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Homes Under $300,000 in Beryl, Utah
Beryl is a tiny unincorporated community in western Iron County, sitting on the high desert along Highway 56 roughly 30 miles west of Cedar City and close to the Nevada line. At about 5,000 feet, it's open sagebrush and farmland country with big sky, hot dry summers, and cold winters. Because the area is rural and sparsely populated, a $300K budget goes much further here than in Cedar City or St. George. Buyers often find manufactured homes on acreage, older site-built ranchers, and sometimes raw land with a modest home already on it.
The trade-off is distance and services. Beryl has no grocery store or big-box retail, so most residents drive to Cedar City for shopping, healthcare, and work, and Southern Utah University and the Cedar City hospital are the main draws. Children in the area generally attend Iron County School District schools, and bus routes can be long. Many homes rely on private wells and septic systems, so inspections matter more than they would in town. Buyers drawn to quiet, room for animals, ATVs, and dark night skies tend to be happiest here. Browse the active listings below to see what's currently on the market under $300K.
October 2026 · Beryl market
Live from the Utah MLS — what's actually happening in Beryl right now.
Median sale
—
1 closed in October 2026
Median DOM
76 days
listing → contract
Sale-to-list
—
of final list price
Unsold inventory
6
active + pending
112 matching · page 5 of 5
Active listings
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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.