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Homes Under $500,000 in Beaver, Utah
Beaver sits at about 5,900 feet along I-15, roughly 200 miles south of Salt Lake City and 110 miles north of St. George. In a state where the Wasatch Front median has pushed well past $550,000, Beaver is one of the places where $500,000 still buys a lot of house. Most homes here are single-family houses on generous lots, often a quarter acre or more, and many sit on larger parcels with room for a shop, garden, or a few animals. Budgets under $500K cover most of the local market, including older brick ranchers near Main Street, newer builds on the edges of town, and small acreage properties toward the foothills.
Life in Beaver runs on a different rhythm. Winters are real, with snow and overnight lows in the teens, but summers are mild compared to Southern Utah, with highs in the 80s and 90s. Beaver High School and the Beaver County School District anchor the community, and the Beaver Canyon and Tushar Mountains put ATV trails, fishing, and snowmobiling within a short drive. Residents commute to Milford wind and mining work, remote jobs, or Cedar City, about 50 minutes south. Inventory is thin, so a handful of listings at any time is normal, and well-priced homes move quickly. Browse the active listings below to see what's currently on the market under $500K.
September 2026 · Beaver market
Live from the Utah MLS — what's actually happening in Beaver right now.
Median sale
$555,000
1 closed in September 2026
Median DOM
—
listing → contract
Sale-to-list
85.5%
of final list price
Unsold inventory
24
active + pending
47 matching · page 2 of 2
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.