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Homes Under $500,000 in Beaver, Utah
Beaver sits at 5,900 feet along I-15 in south-central Utah, roughly halfway between Salt Lake and St. George, and it remains one of the few Utah towns where a sub-$500K budget still buys a real house on real land. The town itself has about 3,500 residents, a working-ranch economy, and a downtown of brick pioneer homes built when Beaver was a 1870s mining and cattle hub. Under $500K in Beaver City and the surrounding county (Manderfield, Greenville, Adamsville, Minersville) typically lands you a 3-4 bedroom single-family home on a quarter-acre to a full acre, often with mature trees, irrigation shares, and outbuildings — the kind of inventory that disappeared from the Wasatch Front a decade ago.
The trade-off is climate and distance: Beaver gets real winters with snow and single-digit nights, summer highs in the mid-80s, and the nearest commercial airport is Cedar City (50 miles south) or SGU in St. George (about 100 miles). Buyers in this price band tend to be remote workers, retirees from the Salt Lake or Las Vegas markets, second-home owners drawn to Eagle Point ski resort and the Tushar Mountains, and locals working in agriculture, the school district, or the I-15 corridor service economy. Properties move slower than they do up north, which gives buyers time to do inspections properly and negotiate. Browse the active listings below to see what's currently on the market under $500,000.
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
57 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.