bds
|
ba
|
sqft
|
car garage
|
|
4+ Bedroom Homes for Sale in Big Water, Utah
Big Water sits at the far southern edge of Kane County, about 20 minutes west of Page, Arizona, and roughly 7 miles from the Wahweap entrance to Lake Powell. The town has fewer than 500 residents, sits at about 4,100 feet, and runs hot and dry — summer highs regularly push past 100°F, winters are mild, and the surrounding red-rock and Vermilion Cliffs scenery is the main draw. Inventory here is thin in general, so 4+ bedroom homes don't come up often. When they do, they tend to fall into two camps: larger primary residences built for full-time families on bigger lots off Aaron Burr Drive or Ethan Allen Avenue, and homes set up specifically to handle Lake Powell guests and extended family visits.
Because Big Water has no formal school within town limits — students are bused into the Kanab area or families use online options — most 4+ bedroom buyers fall into a few clear groups: retirees who want guest space for kids and grandkids, remote workers wanting room for an office plus bedrooms, and investors targeting the short-term rental market driven by Lake Powell, Antelope Canyon, and Horseshoe Bend tourism. Lot sizes are generous compared to the Wasatch Front, septic and well setups are common, and HOA restrictions are minimal in most of the subdivisions. Prices for larger homes typically run well below comparable square footage in St. George or Page. Browse the active 4+ bedroom listings below to see what's currently on the market in Big Water.
December 2024 · Big Water market
Live from the Utah MLS — what's actually happening in Big Water right now.
Median sale
$329,000
1 closed in December 2024
Median DOM
213 days
listing → contract
Sale-to-list
99.7%
of final list price
Unsold inventory
—
active + pending
1 matching · page 1 of 1
Active listings
Prefer the map?
See all 1 4+ bedroom homes on a map
Pan around Big Water and refine by drawing your own boundary.
Common questions
About 4+ bedroom homes in Big Water.
How many 4+ bedroom homes are usually on the market in Big Water? ▾
Inventory is very limited — Big Water typically has only a handful of active listings at any time, and 4+ bedroom homes often make up just one or two of those. New listings can sell quickly when priced in line with the Page, AZ market across the state line. Setting up an MLS alert is the most practical way to catch them.
Are 4+ bedroom homes in Big Water mostly used as short-term rentals? ▾
A meaningful share are. The town's proximity to Lake Powell, Antelope Canyon, and Horseshoe Bend makes larger homes attractive to vacation-rental operators who need to sleep groups of 8-12. Big Water has historically been friendlier to STRs than many Utah cities, but always confirm current Kane County and town rules before buying for that purpose.
What price range should I expect for a 4-bedroom home here? ▾
Pricing varies widely based on lot size, views, and whether the home is rental-ready, but 4-bedroom homes in Big Water generally trade well below St. George comps for similar square footage. Expect a meaningful premium for homes with finished outdoor space, RV/boat parking, or unobstructed Vermilion Cliffs views.
Do these homes typically have city water and sewer? ▾
Big Water is served by a small municipal water system, but many properties on the outskirts rely on wells, and septic systems are common throughout the area. Always review the water source, septic inspection, and any shared-well agreements during due diligence — these details materially affect insurance and lending.
Where do kids in Big Water go to school? ▾
Big Water falls within the Kane School District, but there is no school in town. Students are bused roughly 70 miles to Kanab, which is a real consideration for families with young children. Many full-time families with kids choose online or homeschool options instead.
Is buying a larger home in Big Water a good fit for retirees? ▾
It can be, especially for retirees who want guest bedrooms for visiting family and easy access to Lake Powell boating. The trade-offs are distance from a full-service hospital (Page has the closest), limited shopping in town, and hot summers. Buyers who have spent time in the area year-round tend to make the most comfortable transition.