bds
|
ba
|
sqft
ac lot
|
car garage
|
|
Homes with Views for Sale in Big Water, Utah
Big Water sits along a stretch of Highway 89 between the Grand Staircase-Escalante National Monument and Lake Powell, and the landscape does most of the selling here. Homes with views in this part of Kane County typically look out over the Vermilion Cliffs, the striated red-and-white bluffs above the Paria River drainage, or the open desert basin toward Lake Powell's upper reaches. Because the town sits at around 3,900 feet with minimal tree cover and few multi-story structures blocking sightlines, even modest lots on the town's north and east edges can carry unobstructed panoramas that would cost far more in Kanab or St. George. Lot sizes tend to run larger than typical subdivision parcels, which keeps neighboring rooflines out of the foreground.
View premiums in Big Water are modest compared to Utah's bigger resort markets — this is still a small, quiet town of a few hundred residents, not a second-home hotspot with bidding wars. That said, properties on the elevated benches west of town or along Ethan Allen Drive tend to move faster and hold value better than interior lots with no exposure. Buyers here are usually looking for a quiet basecamp near Lake Powell boating access, Antelope Canyon day trips, or the Grand Staircase backcountry, and a clear view of the cliffs or canyon country is often the main draw over square footage or finishes. 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
8 matching · page 1 of 1
Active listings
Prefer the map?
See all 8 homes with views on a map
Pan around Big Water and refine by drawing your own boundary.
Common questions
About homes with views in Big Water.
What kinds of views do Big Water homes typically have? ▾
Most view homes face south or east toward the Vermilion Cliffs, Lake Powell's distant bays, or the open desert running toward Page. Some elevated lots on the north side of town capture the Kaiparowits Plateau and the Straight Cliffs. Night-sky views are a real selling point — Big Water has almost no light pollution.
How close are these homes to Lake Powell? ▾
Big Water is roughly 15-20 minutes from the Wahweap Marina boat ramps and about the same to Lone Rock Beach. You can see parts of the lake from higher lots in town, but no homes are directly waterfront — the shoreline is inside Glen Canyon National Recreation Area.
What's the price range for view properties in Big Water? ▾
Entry-level view homes — often manufactured on an acre or more — start around $275K-$350K. Stick-built homes with framed cliff or lake views generally run $450K-$700K, and custom builds on larger parcels can exceed $800K. Raw view lots are also available, often in the $40K-$120K range.
Can I short-term rent a view home in Big Water? ▾
Yes — Big Water is friendlier to short-term rentals than most Utah towns, and proximity to Antelope Canyon, Horseshoe Bend, and Lake Powell drives steady nightly-rental demand. Confirm current town and Kane County rules with your agent before closing, since regulations evolve.
Are there HOAs or building restrictions that protect views? ▾
Most of Big Water is unincorporated-feeling with minimal HOA coverage, so view protection is largely a function of lot size and topography rather than CC&Rs. Buying on a rim lot or against BLM land is the more reliable way to lock in a view long-term.
What should I check before buying a view home here? ▾
Verify the well or culinary water source, septic condition, and whether the lot has paved access — some Big Water roads are dirt and get rough in monsoon season. Also ask about wind exposure; the same ridgelines that frame the views catch strong spring gusts off the Kaiparowits.