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Homes Under $500,000 in Brookside, Utah
Brookside sits in Sevier County along the Fremont River corridor, a small, quiet community that most Wasatch Front buyers have never heard of — which is exactly why the pricing still works for people priced out of Wasatch or Utah County. Under $500K here typically buys a modest home on real acreage, a fixer with irrigation shares, or newer manufactured and modular housing on a few acres rather than a postage-stamp lot. Compare that to $500K getting you a townhome in Provo or a starter tract home in Cedar City, and the appeal for buyers wanting land, quiet, and no HOA becomes obvious. Winters are cold and snowy at this elevation, and cell coverage and amenities are thinner than in Richfield or Salina, so this is a market for buyers who actually want rural living rather than those who just say they do.
Most of what comes up under $500K in Brookside falls into a few buckets: older single-family homes on a half-acre to five acres, a handful of newer builds pushing toward the top of that range, and land-with-home combos where the dirt is worth as much as the structure. Well and septic are standard, propane heat is common, and buyers should expect to budget for a rural commute — Richfield is the nearest real grocery and hospital town, roughly 20-30 minutes depending on where in Brookside the property sits. Financing can be a factor too, since some lenders treat manufactured homes or unconventional acreage parcels differently than a standard suburban tract home. Browse the active listings below to see what's currently on the market under $500K.
August 2026 · Brookside market
Live from the Utah MLS — what's actually happening in Brookside right now.
Median sale
$695,000
1 closed in August 2026
Median DOM
124 days
listing → contract
Sale-to-list
99.4%
of final list price
Unsold inventory
4
active + pending
1 matching · page 1 of 1
Active listings
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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.