Live Provo listings, filtered
Provo homes under $1M
Every Provo listing under $1M sits below, posted by any brokerage and delivered live from the MLS. After it, I explain which homes fit this budget and the checks I would make on a big lot.
This page
- Filter
- Price under $1,000,000
- Area
- Provo, UT
- Sort
- Priced high to low
- Feed
- 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
Where Under $1M sits
The local read, the median line and the pricing tiers
The local read
Under $1M is where lots and views get bigger
In shortWith the typical Provo home near $467,200 (U.S. Census ACS 2020-2024), a $1M cap is more than twice that. Expect big finished homes, larger lots and the higher streets of the north side. Listings come from the MLS, and the highest prices are shown first.
At $1M you pay for room, a setting and a view more than for extra bedrooms, since the cap is more than double Provo's typical home value of about $467,200 (U.S. Census ACS 2020-2024). The north district is the center of this page. Sherwood Hills, North Timpview and Rock Canyon sit against the mountain, up to about 5,200 feet, and Riverbottoms lies along the Provo River on the district's west side.
Lot size is the other draw. Zoning matters here. The R1.10 zone sets lots of at least 10,000 square feet, and it covers about a third of the city's residential land. Check the zone and the lot lines on any home you like.
A home on a slope needs one more check. The Wasatch fault runs along the foot of the mountain, and the nearest trace is about 1.8 miles east of City Hall. Ask the seller for any geotechnical report, which tests the ground under a building site.
Beside this page, under $750K holds the remodeled ranches, and under $1.25M is where custom homes and acreage begin. Read the Provo hub for the full city picture, or name the one thing that matters most to you.
Stretch math
One step up
under $1.25M is where custom homes begin, along with half-acre RA lots.
One step down
under $750K holds the remodeled ranches and the flat northwest streets.
Either way
Tell me what you want most, a big lot, a view or a house that is ready to live in, and a partner agent will point you to the page.
How this works. Scott Buehler is licensed in both real estate and mortgage lending and may assist with financing across Utah; local representation in Provo 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
Where under $1M lands among Provo homes
A cap of under $1M is more than double the typical Provo home value of ~$467,200. The bar spans the Provo price pages, first to last. Gold shows the page you are on, and the marker is the typical home value.
The pricing tiers
Which Provo price range fits your budget?
The Provo market is split across these five pages. Every page has live listings and notes about its own neighborhoods, and the lit card is where you are.
Under $500K
The starting pointSee homes under $500KUnder $750K
One step downSee homes under $750KUnder $1M
ProvoUnder $1.25M
One step upSee homes under $1.25MOver $1.25M
The top of the marketSee homes over $1.25MOr set your own filters
Look for Provo homes on the mapSet the price, beds, baths and home type you want and see every match as a pin. The map costs nothing to use.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 sorts into three kinds of home
At this price each kind of home is bought for room, for a setting or for a view. Pick the one that matters most, because one house rarely wins on all three.
Large finished homes in Sherwood Hills and North Timpview
Two-story homes and big ranches sit against the mountain, up to about 5,200 feet. The setting carries part of the price.
The cost: a steep price tag for the setting. The gain: space, trees and a setting that comes with the address.
Homes in Riverbottoms
Riverbottoms sits along the Provo River, next to Riverside, away from the streets against the mountain. The Provo River Parkway, a paved trail, runs along the river through the city.
The cost: a setting off the mountain. The gain: a river-side address by the parkway.
Homes by Rock Canyon
The Rock Canyon neighborhood sits against the mountain in the north district. The trailhead at the end of North Temple Drive starts a 6.2-mile trail to Rock Canyon Campground.
The catch: a slope to keep up. Look at the driveway, the retaining walls and the drainage. The gain: a trail at the end of the street.
What you see on any day depends on who listed that week. Open the Homes for Sale page to see everything in Provo, then narrow it by type, beds or baths.
Hold, stretch, or step down
What each price range buys
Each line you cross changes the kind of home. This table lines up three price pages, and the middle column is the one you are reading.
| Comparison point | Under $750K | Under $1M This page | Under $1.25M |
|---|---|---|---|
| Typical home | Remodeled ranches, flat northwest houses | Large finished homes, bigger lots | Custom homes, RA half-acres, shops |
| What you give up | Some land and some view | Custom design and acreage | A central address |
| What you gain | Updated systems and trail access | Space, lot size and views | Animals, a shop, an RV |
| Where you look | Edgemont, Indian Hills, Oak Hills | Sherwood Hills, Riverbottoms, North Timpview | RA lots on the map |
| What to check first | Roof, furnace and permits | Slope and any ground report | Water, access and zoning |
Not sure which column fits? Share your must-haves and a partner agent will point to the right page.
The towns next door
What does under $1M buy in the towns next door?
Close by, other towns post price pages as well. The chart shows where under $1M falls in the four nearest, with a link to open each one.
A gold line shows this page's cap, Under $1M.
The numbers come from each town's own page, and the source is listed there. The Utah drive times tool gives the minutes.
Part 3 of 3
How to shop under $1M
A four-step play
A four-step play
Four steps for a Provo home under $1M
With larger homes, the details are in the land. These four steps cover the lot, the ground, the view and the visit.
Start with the lot
Check the zone and the lot lines first. R1.10 lots are at least 10,000 square feet, and a lot that is big on paper may have a slope you cannot use.
Ask for the ground report on a slope
The fault line sits close to the foot of the mountain. Ask the seller for any geotechnical report, and ask your inspector about the retaining walls and the drainage.
Look at the view from each room
A view can be a large part of the price. Stand in the rooms where you will spend time and see what the windows show. Then read the zone across the street on the city map, since a new building can change a view.
Visit twice
See the home once by day and once at another hour. Notice the light, the road noise and how the lots next door sit. The home buying process and how to write an offer guides cover what comes after.
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 Provo, answered
They are larger two-story homes and ranches in Sherwood Hills, North Timpview and Rock Canyon, homes along the Provo River in Riverbottoms, and homes on the higher streets of the north side. Check the grid above for what is listed today.
They vary by zone. The R1.10 zone sets lots of at least 10,000 square feet and covers about a third of the city's residential land. Check the lot lines on the listing and the zone on the city map.
Yes, ask for one if the lot sits on a slope. A geotechnical report tests the ground under a building site, and the fault line runs close to the foot of the mountain.
It is in the north district, along the Provo River on the district's west side. It sits next to Riverside, and both are away from the streets against the mountain.
Stand in the rooms you will use and see what the windows show. Then check the zone across the street on the city map, since a new building can change a view.
Yes. Check each lot beside the river by address. New FEMA maps took effect on many Provo panels on June 23, 2026, so an older disclosure may be out of date.
Talk to Scott
Looking for room and a setting under $1M in Provo?
Tell me what the land and the house must do, and I will connect you with a partner agent I trust in Utah County. They know the north-side streets and can check recent sales before you offer.
How it works in Provo
- Forward me a home you likeSend me any listing on this page. I will ask a partner agent about it and report what to check, from the lot lines to a ground report on a slope.
- Showings handled by a partner agentMy Utah County partner agent books the tours, drafts the offer and stays with you through closing.
- A lender's eye, tooI am licensed in both real estate and lending. On any one purchase I take one role. If I am your lender, I can say early whether a large or unusual property may need extra steps with the loan.
- A reply is promised in one business dayAsk about any home here by call or text, and expect a 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.