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Homes Under $300,000 in Beaver, Utah
Beaver is one of the last spots along I-15 where a buyer can still find a single-family home under $300,000 without compromising on small-town quality of life. The town sits at roughly 5,900 feet between the Tushar Mountains and the Mineral Range, with a year-round population around 3,500 and a downtown grid of brick pioneer-era homes, mid-century ramblers, and a scattering of newer builds on the edges of town. At this price point, expect older homes on standard city lots, manufactured homes on acreage south of town, and the occasional fixer with outbuildings or irrigation shares. Move-in-ready inventory under $300K is genuinely limited, so when something solid hits the MLS it tends to go under contract quickly.
The appeal here is straightforward: low property taxes, no HOA in most of the county, Eagle Point Resort 18 miles east for skiing, trout fishing on the Beaver River, and a two-and-a-half hour drive to either Salt Lake or St. George. Buyers in this range are usually first-time homeowners using USDA or FHA financing, retirees downsizing out of Wasatch Front equity, or remote workers who want acreage potential without Park City or Heber prices. Schools fall under Beaver County School District, and the local hospital and a handful of I-15 corridor employers anchor the job base. Browse the active listings below to see what's currently available under $300K in Beaver.
May 2026 · Beaver market
Live from the Utah MLS — what's actually happening in Beaver right now.
Median sale
$432,000
1 closed in May 2026
Median DOM
21 days
listing → contract
Sale-to-list
96.0%
of final list price
Unsold inventory
24
active + pending
32 matching · page 2 of 2
Active listings
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Common questions
About homes under $300k in Beaver.
What kind of home can I actually get under $300K in Beaver? ▾
At this price point in Beaver, you're typically looking at older homes on Main Street or the surrounding grid, small ranchers built in the 1970s-90s, manufactured homes on owned land, or fixer-uppers with larger lots. Some listings include outbuildings or a quarter-acre-plus parcel, which is rare for this budget in most of Utah. Newer construction in this range is uncommon but does show up occasionally.
Are there many homes under $300K on the Beaver MLS at any given time? ▾
Inventory is thin. Beaver City has roughly 3,500 residents, so the whole market usually sits between 20 and 50 active listings, and the under-$300K segment is typically a handful at most. New listings can move quickly when priced right, so checking back weekly makes sense.
Why is Beaver more affordable than most of Utah? ▾
Beaver sits about 200 miles south of Salt Lake and 100 miles north of St. George, off I-15 at exits 109-112. It's a ranching and dairy town (Beaver cheese is a real thing) without a major employer drawing in commuters, so prices haven't climbed the way Iron and Washington County prices have.
Can I get USDA financing on homes in this price range? ▾
Yes — Beaver qualifies as a USDA Rural Development area, which means eligible buyers can finance with zero down on qualifying properties. That's a meaningful advantage at the under-$300K level because it keeps cash-to-close low. Talk with a lender familiar with USDA guidelines before writing an offer.
What's the catch on cheaper Beaver homes — what should I inspect closely? ▾
Older homes here often have original wiring, aging septic systems (city sewer doesn't reach every parcel), oil or propane heat in some cases, and roofs that have weathered heavy snow loads at 5,900 feet elevation. Winter freeze damage to plumbing is common in homes that sat vacant. Budget for a thorough inspection and a sewer scope where applicable.
Is Beaver a reasonable place to live year-round at this budget? ▾
It is, if you're comfortable with small-town life and real winters — Beaver gets snow from November through March and summer highs in the mid-80s. There's a hospital, K-12 schools, grocery, and Eagle Point Ski Resort is 18 miles east. Cedar City (40 minutes south) covers bigger shopping and the regional airport.