1404 HIGH COUNTRY, Francis, UT 84036
5BD/—BA Residential in Francis, UT 84036. 6,982 sqft. Built 2027. Listed at $4,500,000. MLS #2169440.
5BD/—BA Residential in Francis, UT 84036. 6,982 sqft. Built 2027. Listed at $4,500,000. MLS #2169440.
Capturing sweeping vistas of Mount Timpanogos and the Kamas Valley, this prestigious custom build blends mountain luxury with natural elegance. Every detail-from the layered stone terraces to the natural wood finishes-was curated to harmonize with the landscape while offering a sense of warmth and sophistication. Inside, the main living area showcases soaring ceilings, a striking stone fireplace, and panoramic windows that frame the mountain views like artwork. The gourmet kitchen is a chef's dream, featuring top of the line appliances, a large island for gathering, and direct access to outdoor dining. The primary suite offers a private sanctuary with walk-in closets, breathtaking views and a spa-inspired bathroom retreat. Three more bedrooms provide comfort for family or guests on the lower level which also includes a state of the art fitness studio, home theater, and living room where a wet bar and island seating create a perfect setting for endless game nights and fond family memories. Functionality blends with privacy in the attached apartment featuring its own kitchen, bedroom, living room, and balcony. Attached is a three car garage with oversized parking to accommodate toys or an RV. From the tiered stone Terrances, to the expansive covered decks, this home isn't just a place to live-it's a lifestyle statement. Whether you're hosting gatherings under the stars, or enjoying quiet mornings as the sun rises over Timpanogos, this home offers a rare opportunity to create memories surrounded by luxury, and inspired by views that never fade.
Property Type
Residential
Property Style
Single Family Residence
Architectural Style
Stories: 2
Stories
2
Subdivision
FOOTHILLS AT FRANCIS
County
Summit
Zoning
Single-Family
Construction
Asphalt,Stone,Other
Lot Size
0.93 sq ft
Above Grade Area
3,491 sq ft
MLS #
2169440
Property Type
Residential
Property Style
Single Family Residence
Architectural Style
Stories: 2
Stories
2
Subdivision
FOOTHILLS AT FRANCIS
County
Summit
Zoning
Single-Family
Construction
Asphalt,Stone,Other
Lot Size
0.93 sq ft
Above Grade Area
3,491 sq ft
MLS #
2169440
List Price
$4,500,000
HOA Fees
$150 / Quarterly
Annual Taxes
$2,874
Home Warranty
Yes
List Price
$4,500,000
HOA Fees
$150 / Quarterly
Annual Taxes
$2,874
Home Warranty
Yes
Heating
Forced Air
Cooling
Central Air
Roof
Asphalt
Flooring
Carpet,Hardwood,Tile
Basement
Walk-Out Access
Materials
Asphalt,Stone,Other
Appliances
Ceiling Fan,Microwave,Range Hood,Refrigerator
Laundry
Gas Dryer Hookup
Patio & Porch
Covered
Water Source
Culinary
Sewer
Sewer: Connected,Sewer: Public
View
Mountain(s),Valley
Heating
Forced Air
Cooling
Central Air
Roof
Asphalt
Flooring
Carpet,Hardwood,Tile
Basement
Walk-Out Access
Materials
Asphalt,Stone,Other
Appliances
Ceiling Fan,Microwave,Range Hood,Refrigerator
Laundry
Gas Dryer Hookup
Patio & Porch
Covered
Water Source
Culinary
Sewer
Sewer: Connected,Sewer: Public
View
Mountain(s),Valley
Garage Spaces
3
Covered Spaces
3
Total Parking
3
Garage Spaces
3
Covered Spaces
3
Total Parking
3
Why this is a deal
Classification
Standard
Deal Score
65/100
vs Similar Homes
144% above
vs Market Median
8% below
Deal Score Breakdown
65/100 · 1 qualifying signal
Priced 8% below the per-subtype city median
Priced 144% above the median of similar listings
LT net cashflow -$16,953/mo (-58.7% return on ownership cost) · STR net cashflow -$25,065/mo (-86.8% return). Uses the better of LT or STR against total monthly ownership cost (P&I, tax, insurance, HOA, maintenance).
No price reduction from original list
Area growth data unavailable
Ensemble scoring: the best single signal sets the floor, secondary qualifying signals (≥60) each add 5 points up to +20. A home that strongly wins on one dimension is already a great deal — it doesn't need to tick every box.
Why this classification
Monthly Rent
$13,552/mo
Range: $9,445 – $17,659
Net Monthly Cash Flow
−$16,952 /mo (−$203,430/yr)
Monthly rental income
Monthly ownership cost
Coverage
47%
Net /mo
−$16,953
DSCR
0.53
Est. Annual Revenue
$65,368/yr
$211/night · 58% occupancy · $146/bedroom · $0.19/sqft
Net Monthly Cash Flow
−$25,065 /mo (−$300,782/yr)
Monthly STR income
Monthly ownership cost
Coverage
19%
Net /mo
−$25,065
DSCR
0.17
School District
South Summit
$1,500,000
+200% vs median
87 days
29
$649,000 – $4,500,000
$2,874
$150/quarterly
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