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Homes Under $500,000 in Beaver, Utah
Beaver sits at the junction of I-15 and Highway 21, a ranching and small-manufacturing town of around 3,500 people between Cedar City and Fillmore. It's the kind of place where $500K still buys real acreage, not just a lot. Most homes for sale here run from the $200s for older brick houses near Main Street up to the $400s for newer construction on the benches with views of the Tushar Mountains. Beaver County's low property taxes and the town's small-city fee structure keep monthly costs well below what buyers see in Washington County or along the Wasatch Front.
Under $500K in Beaver typically means a 3-4 bedroom home on a quarter- to half-acre lot, sometimes with a shop, barn, or horse setup thrown in since zoning outside the core blocks is generous. Buyers here tend to be commuters working in Cedar City or Fillmore, retirees drawn to the quiet and the four real seasons, or families wanting space for animals and equipment without California or Wasatch Front price tags. Winters bring real snow and skiing at Elk Meadows twenty minutes up the canyon, while summers stay mild compared to St. George. Browse the active listings below to see what's currently on the market.
July 2026 · Beaver market
Live from the Utah MLS — what's actually happening in Beaver right now.
Median sale
$240,000
1 closed in July 2026
Median DOM
3 days
listing → contract
Sale-to-list
100.4%
of final list price
Unsold inventory
25
active + pending
52 matching · page 1 of 3
Active listings
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Common questions
About homes under $500k in Beaver.
What does a home under $500K actually get you in Beaver? ▾
In Beaver City proper, $400K-$500K typically buys a 3-4 bedroom, 2-bath home between 1,800 and 2,800 square feet, often on a city lot of 0.25-0.5 acre. Step outside town to Manderfield or Greenville and the same money frequently includes an acre or more, a shop or barn, and sometimes irrigation water rights. Older brick pioneer homes in the historic core can come in well under $400K but usually need updating.
Are there many active listings under $500K in Beaver right now? ▾
Beaver County is a small market — total active single-family inventory usually runs 30 to 70 listings countywide, and the under-$500K segment is where most of that activity sits. Turnover is slower than Washington or Iron County, so the same homes can stay listed for 60-120 days. The live MLS results below reflect what's currently available.
Can I get acreage under $500K in Beaver? ▾
Yes, and that's one of the main reasons buyers look here. Properties on 1-5 acres in Greenville, Adamsville, and Minersville regularly list in the $350K-$490K range, often with a modest home, outbuildings, and either a well or shares in the local irrigation company. Larger ranch parcels exist but typically push past the $500K line.
What are property taxes and utilities like at this price point? ▾
Beaver County property tax rates are low by Utah standards — owner-occupied homes generally pay around 0.5-0.6% of assessed value annually. Most homes in town are on city water and sewer; rural properties run on wells and septic. Heating is the bigger line item: winters are cold at 5,900 feet, and most homes use natural gas in town or propane out in the county.
Is Beaver realistic for remote workers or commuters? ▾
For remote work, yes — fiber internet has reached much of Beaver City and parts of the county through South Central Communications and other providers. For commuting, it's a stretch: Cedar City is 50 minutes south on I-15, Richfield is about an hour northeast, and Salt Lake is over three hours. Most under-$500K buyers here either work locally, work from home, or are buying a second home.
What should I inspect carefully on older Beaver homes? ▾
Many homes in the historic district date to the late 1800s or early 1900s, so look hard at foundations (often stone or early concrete), knob-and-tube or aluminum wiring, galvanized plumbing, and roof age. On rural properties, get the well tested for flow rate and water quality, and verify the septic system's age and last pump date. Irrigation shares should be confirmed in writing with the local water company before closing.