bds
|
ba
|
sqft
ac lot
|
car garage
|
|
Homes Under $500,000 in Big Water, Utah
Big Water sits along Highway 89 near the Arizona line, a small Kane County outpost known more for its proximity to Lake Powell and the Grand Staircase-Escalante than for real estate inventory. Because the town has fewer than 500 year-round residents and a limited number of parcels change hands each year, most homes here already fall under $500K — this is less a niche price band than the town's actual market range. Buyers tend to be retirees, remote workers, or Lake Powell recreationists looking for a low-cost base close to Wahweap Marina and Antelope Point, about 15-20 minutes away, without paying Page, Arizona premiums.
What you'll typically see under $500K in Big Water ranges from modest single-story homes and manufactured houses on larger lots to newer construction with desert or mesa views toward the Vermilion Cliffs. Utilities and internet access can vary by street, so it's worth checking service before writing an offer, and well/septic systems are common outside the small municipal water zone. Winters are mild compared to northern Utah, summers run hot and dry, and the nearest full-service grocery and hospital are in Page. Browse the active listings below to see what's currently on the market.
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
12 matching · page 1 of 1
Active listings
Prefer the map?
See all 12 homes under $500k on a map
Pan around Big Water and refine by drawing your own boundary.
Common questions
About homes under $500k in Big Water.
What does $500K actually buy in Big Water? ▾
At this price point you can typically find a 3-bedroom site-built home on a quarter to half acre, a newer manufactured home on one to five acres, or a fixer with outbuildings and RV hookups. Lot sizes tend to be generous compared to St. George or Hurricane at the same price. Newer construction under $500K is limited but does come up a few times a year.
Is Big Water a good fit for short-term rental investors? ▾
It can be. Kane County is friendlier to short-term rentals than many Utah jurisdictions, and proximity to Lake Powell, Antelope Canyon, and the Grand Staircase drives steady tourist demand spring through fall. Confirm current Big Water town ordinances and any HOA rules on a specific property before assuming nightly-rental income.
How does Big Water compare to Page, Arizona on price? ▾
Big Water generally runs cheaper than Page for comparable square footage, partly because Page has more services, a hospital, and Lake Powell School District. Many Big Water residents commute the 15 minutes to Page for work, groceries, and healthcare. The Utah-side property tax structure is also a factor some buyers weigh.
What utilities should I expect on homes in this price range? ▾
Most properties run on propane for heat and cooking, septic systems instead of municipal sewer, and culinary water from the Big Water system. Electricity is through Garkane Energy. Internet has improved with fixed wireless and Starlink options, but cable broadband is not standard — verify connectivity if you work remotely.
Are there financing quirks for manufactured homes here? ▾
Yes. Manufactured homes need to be on a permanent foundation and titled as real property to qualify for conventional, FHA, or VA financing. Older single-wides and homes still on the original chassis often require cash or specialty chattel loans. A local lender familiar with Kane County properties will save time.
How long do homes under $500K typically sit on the market? ▾
It varies with the season and with Lake Powell water levels, which influence tourism demand. Well-priced move-in-ready homes often go under contract within 30-60 days, while raw land and fixers can sit considerably longer. Winter months are slower for showings since most buyers travel through in warmer weather.