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Homes with Seller Financing in Big Water, Utah
Big Water is a small high-desert town of around 500 people tucked along Highway 89 in Kane County, about 20 minutes north of Page, Arizona and the Wahweap launch ramp on Lake Powell. The housing stock is unusual for Utah — a mix of single-family homes on streets named after founding fathers (Aaron Burr Drive, Ethan Allen Drive), manufactured homes on acreage, and off-grid parcels with solar setups and hauled water. That mix is exactly why seller financing shows up here more often than it does on the Wasatch Front. Conventional lenders frequently balk at manufactured homes older than 1976, parcels without septic permits, or properties with shared wells, and Big Water has all three. Owners who hold their land free and clear often carry the note themselves to reach buyers a bank won't touch.
For buyers, the upside is real: faster closings (often two to three weeks instead of 45+ days), flexible down payments, and the ability to purchase property types traditional mortgages exclude. The tradeoffs are higher interest rates — usually 7% to 9% — shorter terms with balloon payments at year three, five, or seven, and the need to refinance or pay off the note down the road. If you're drawn to dark skies, Lake Powell access, mild winters, and acreage prices well below St. George or Kanab, an owner-carry purchase in Big Water can be a practical path in. Browse the active seller-financed listings below to see what's currently available and what terms sellers are offering.
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
2 matching · page 1 of 1
Active listings
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Common questions
About seller financing homes in Big Water.
What does seller financing actually mean on a Big Water listing? ▾
Seller financing means the property owner acts as the bank — you sign a promissory note and trust deed directly with them instead of going through a mortgage lender. Terms (rate, length, balloon, down payment) are negotiated between you and the seller. In Big Water, where some homes sit on leased Kane County or BLM-adjacent parcels and conventional financing can be tricky, this opens doors that traditional lending sometimes closes.
Why is seller financing more common in Big Water than in bigger Utah cities? ▾
Big Water has roughly 500 residents, no full-service bank branch in town, and a housing stock that includes manufactured homes, off-grid cabins, and unique acreage parcels — all property types lenders often decline or appraise conservatively. Sellers who own free and clear frequently carry paper to widen their buyer pool and close faster than a 45-day mortgage timeline.
What down payment and interest rate should I expect from a Big Water seller carry? ▾
Most owner-carry deals in this corner of Kane County land between 10% and 25% down, with rates currently in the 7% to 9% range and 3-to-7-year balloons. Terms vary widely by seller motivation and property type — a turnkey home on Aaron Burr Drive negotiates very differently than raw land off Ethan Allen.
Can I refinance into a conventional loan later? ▾
Yes, and that's how most buyers exit a seller-financed note. Once you've held title 6-12 months with clean payment history and the property meets standard lender requirements, you can refinance with a Page, Kanab, or St. George lender. Just make sure your note has no prepayment penalty before signing.
What's the lifestyle draw of Big Water itself? ▾
Big Water sits at the north end of Lake Powell on Highway 89, about 20 minutes from Page, Arizona and the Glen Canyon Dam. It's high desert — hot summers, mild winters, almost no snow, and night skies dark enough for serious astronomy. Buyers here are usually retirees, remote workers, boaters, or folks wanting acreage near the lake without Wahweap pricing.
Who handles the paperwork on a seller-financed deal in Utah? ▾
A Utah title company or real estate attorney drafts the trust deed and promissory note, records them with Kane County, and typically sets up a servicing account so payments, taxes, and insurance are tracked properly. Don't sign anything handwritten on a napkin — even on a $90,000 cabin, do it the right way through escrow.