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Homes Under $500,000 in Brian Head, Utah
Brian Head sits at roughly 9,600 feet, making it the highest incorporated town in Utah, and that elevation shapes what a budget under $500K buys. Most of the inventory here is condos and townhomes near Brian Head Resort and the Giant Steps lift, plus older A-frames and cabins on the slopes above Highway 143. Many sit within walking distance of the lifts, and a good number are sold with a partial or full furnishings package. Detached single-family cabins at this price usually mean smaller square footage, dated interiors, or a lot that's steeper than it looks in photos.
Buyers here are typically a mix of Las Vegas and St. George owners escaping summer heat, Wasatch Front skiers, and a few full-time residents who work in Cedar City, about 30 minutes down Parowan Canyon. Winters bring heavy snow and long stretches below freezing, while summer highs stay in the 70s, with Cedar Breaks National Monument minutes away. That makes road access, snow removal, heating type, and HOA fees as important as the sticker price. Nightly rentals are allowed in many complexes but not all, so confirm rules before counting on rental income. Browse the active listings below to see what's currently available under $500K in Brian Head.
October 2026 · Brian Head market
Live from the Utah MLS — what's actually happening in Brian Head right now.
Median sale
$650,000
5 closed in October 2026
Median DOM
28 days
listing → contract
Sale-to-list
96.0%
of final list price
Unsold inventory
50
active + pending
64 matching · page 3 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.