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Homes Under $500,000 in Brian Head, Utah
Brian Head sits at 9,800 feet, Utah's highest town and one of its smallest, and that alone shapes what $500K buys here. This isn't Park City or Deer Valley pricing — Brian Head's cabin and condo stock, much of it built in the 1970s and 80s as ski-in units for Brian Head Resort, still trades at a fraction of the cost of comparable mountain towns along the Wasatch Front. Under $500K, buyers are mostly looking at studio-to-two-bedroom condos in complexes like Cedar Chalets, Powder Ridge, or Chalet Village, along with a smaller number of older A-frame cabins on side streets off Highway 143. Many of these units come with existing rental history through Southern Utah property managers, since Brian Head pulls a steady stream of ski and mountain-bike traffic from St. George, Cedar City, and Las Vegas.
Winters here are serious — snowfall averages well over 300 inches a season — so HOA dues, snow removal, and roof maintenance matter more in this price range than they would in a warmer market, and it's worth checking whether a unit is on the town's culinary water system or a shared well. Summer brings a second season entirely: mountain biking on Bunker Creek trails, wildflower hikes, and cool temperatures that draw buyers escaping 100-degree days in Southern Utah's lower valleys. At this price point, expect smaller square footage and dated finishes on some units, with the better-updated ones moving fast when they list. 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
70 matching · page 2 of 3
Active listings
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Common questions
About homes under $500k in Brian Head.
What kind of property can I actually get in Brian Head under $500K? ▾
Almost entirely condos — studios and one-bedrooms in the $200K–$350K range, and two-bedroom units stretching toward $500K depending on building, view, and remodel status. Detached cabins under $500K do come up occasionally, but they're usually older A-frames or units off Aspen Drive and Mammoth Creek that need updating or have tougher winter access.
Can I short-term rent a condo I buy in Brian Head? ▾
Yes, Brian Head is one of the most rental-friendly towns in Utah and nightly rentals are allowed town-wide, though individual HOAs set their own rules on minimum stays and management. Buildings like Cedar Breaks Lodge and Giant Steps have established rental programs, while some smaller complexes restrict rentals to 30 days or longer. Always confirm with the HOA before writing an offer.
How high are HOA dues on condos in this price range? ▾
Plan on $400–$700 per month for most ski-area condos, and some full-service buildings with pools, hot tubs, and front desks run higher. Dues typically cover exterior maintenance, snow removal, water, sewer, trash, and common-area utilities — which is significant given the snow load and elevation.
Is financing harder on a Brian Head condo? ▾
It can be. Many lenders treat ski-area condos as non-warrantable because of high investor ratios and short-term rental use, which pushes buyers toward portfolio loans, second-home conventional with 20–25% down, or cash. Get pre-approved with a lender who has done Brian Head deals before — it saves a lot of headaches at underwriting.
What are property taxes like for a second home here? ▾
Utah taxes primary residences at a 45% exemption, but second homes and short-term rentals are taxed at the full assessed value, which roughly doubles the annual bill. On a $400K condo, expect property taxes in the $3,500–$4,500 range depending on Iron County's current rate.
Is Brian Head busy in summer too, or just ski season? ▾
Summer has grown a lot in the last decade. Mountain biking on the Brian Head Resort lift-served trails, ATV access to the Paiute Trail, and proximity to Cedar Breaks National Monument and Zion's east side drive steady June-through-September bookings. Many owners now report summer rental revenue close to winter numbers.