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Homes Under $300,000 in Brian Head, Utah
Brian Head sits at 9,800 feet, the highest town in Utah, and that elevation shapes everything about what a buyer gets under $300K here. This is not single-family home territory at that price — it's studio and one-bedroom condos in complexes like Cedar Chalets, Aspen Meadows, or Snowridge, most built in the 1980s as ski-in/ski-out or short walk-to-lift units. Square footage runs small, often 400-700 square feet, and HOA dues matter more than they do in most Utah markets because they cover snow removal on roofs and roads that see 300+ inches of snow a year. Buyers coming from the Wasatch Front are sometimes surprised the sub-$300K bracket here means a rental-history condo rather than a house on a lot, but that's the trade-off for owning at the base of a working ski resort two and a half hours from Salt Lake and about 45 minutes from Cedar City's regional airport.
Most buyers in this range fall into two camps: cash-flow-minded investors chasing nightly rental income from skiers and summer ATV riders on Panguitch Lake and Brian Head trails, or second-home buyers who want a lock-and-leave unit rather than a large mountain property to maintain. Either way, expect to budget for HOA fees that can run $300-$600 a month depending on the complex, and confirm whether the unit is in a rental pool or restricted to owner use only. Property taxes stay modest since Utah taxes primary residences favorably, though most units here are second homes taxed at the higher rate. Browse the active listings below to see what's currently on the market.
July 2026 · Brian Head market
Live from the Utah MLS — what's actually happening in Brian Head right now.
Median sale
$278,000
3 closed in July 2026
Median DOM
35 days
listing → contract
Sale-to-list
94.4%
of final list price
Unsold inventory
67
active + pending
48 matching · page 2 of 2
Active listings
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Common questions
About homes under $300k in Brian Head.
What kind of property does $300K actually buy in Brian Head? ▾
At this price point, expect a studio or one-bedroom condo, typically between 400 and 700 square feet, in a complex like Cedar Breaks Lodge, Grand Lodge, or one of the older Aspen-style buildings near the lifts. Detached cabins almost never fall under $300K in Brian Head. Many of these units come furnished and are already set up as short-term rentals.
Can I use a sub-$300K Brian Head condo as a short-term rental? ▾
Yes, Brian Head is one of the few Utah mountain towns where nightly rentals are broadly permitted, and most condos in this price range sit in HOAs that allow them. Some buildings have on-site rental management. Check the HOA docs for any minimum-stay rules and confirm the town's current STR registration requirements before closing.
How high are HOA dues on these smaller condos? ▾
HOA fees in Brian Head are heavier than most Utah buyers expect, often $400 to $700 per month for condos under $300K. Dues usually cover heat, water, sewer, trash, snow removal, exterior maintenance, and sometimes cable or internet. That's a big reason units stay affordable up front — the building handles the brutal snow load and heating costs.
Is financing tricky on a condo this small or this cheap? ▾
It can be. Many lenders require a minimum square footage (often 500 sq ft) and a condo project warrant, and non-warrantable buildings with heavy rental concentration may push you into a portfolio or second-home loan with 20-25% down. Working with a lender who has closed deals in Brian Head specifically will save headaches.
What are property taxes like on a $300K Brian Head condo? ▾
If the unit is a second home or rental (which most are), it's taxed at the non-primary rate, roughly 1.0-1.15% of assessed value in Iron County. Budget around $2,500 to $3,500 per year. Only owners who actually live there full-time qualify for the primary residence exemption that cuts the taxable value by 45%.
How is the inventory under $300K right now? ▾
It fluctuates with the ski season — listings tend to thin out in late fall when buyers want to be in before winter, and loosen up in spring. On a typical week you'll see anywhere from a handful to a dozen active condos under $300K. Browse the current listings below to see what's on the market today.