Live Provo listings, filtered
Homes with an ADU or casita in Provo.
Provo 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 the zoning and permit questions that decide what one can legally do here.
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Want it narrower? Tell me your exact spec.
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 Provo listings appear here as they list, and sold homes drop off. The read on what makes one legal is just below.
Buying here
Sort permitted from existing before you tour.
A second kitchen, a private entrance, or a detached casita do not make an accessory dwelling legal on their own in Provo, so the useful question is whether the unit is permitted and sits in the right zone, not just whether it exists. Tell me what setup you need and I will have the Provo-area partner agent I work with pull the zoning and permit history on any home you flag.
Selling here
Own a Provo home with a documented accessory dwelling?
Buyers on this page want a basement apartment, an attached suite, or a detached casita with the paperwork and the zoning to back it up. List it with the Provo-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 Provo.
An accessory dwelling is a property feature, not a promise. On a Provo 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 runs deep here because Provo is a college town built around BYU, so a secondary living space turns up across the central neighborhoods and the bench alike. What the space can legally do, though, turns on homework, not on the photos.
Provo is good ground for this search, and the form it takes here is overwhelmingly the basement apartment. The Utah Valley frost line is deep, so foundations go down and basements are the regional norm, and the city's oldest housing carries the deepest stock of finished lower levels. The central and Tree Streets neighborhoods near campus, Joaquin, Maeser, Timp, Dixon, Franklin, Provost, hold turn-of-the-century to 1940s brick and bungalow homes where a built-out basement with a private entrance is exactly the kind of conversion these listings describe. The 1960s-1980s ramblers and split-levels spread across the east bench and the larger-lot Riverbottoms carry full basements too, sometimes with room for a detached casita, and a sloped bench or hillside lot can give the lower level a real walkout door. BYU sits at the edge of the central neighborhoods, and student rental demand is a real part of the picture that drives this search. Treat that as demand for the property type and a zoning-and-permit question, not as anything about who would live there.
Here is the part that matters more than anything else in Provo, and it is the city's defining caveat. A finished basement, a converted room, or a small structure out back is not the same as the unit being legal, and in Provo the deciding fact is the parcel's zoning. The city regulates rental and student-housing zones address by address against single-family and owner-occupied designations, and that zoning changes what you can legally do with an ADU, casita, or basement apartment from one block to the next. Provo also enforces its own rules on how many unrelated occupants can live in a home, a separate parcel-specific zoning question worth confirming with Provo City alongside the unit's status. A second kitchen and an outside door do not settle it on their own, and many existing units near campus are non-conforming: finished over the years without permits or built before today's rules. That is not a reason to walk away. It is the reason to verify the exact zone, the legality, and the permits for the specific address with Provo City before you rely on the unit for anything.
Treat any income angle with the same caution. I will not put a rent number or a payment number on a page like this, because what a unit could do depends entirely on its zoning and 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 and the right questions. If a true separate suite is the goal, the older central ramblers and bench homes are the natural hunting ground, so the single-story page and the no-HOA page are useful next stops, and the bigger floor plans on the two-story page sometimes carry the deepest lower levels. If you only want the extra square footage and not a second kitchen, the homes with a basement page is the wider search, a different intent than this one. Earlier in the process than show me listings? Start with the Provo 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 Provo most of these are basement apartments, since demand near campus keeps that conversion common. Detached casitas and attached mother-in-law suites are rarer, more workable on the larger east-bench and Riverbottoms lots, 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 with no kitchen is just finished space, not a separate unit, so read the listing for the actual layout.
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Separate entrance: the second front door of the page title. 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.
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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.
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The zoning behind it: in Provo the parcel's zone and any permits, not the kitchen, decide what the unit can legally do, and the city's occupancy rules add a second layer. Confirm the exact designation for the address with Provo City before you rely on it.
The local map
Where the accessory dwellings actually are.
Homes with a second living space turn up across Provo, but the forms concentrate in a few patterns, and the basement apartment is by far the dominant one. Here is where to look, with the zoning and due-diligence note attached to each.
The central and Tree Streets core
The oldest neighborhoods near BYU, Joaquin, Maeser, Timp, Dixon, Franklin, Provost, hold the deepest stock of finished basements and the densest history of basement apartment conversions. This is the most likely place to find a real accessory unit, and also where the parcel's rental versus owner-occupied zoning matters most, so verification comes first here.
Older split-level floor plans
Provo's mid-century stock includes plenty of split-levels and split-entries, and the layout lends itself to a lower level with its own grade-level door. The split design can put a private entrance just a half-flight down. Confirm the egress windows on the bedrooms below and the parcel zoning before you read it as a suite.
The east bench: Edgemont, Oak Hills, Indian Hills
The view-rich bench above campus mixes 1960s-1980s ramblers with larger homes, many over full or walkout basements. A sloped bench lot can open the lower level to grade with real windows and a door, and the larger lots here occasionally have room for a detached casita, which makes a comfortable accessory unit more workable than a dark basement.
The Riverbottoms and larger-lot streets
The larger lots near the Provo River northeast of town carry bigger homes with deeper basements and, on occasion, room for a detached casita, where a second kitchen and a real bedroom downstairs fit more easily. These are less common and run higher, but worth watching for a roomier accessory unit.
Walkout and daylight lots
On the bench and the foothill slopes off Rock Canyon and Slate Canyon, a lower level can open to grade with full windows and its own door, which is the ideal setup for a separate suite that lives like its own floor. Confirm the egress and the zoning all the same.
The west side toward Utah Lake
Lakeview, Sunset, Fort Utah, and the Provo Bay side are flatter and newer, with full basements that can carry built-out lower levels. A newer build is more likely to have been finished with permits, but you still verify the zone, and on the lakeshore side check flood maps and the high water table too.
Before you tour: what to actually check
Confirm the parcel zoning: this is the load-bearing one in Provo. Confirm with Provo City whether the address sits in a single-family zone or an approved rental or student-housing zone, because the zone decides what the unit can legally do.
Is it permitted: ask the listing agent for the permit history and confirm the unit's status with the city. A second kitchen and a side door do not make a unit legal on their own, and many older units are non-conforming.
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 in person, not just the listing photos.
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 central-Provo basement can be low. Stand in it. Tall, daylight, or walkout lower levels live very differently from a short, fully below-grade basement.
Provo systems and water: the city runs Provo City Power, and on any older-core home, date the roof, furnace, electrical panel, and sewer lateral. On the west side near Utah Lake, check flood maps, the high water table, and city water versus a well.
Want a real accessory dwelling without the guesswork?
Tell me your budget, the part of Provo you like, whether you want a basement apartment, an attached suite, or a detached casita, and whether you need a fully permitted unit in the right zone or are open to an existing space you would verify with the city. I will connect you with a trusted Provo-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 lower levels are legal suites in the right zone and which are just finished basements with a door.
Selling a Provo home with a basement apartment, a casita, or an attached accessory suite? The buyers reading this page want exactly that. List it with the Provo-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 Provo 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, rare on Provo's tighter central lots but more workable on the larger east-bench and Riverbottoms parcels, 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 in Provo is that a second kitchen and an outside door do not make a unit legal on their own, so the real work is confirming the parcel's zoning and whether the unit is permitted and conforming with Provo City.
Some are and some are not, which is exactly why you verify rather than assume. Provo regulates rental and student-housing zones parcel by parcel against single-family and owner-occupied designations, and that zoning changes what you can legally do with an ADU, casita, or basement apartment from one address to the next. A unit also has to be permitted to be treated as a separate dwelling, and many existing units near campus are non-conforming, finished without permits or built before today's rules. Confirm the exact zone, the permit history, the unit's status, and the egress for the specific address with Provo City before you rely on it, and I will help line up those checks.
Most often in the central and Tree Streets neighborhoods near BYU, Joaquin, Maeser, Timp, Dixon, Franklin, Provost, which hold the oldest housing and the deepest stock of finished basements. The east bench neighborhoods around Edgemont, Oak Hills, and Indian Hills carry full and walkout basements on larger lots, where a detached casita is more workable, and the larger-lot Riverbottoms near the Provo River can hold deeper lower levels too. The flatter west side toward Utah Lake carries newer full basements. The live listings above are the honest count on any given week.
Only where the parcel's zoning and the unit's legal status allow it, and that is the whole point of the verification. Provo handles rental and student-housing zoning address by address, so a permitted, conforming unit in the right zone is a different thing from a non-conforming space that happens to have a kitchen, and the rules can change. Provo also enforces its own rules on how many unrelated occupants can live in a home, a separate parcel-specific zoning question to confirm with Provo City alongside the unit's status. This is a question to confirm 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 zone and the unit's legal status, but I can connect you with a Provo-area agent who will get you straight answers on what the city allows for that address.
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 part 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.
Tell me the budget, the part of town, and whether you need a fully permitted unit in the right zone or are open to an existing space to verify, and I will connect you with a Provo-area partner agent and flag matching listings as they go live. Pair that with a conversation about financing so you can move when the right separate-suite home lists, since these are a narrow slice and they do not sit long.