Townhome Showdown: Midvale vs. Sandy — What Homes Under $500K Really Look Like
If your budget tops out around $500,000, both Midvale and Sandy offer appealing options — but they look and feel completely different once you dig into the details.
Here’s how the two cities stack up for townhome buyers in late 2025, based on real MLS data and on-the-ground experience.
Here’s how the two cities stack up for townhome buyers in late 2025, based on real MLS data and on-the-ground experience.
Midvale: More Newer Builds and Modern Layouts
Median price: $420,000
Average size: 1,608 sq ft
Median year built: 2013
Inventory level: Higher than Sandy
Average size: 1,608 sq ft
Median year built: 2013
Inventory level: Higher than Sandy
Midvale’s townhome communities lean newer, often built after 2010.
You’ll see attached garages, open-concept main levels, and HOA-maintained exteriors that make living easy. Most are located just off I-15 or near Bingham Junction, giving quick access to TRAX, shopping, and dining.
You’ll see attached garages, open-concept main levels, and HOA-maintained exteriors that make living easy. Most are located just off I-15 or near Bingham Junction, giving quick access to TRAX, shopping, and dining.
These homes appeal to buyers who want turnkey convenience and a modern floor plan without crossing the $500K threshold.
Pro insight: Townhomes in Midvale often have two to three bedrooms, attached garages, and 1,500–1,800 square feet — perfect for first-time buyers or downsizers who want less yard but still need space.
Sandy: Established Charm and Mountain Access
Median price: $425,000
Average size: 1,320 sq ft
Median year built: 2002
Inventory level: Tighter supply
Average size: 1,320 sq ft
Median year built: 2002
Inventory level: Tighter supply
Sandy townhomes are older on average, built in the late 1990s to early 2000s.
What they lack in size, they make up for in setting — tree-lined streets, mountain views, and quick access to Little Cottonwood Canyon.
What they lack in size, they make up for in setting — tree-lined streets, mountain views, and quick access to Little Cottonwood Canyon.
Many have been tastefully updated inside with new flooring or kitchens, but you’ll find fewer available at any given time. These townhomes fit buyers who prioritize location and outdoor access over square footage.
Pro insight: Inventory moves fast here, especially near Alta Canyon or 9400 South, where residents enjoy mature landscaping and established HOA communities.
Side-by-Side Snapshot
|
Category
|
Midvale
|
Sandy
|
|---|---|---|
|
Median Price
|
$420,000
|
$425,000
|
|
Avg. Size
|
1,608 sq ft
|
1,320 sq ft
|
|
Median Year Built
|
2013
|
2002
|
|
Availability
|
More listings
|
Fewer listings
|
|
Vibe
|
Modern, efficient
|
Established, scenic
|
Takeaway
Under $500K, your townhome experience depends on what matters most to you:
-
Midvale: Newer construction, more availability, and modern layouts
-
Sandy: Older, more character, and closer to the mountains
The good news? You can’t go wrong in either city — both offer strong value compared to Salt Lake County’s median prices.
If you’d like me to run a side-by-side for another city combo (like South Jordan vs. West Jordan, or Draper vs. Bluffdale), just reach out — I can pull live market data and help you see where your money goes the furthest.
