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Homes Under $500,000 in Apple Valley, Utah
Apple Valley sits on the high desert plateau east of Hurricane, about 25 minutes from the south entrance to Zion National Park and roughly 45 minutes from the St. George Regional Airport. At 4,800 feet of elevation, it runs noticeably cooler than St. George — summer highs hover in the mid-90s instead of the 105s, and winter nights dip into the 20s with the occasional dusting of snow. The under-$500K segment is where most local activity happens: it covers the bulk of the single-family market, including newer builds in Big Plains and the Sage Valley area, established homes off Highway 59, and a healthy supply of horse properties on parcels of half an acre or more.
Buyers shopping this price band are usually a mix of retirees relocating from California or the Wasatch Front, remote workers who want acreage and Zion access without St. George prices, and families priced out of Hurricane and Washington. Compared to those cities, Apple Valley gives up walkable retail and a hospital nearby, but returns it in lot size, dark skies, and Smithsonian Butte views off the back patio. Inventory tends to move slower than in St. George proper, which means there's more room to negotiate on price, closing costs, or rate buydowns — especially on homes that have been sitting more than 60 days. Browse the active listings below to see what's currently on the market under the $500K threshold.
April 2026 · Apple Valley market
Live from the Utah MLS — what's actually happening in Apple Valley right now.
Median sale
$619,500
2 closed in April 2026
Median DOM
86 days
listing → contract
Sale-to-list
99.7%
of final list price
Unsold inventory
6
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.