in town and what to do before you buy.
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- Providence, UT
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- Wasatch Front Regional MLS, live
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The listings under $750K
Listing information comes from the Wasatch Front Regional Multiple Listing Service and is deemed reliable but not guaranteed.
Part 1 of 3
Under $750K against the middle
The local read, the median line and the pricing tiers
The local read
Under $750K reaches well above the Providence middle
In shortBy the U.S. Census ACS 2020-2024, a typical Providence home is valued at about $515,900, so under $750K reaches well above the middle. Expect larger houses on newer streets and big established homes. Expect the first east hillside homes too, where the canyon and the Bear River Range add to the value. Listings are live from the MLS and priced high to low.
Begin with the gap. The U.S. Census ACS 2020-2024 puts a typical Providence home at about $515,900, so $750K sits comfortably above it. That changes the question. You are no longer asking whether you can afford newer and larger. You are asking which kind of stronger home you want. It could be a bigger house on a newer street. It could be a larger updated house on an established lot. Or it could be an east hillside address with canyon views and the Bear River Range out the window.
Three kinds of home fit this budget. One is a larger house with a current floor plan on a newer street. Another is a big established house on a generous lot with mature trees, often with a refreshed kitchen and baths. The third is an east hillside home where the setting and the views are the point. Hillside lots raise a question that flat lots rarely do, which is where the yard water comes from. Ask early, and see the water step below.
With this much choice, weigh your options side by side. Write down what matters most, such as size, finish, or a view, and rank them before you tour. One home rarely has all three at this price, so a ranked list keeps the search focused.
Curious about the pages beside this one? Under $500K holds townhome-style homes and older houses. On under $1M, finished houses on the upper hillside and the first big lots begin. The Providence guide sets the wider context. Telling a Cache Valley partner agent what you want is the quickest way to narrow the search.
Stretch math
One step up
under $1M is where the first big lots begin, along with large finished houses and canyon-edge homes.
One step down
under $500K holds townhome-style homes and older houses near Main and Center. It has less of the newer, larger or hillside product that sets this page apart.
Either way
If you cannot choose between pages, give a partner agent your must-haves and let the agent place them.
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
Does under $750K reach past the Providence middle?
The typical home value for Providence, ~$515,900, falls inside Under $750K. Prices climb as the bar runs left to right. The gold block is this page, and the line across it marks the typical home value.
The pricing tiers
Which Providence price range fits your budget?
Choose the page whose price range fits you. Every page lists live homes in its price range and explains what that money buys in town. This page is highlighted.
Under $500K
The starting pointSee homes under $500KUnder $750K
ProvidenceUnder $1M
One step upSee homes under $1MOver $1M
The top of the marketSee homes over $1MOr set your own filters
Use the full Providence map searchSet the price, bedrooms, bathrooms and kind of home you want, and every match appears on the map. Looking around never requires an account.Open the map searchPart 2 of 3
Three kinds of home
What the money buys, hold, stretch, or step down and the towns next door
What the money buys
Three strong choices under $750K
Three kinds of home fill most of this page, and none of them is a compromise. Your job is to decide which strength you care about most. In a town this size, that choice keeps the search focused.
Larger houses on newer streets
Detached houses built in the 2000s and 2010s, with current floor plans and more garage room. Logan is about 9 minutes away. More space and a newer build year are the point at this price.
The cost: a newer subdivision address. What it buys: room, a current layout, and less repair work soon.
Big established houses
Updated detached houses on generous in-town lots, often with refreshed kitchens and baths and mature landscaping. You get more space than the lowest page offers without taking on a project, on streets that have been settled for decades.
The catch: an older build decade. The upside: more room, a real yard, and a settled Providence block.
First homes on the east hillside
Homes on the east hillside, where the setting starts to carry part of the price. Views cross the valley toward the mouth of Providence Canyon and the Bear River Range. Water shares and drainage are contract questions on these lots.
What you accept: extra homework on water and the ground. What you get: a higher setting and a step closer to the canyon.
In a town this size, any week leans toward one kind of home. The Homes for Sale page shows what is listed today.
Hold, stretch, or step down
What you give up and gain at each step
Each step changes the kind of home you shop for, not only its size. This table shows five differences, and this page sits in the middle.
| Comparison point | Under $500K | Under $750K This page | Under $1M |
|---|---|---|---|
| Typical home shape | Townhome-style units, older core houses, lowest-priced newer streets | Newer larger houses, roomy established homes, first hillside homes with views | Finished houses with top-end details, upper hillside homes, bigger lots |
| What you usually give up | Space, updates, and often a private yard | A larger budget for newer, bigger or higher-set homes | Spending near the ceiling of the usual ranges |
| What you usually gain | The lowest prices and the widest range of homes | More room, newer construction, and the first higher-set homes | Canyon-edge settings, high-end details, room outdoors |
| Where you will find it | Attached homes and the oldest blocks | Newer streets, the lower hillside, updated older blocks | The upper hillside and the lots with the most room |
| How the competition feels | A wide field, and sound homes sell quickly | A choice among strong options, with time to compare | Patient, priced from recent sales |
Choose the page by your top one or two needs. Tell me what they are and a Cache Valley partner agent will name the column to shop.
The towns next door
What does under $750K buy in the towns next door?
Each neighboring town keeps price pages of its own. See where under $750K lands in the four nearest ones, and open the page that fits.
The line in gold is the Under $750K cap.
Every figure comes from the price page of the town it describes, along with its source. The Utah drive times tool gives the driving minutes.
Part 3 of 3
What to do before you buy
A four-step play
A four-step play
Buying a home under $750K, step by step
A clear priority beats a quick decision here. The work is matching the right kind of home to the right place.
Know your top number
Before you tour, learn the most you are comfortable spending, and confirm it with a lender. At this price the gap between homes can be large, so a firm top number keeps you from drifting.
Choose which strength you are buying
Name it first: a larger newer house, a big established house, or an east hillside view. These seldom come together at one price, so naming your priority focuses every tour.
Ask the water questions before you tour
For homes on the east hillside, learn which irrigation company serves the lot, what shares come with it, and what the yearly fees are. Get all three in writing. Water questions here are title questions, so they belong in the contract.
Tour with your ranked list in hand
Score each home against the list you wrote. A partner agent can point out what to look at on each lot. When you want the details, read about the buying process and how to make 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 $750K in Providence, answered
Larger houses built in the 2000s and 2010s on newer streets come first. Next are big updated houses on established lots. Last are the first homes on the east hillside, with views of the valley and the Bear River Range. None of these is a compromise pick. Open the live listings above to see which homes are on the market now.
About $234,000 above the Census typical home value of $515,900. At that gap you are comparing strengths such as size, finish and setting, not stretching to reach the market's lowest prices.
Often, in the larger established houses on in-town lots, where owners have refreshed kitchens and baths. Updates differ from home to home, so ask what was done, when, and by whom. A newer house on a newer street may need fewer updates because it was built later.
Ask three things in writing: which irrigation company serves the lot, which water shares come with it, and what the yearly fees are. Do not assume every lot has secondary water, because some have none.
Bring your ranked list of must-haves, your water questions, and a lender's letter showing what you can spend. A partner agent can come along and flag what to look at on each lot.
Mostly the biggest lots and the highest hillside ground. The under $1M page is where the first large lots and canyon-edge homes begin. Here you still find newer houses, big established homes and early hillside views.
Talk to Scott
Not sure which strength you are buying?
Tell me what matters most: size, finish, or a view. A Cache Valley partner agent will flag the homes that deliver it and explain what each extra is really worth.
How it works in Providence
- A second opinion on any listingPoint me to the Providence listing you keep returning to. I check with the partner agent and report back with questions to ask before you offer.
- A Cache Valley agent for the detailsA partner agent in Cache Valley handles your tours, the offer and the paperwork to closing. I make the introduction and stay available.
- A lender's view, tooI am licensed in both real estate and lending. On any one purchase I take one role. If I am the one lending, I can warn you early about a home that may be tough to finance.
- A prompt answerAsk about any home on this page by phone or text and I will reply 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.