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Homes Under $500,000 in Arcadia, Utah
Arcadia is one of the smaller Utah communities where the under-$500K price band still captures a meaningful slice of the market rather than just fixer-uppers. At this budget, buyers are typically looking at 3-bedroom ramblers, two-story homes built in the last 20 years, and a growing pool of townhomes in newer phases. Lot sizes vary more than the listing photos suggest — some sub-$500K homes sit on a quarter acre with room for a shop or garden, while others are zero-lot-line builds where the HOA handles the front yard. Knowing the difference matters when you're comparing two homes that look similar on paper.
The financial math at this price point also shapes who's buying. With current rates, a $475K purchase with 10% down lands most buyers in the $2,900-$3,200/month range for principal, interest, taxes, and insurance — within reach for dual-income households and remote workers relocating from higher-cost states. Utah's relatively low property tax rate helps, and the primary-residence exemption knocks taxable value down to 55% of market value. Inventory in this band moves faster than the luxury segment, so having a lender letter ready and a clear must-have list will save you from losing out on the right house. Browse the active listings below to see what's currently on the market under $500K in Arcadia.
October 2025 · Arcadia market
Live from the Utah MLS — what's actually happening in Arcadia right now.
Median sale
$310,000
1 closed in October 2025
Median DOM
62 days
listing → contract
Sale-to-list
100.0%
of final list price
Unsold inventory
—
active + pending
1 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in Arcadia.
What kind of home can I realistically get under $500K in Arcadia? ▾
In the sub-$500K range, expect a mix of older 3-bed/2-bath ramblers, townhomes, and some newer entry-level builds on smaller lots. Square footage typically lands between 1,400 and 2,200 finished, often with an unfinished basement that lets you add value over time. Larger lots and updated finishes do show up at this price, but they tend to move quickly.
Is $500K considered entry-level or mid-market in Arcadia? ▾
It sits right around the local median, so it's solidly mid-market rather than entry-level. Buyers at this price point are competing with both first-time buyers stretching their budget and move-up buyers looking for a second or third home, so being pre-approved and ready to act helps.
What are the property tax and HOA costs I should budget for? ▾
Utah's effective property tax rate runs around 0.55%, so a $475K home typically carries roughly $2,600 a year in taxes if it's your primary residence. HOA fees vary widely: detached homes in older Arcadia neighborhoods often have none, while newer subdivisions and townhome communities can run $40-$200 a month.
Are there new construction options under $500K here? ▾
Yes, but they're mostly townhomes and smaller single-family floor plans on compact lots in newer phases. Builders sometimes offer rate buydowns or closing cost credits that effectively stretch your budget, so it's worth asking what incentives are on the table when you tour.
How fast do homes under $500K sell in Arcadia? ▾
This price band tends to be the most active segment of the market. Well-priced, move-in-ready homes often go under contract within two to three weeks, while homes needing updates or priced above comps can sit 45-60 days. Watch the new-listing feed closely if you're serious.
What loan types work best at this price point? ▾
Conventional, FHA, and VA loans all work well under $500K since you're below FHA and conforming loan limits for the area. USDA financing may apply on the rural edges of Arcadia if the address qualifies. Run the property by your lender before writing an offer to confirm eligibility.