bds
|
ba
|
sqft
ac lot
|
car garage
|
|
Homes Under $300,000 in Beryl, Utah
Beryl sits in the high desert of western Iron County, about 25 minutes northwest of Cedar City off Highway 21, and it's one of the few pockets left in southern Utah where $300,000 still buys real acreage. This is unincorporated ranch and farm country — flood-irrigated alfalfa fields, scattered manufactured homes and site-built ranchers on one- to twenty-acre parcels, and a water table that's made Beryl a working agricultural community since the early 1900s. Buyers under $300K here are typically looking at older single-level homes on well or shared irrigation water, sometimes with outbuildings, corrals, or a pole barn already in place. Don't expect city sewer or municipal water hookups; septic and private wells are the norm, and that changes both your closing costs and your monthly overhead compared to a subdivision lot in St. George or Cedar City. At this price point in Beryl you're trading commute time and convenience for space and privacy — Cedar City's grocery stores, schools, and I-15 access run 20-30 minutes away, and Iron County School District bus routes cover the area. Homes move fast when they're priced right and in decent condition, since inventory under $300K is limited and competition comes from both first-time buyers and people wanting a small hobby farm or horse property without southern Utah's premium price tags. Winters bring occasional snow and wind across the open valley, so heating source and insulation matter more here than in the St. George basin. Browse the active listings below to see what's currently on the market.
August 2026 · Beryl market
Live from the Utah MLS — what's actually happening in Beryl right now.
Median sale
$425,000
1 closed in August 2026
Median DOM
126 days
listing → contract
Sale-to-list
100.0%
of final list price
Unsold inventory
7
active + pending
109 matching · page 1 of 5
Active listings
Prefer the map?
See all 109 homes under $300k on a map
Pan around Beryl and refine by drawing your own boundary.
Common questions
About homes under $300k in Beryl.
What kind of home can I actually get under $300K in Beryl? ▾
Most listings in this range are manufactured or modular homes on multi-acre parcels, older stick-built farmhouses, or bare-bones cabins and shop-homes. Lot sizes of 5 to 40 acres are common at this price because land out here is cheap compared to the structures on it. Newer site-built homes usually push past $300K once you factor in well, septic, and power hookups.
Does Beryl have city water and sewer, or is everything on a well? ▾
Beryl is unincorporated Iron County with no municipal water or sewer. Properties run on private wells and septic systems, and water rights are a real issue in this basin — the state has restricted new well permits in parts of Beryl-Enterprise due to groundwater decline. Always verify water rights and well status before writing an offer.
How far is Beryl from Cedar City and St. George? ▾
Beryl sits about 35 miles west of Cedar City on SR-56, roughly a 40-minute drive. St. George is about 75 miles south, or an hour and twenty minutes via I-15. Most residents make the Cedar City run for groceries, hospital visits, and SUU.
Can I finance a manufactured home in Beryl with a conventional loan? ▾
It depends on the home. Manufactured homes built after June 1976, permanently affixed to a foundation, and titled as real property can usually qualify for conventional, FHA, or USDA financing. Older single-wides or homes still on titles often require cash or specialty chattel loans. Beryl is also in a USDA-eligible rural zone, which helps qualified buyers.
What's the catch with cheap acreage in Beryl? ▾
The land is genuinely affordable, but infrastructure costs add up fast. Drilling a well can run $25K to $60K depending on depth, septic systems run $8K-$15K, and power line extensions from the nearest pole can cost thousands per pole. Internet is mostly Starlink or fixed wireless. Budget realistically beyond the purchase price.
Are there many homes under $300K active in Beryl right now? ▾
Inventory is thin — Beryl typically has only a handful of active listings at any given time, and the sub-$300K segment turns over slowly. New listings here often sell to cash buyers from out of state looking for off-grid or semi-rural setups. Setting up an MLS alert is the practical way to catch them.