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Homes Under $500,000 in Apple Valley, Utah
Apple Valley sits along Highway 59 in the high desert of Washington County, about 20 minutes past Hurricane on the way to Zion's east entrance. It's a quieter, more rural corner of southern Utah than St. George or Ivins, with larger lots, dark skies, and a lot fewer HOA rules. Under $500K here still buys real acreage in many cases — a third of an acre to a full acre isn't unusual, sometimes with room for horses, a shop, or an RV pad. Compare that to Washington City or Santa Clara, where a half-million dollars increasingly buys a standard-sized lot in a subdivision, and Apple Valley's value proposition becomes clear: space and elbow room at a price that's getting hard to find closer to St. George.
Most homes in this range are manufactured or modular construction, single-story ranch layouts, or modest site-built homes from the 1990s and 2000s, with some newer spec builds mixed in as the area slowly grows. Buyers tend to be retirees looking for a low-maintenance winter base, remote workers who don't need to commute daily, or people priced out of Hurricane and LaVerkin who still want quick access to Zion National Park and the Virgin River corridor. Well water and septic systems are common outside the core service area, so it's worth checking utility setup on any listing before falling in love with it. Browse the active listings below to see what's currently on the market in this price range.
July 2026 · Apple Valley market
Live from the Utah MLS — what's actually happening in Apple Valley right now.
Median sale
$503,000
1 closed in July 2026
Median DOM
42 days
listing → contract
Sale-to-list
101.0%
of final list price
Unsold inventory
5
active + pending
16 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in Apple Valley.
What kind of home can I actually get in Apple Valley for under $500K? ▾
Most listings in this range are single-family homes on larger lots — often half an acre to a full acre — built in the last 15 to 20 years. Expect 3-4 bedrooms, 1,800 to 2,400 finished square feet, and frequently an attached two or three-car garage. Manufactured homes on deeded land also show up under $350K, which is rare in neighboring Hurricane or Washington.
How does Apple Valley pricing compare to St. George or Hurricane? ▾
Apple Valley typically runs 15-25% less per square foot than St. George and roughly 10-15% less than Hurricane for comparable homes. The trade-off is the commute: it's about 30 minutes to St. George and 20 to Hurricane, and the town is unincorporated with limited retail. Buyers who work from home or are retired tend to get the most value here.
Are there HOAs or land-use restrictions I should know about? ▾
Much of Apple Valley sits outside formal HOAs, which is part of the draw — many parcels allow horses, RV parking, and detached shops. A few newer subdivisions off Highway 59 do have CC&Rs, so check the listing details. Water is generally provided through the Apple Valley Special Service District, and some outlying lots rely on hauled water or cisterns.
What's the property tax situation in this price range? ▾
Apple Valley is in Washington County, and primary-residence homes receive the 45% residential exemption, which keeps effective tax rates around 0.5-0.6% of market value. On a $450K primary home, expect roughly $2,300-$2,700 per year. Second homes and short-term rentals are taxed at the full rate, which roughly doubles the bill.
Can I find new construction under $500K here? ▾
Yes — Apple Valley is one of the few spots in southwest Utah where new builds still come in under the $500K mark. Several small builders work the area with 3-bed plans on quarter to half-acre lots in the high $300s to mid $400s. Build times typically run 6-9 months, and lot premiums for view parcels facing Zion or Smithsonian Butte run $20K-$40K.
Is short-term rental allowed on homes in this range? ▾
Apple Valley has historically been permissive compared to St. George, but the town incorporated in 2004 and has been tightening nightly-rental rules. Confirm the current ordinance and any subdivision restrictions before assuming a property can be operated as an STR. Long-term rentals (30+ days) are generally allowed townwide.