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Homes Under $300,000 in Big Water, Utah
Big Water sits at the far southern edge of Kane County, a few miles from the Arizona line and Lake Powell's western arm at Wahweap. It's one of the last spots in Utah where $300K still buys real acreage or a standalone house rather than a fraction of a condo. The town runs a few hundred residents, a K-8 school, and not much else in the way of commercial development, which is exactly why land and homes here have stayed inexpensive compared to Kanab (35 minutes east) or Page, Arizona (12 miles south). Buyers under this price point are typically looking at manufactured homes on owned land, older single-family houses in town, or vacant-lot-plus-modest-build scenarios rather than anything resembling new construction.
What draws people to Big Water at this price is less about the town itself and more about what it puts you near: Lake Powell boat ramps, Grand Staircase-Escalante, Antelope Canyon, and Glen Canyon Recreation Area, all within a short drive. Water and septic setups vary property to property since there's no citywide sewer system, and buyers should expect to budget for a well or hauled water depending on the parcel. Winters are mild by Utah standards and summers run hot and dry, similar to St. George but with far less humidity relief from landscaping since most lots are still desert scrub. Browse the active listings below to see what's currently on the market under $300K.
July 2026 · Big Water market
Live from the Utah MLS — what's actually happening in Big Water right now.
Median sale
$379,000
1 closed in July 2026
Median DOM
—
listing → contract
Sale-to-list
99.8%
of final list price
Unsold inventory
9
active + pending
7 matching · page 1 of 1
Active listings
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Common questions
About homes under $300k in Big Water.
What kind of homes are actually available under $300K in Big Water? ▾
Most sub-$300K listings here are manufactured homes on half-acre to one-acre lots, older 1,000–1,600 sq ft site-built homes, or fixer-uppers needing cosmetic work. True new construction at this price is rare. Land-with-cabin or land-with-RV-hookup parcels also show up in this range.
How many homes are typically for sale in Big Water at any given time? ▾
Big Water is a small market — usually only 5 to 20 active residential listings across all price points, and the sub-$300K segment may have just a handful. Inventory turns slowly, so setting up MLS alerts is the practical way to catch new listings.
Can I use a home in Big Water as a short-term rental? ▾
Yes. Big Water has no HOA in most subdivisions and Kane County's STR rules are friendlier than many Utah municipalities. Investors target the Lake Powell and Antelope Canyon tourist traffic out of nearby Page, AZ. Confirm current permitting with Kane County before closing.
Are utilities like water, sewer, and internet reliable here? ▾
Big Water has municipal culinary water in most platted areas, but many properties run on septic rather than sewer. Internet options are limited — typically fixed wireless, Starlink, or cellular hotspot. Power is grid-connected through Garkane Energy.
How does Big Water compare to buying in Page, Arizona for the same budget? ▾
Utah-side prices in Big Water are generally lower per square foot than Page, and there's no Arizona state income tax consideration if you're a Utah resident. Page has more services, schools, and the hospital, while Big Water trades amenities for acreage, quiet, and lower property taxes.
What should I inspect carefully on a sub-$300K Big Water home? ▾
Roof condition (UV exposure is brutal), HVAC age, septic system, well or water hookup status, and any foundation movement on manufactured homes. Older homes from the Glen Canyon City era can have outdated electrical panels and plumbing worth budgeting to update.