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Homes Under $500,000 in Brian Head, Utah
Brian Head sits at 9,600 feet, the highest incorporated town in Utah, which shapes everything about what $500K buys here. Most of the inventory in this price range is condos and cabin-style properties in complexes like Villager, Woodland Village, or Snow Ridge Village rather than standalone homes on private lots — a single-family cabin near the ski runs typically pushes well past that number once you account for lot size and ski-in access. Under $500K, you're mainly looking at one- and two-bedroom condos, some townhomes, and the occasional smaller A-frame or older cabin further from Main Street that needs updating. This is a market built on Brian Head Resort skier traffic and summer ATV/UTV visitors heading into the Dixie National Forest trail system, so a lot of these units were built as rental cabins first and full-time residences second. Because Brian Head's economy runs on tourism rather than local jobs, most buyers at this price point are purchasing a second home or a short-term rental investment rather than a primary residence — worth knowing since it affects everything from HOA rental policies to how aggressively a unit has been used and maintained. Winters here are long and heavy on snow, often 300+ inches a season, so mechanical systems, roof condition, and snow-load maintenance matter more in an inspection than they would in a Wasatch Front condo. Summer brings a second, quieter season of buyers drawn to the cool high-altitude temperatures, a relief from the heat in St. George just 45 minutes down the mountain. Browse the active listings below to see what's currently on the market under $500K.
August 2026 · Brian Head market
Live from the Utah MLS — what's actually happening in Brian Head right now.
Median sale
$520,000
8 closed in August 2026
Median DOM
78 days
listing → contract
Sale-to-list
95.3%
of final list price
Unsold inventory
62
active + pending
69 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.