bds
|
ba
|
sqft
ac lot
|
car garage
|
|
Homes Under $500,000 in Brookside, Utah
Brookside sits in Sanpete County along the Sanpitch River drainage, a small farming and ranching community south of Manti where land still comes with elbow room. Homes under $500K here typically mean something you will not find on the Wasatch Front at that price: a half-acre to several acres, a detached shop or barn, mountain views of the Sanpete Valley, and a build style that ranges from older farmhouses to newer manufactured and stick-built homes on ag-zoned parcels. Winters bring real snow and a working-ranch pace of life, and most buyers looking at this price range are coming from Utah County or Salt Lake looking for acreage, privacy, and a slower commute-free lifestyle rather than proximity to a downtown core.
At this budget in Brookside you're generally choosing between an updated 3-bedroom on a smaller in-town lot near Manti's amenities, or a fixer or older home on acreage further out toward the county road system. Property taxes run low compared to Salt Lake or Utah County, and well and septic systems are common outside the small municipal water areas, so budgeting for those systems matters when comparing listings. Buyers who need horses, storage for equipment, or simply distance from neighbors tend to find more house and land for the money here than almost anywhere else within a two-hour drive of the Wasatch Front. Browse the active listings below to see what's currently on the market in this price range.
May 2026 · Brookside market
Live from the Utah MLS — what's actually happening in Brookside right now.
Median sale
$791,000
1 closed in May 2026
Median DOM
155 days
listing → contract
Sale-to-list
93.1%
of final list price
Unsold inventory
2
active + pending
1 matching · page 1 of 1
Active listings
Prefer the map?
See all 1 homes under $500k on a map
Pan around Brookside and refine by drawing your own boundary.
Common questions
About homes under $500k in Brookside.
What does $500K typically buy in Brookside? ▾
In this price band you're generally looking at a 3-4 bedroom home on 1 to 5 acres, often 1,800-2,400 square feet, with a well, septic, and some combination of barn, shop, or fencing. Newer site-built homes push the upper end of the range, while manufactured homes on acreage tend to land in the $300Ks to low $400Ks.
Are most Brookside homes on well and septic? ▾
Yes. Brookside is rural and not on municipal water or sewer, so almost every property under $500K runs on a private or shared well and a septic system. Lenders will usually require a well flow test and water potability test, and buyers should ask for septic inspection and pumping records during due diligence.
How long is the commute from Brookside to Cedar City? ▾
It's roughly 18-25 minutes east on Highway 56 to reach Cedar City's main shopping, SUU, and the I-15 interchange. Winter driving can add time when storms move through, but the highway is plowed and maintained as a primary route.
Is financing harder out here than in town? ▾
It can be. Conventional and USDA loans both work in Brookside — USDA is often a fit since the area is rural-designated — but appraisers need recent comparable sales, which are thinner than in Cedar City proper. Manufactured homes need to be on a permanent foundation and meet HUD tag requirements for most loan programs.
Do properties under $500K usually include water rights or shares? ▾
Many do, but not all, and the details matter. Some parcels come with a deeded share in a community well, others have a private well permitted for domestic use plus limited irrigation. Always have your agent confirm what conveys with the property and whether the water right is sufficient for any livestock or acreage you plan to irrigate.
How much inventory is typically active in this price range? ▾
Brookside is a small market, so active listings under $500K usually number in the single digits at any given time. New listings can sit longer than Wasatch Front properties, which often gives buyers leverage on price, repairs, and closing costs once an inspection comes back.