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Homes Under $300,000 in Cannonville, Utah
Cannonville is a tiny Garfield County town of roughly 170 residents sitting at about 6,000 feet on Utah Highway 12, between Tropic and Henrieville. It's the gateway to Kodachrome Basin State Park and a back-door route to Bryce Canyon National Park, which means most of the housing stock here is a mix of old ranch homes, manufactured homes on acreage, small cabins, and the occasional short-term rental property serving park traffic. Inventory is genuinely thin — Cannonville often has only a handful of listings active at any given time across all price points, and homes under $300K tend to be older single-wides, fixer site-built houses, or vacant-land-with-structure situations rather than turnkey residences.
At this price band, buyers should expect well-and-septic systems instead of municipal sewer, propane heat rather than natural gas, and lot sizes that are often a half-acre or larger. Winters drop into the teens and summers stay in the 80s, so insulation, heat tape on water lines, and roof condition matter more than they would on the Wasatch Front. Cell service is spotty, internet is typically fixed wireless or Starlink, and the closest full grocery store is in Panguitch, about 25 miles west. If quiet, dark skies, and proximity to Grand Staircase-Escalante are what you're after, this stretch of Highway 12 delivers. Browse the active listings below to see what's currently available under $300K in and around Cannonville.
May 2025 · Cannonville market
Live from the Utah MLS — what's actually happening in Cannonville right now.
Median sale
$147,500
1 closed in May 2025
Median DOM
10 days
listing → contract
Sale-to-list
105.4%
of final list price
Unsold inventory
—
active + pending
1 matching · page 1 of 1
Active listings
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Common questions
About homes under $300k in Cannonville.
How many homes under $300K are typically for sale in Cannonville? ▾
Cannonville is small enough that the entire town often has fewer than ten active MLS listings at once, and only a portion of those fall under $300K. Expect inventory to turn over slowly — a home that fits this filter may sit for weeks, or new listings may not appear for months. Setting up an MLS alert is more practical than checking sporadically.
What kind of property can I actually get for under $300K here? ▾
At this price you're generally looking at older manufactured homes on a half-acre to a few acres, small site-built homes built before 1980 that need updates, or cabin-style structures used as weekend getaways. True turnkey three-bedroom homes under $300K are rare in Cannonville but do surface occasionally, especially when sellers price for a quick cash close.
Will a conventional lender finance these properties? ▾
It depends on the structure. Manufactured homes on permanent foundations with HUD tags can qualify for conventional, FHA, or USDA loans, but older single-wides, homes with significant deferred maintenance, or properties without a permanent foundation often require cash or a portfolio lender. USDA Rural Development loans are worth asking about since all of Garfield County qualifies.
Are there HOA fees or city utilities to plan for? ▾
Cannonville has no HOA in most areas and limited municipal services. Water is typically through the town's culinary system or a private well, sewer is almost always septic, and heat is usually propane or wood. Garbage service runs through the county. Plan to budget for propane fills, septic pumping every 3-5 years, and potential well maintenance.
How does Cannonville compare to nearby Tropic or Henrieville for under-$300K buyers? ▾
Tropic has slightly more inventory and is closer to Bryce Canyon's main entrance, which pushes prices a bit higher and makes short-term rental income more viable. Henrieville is even smaller and quieter than Cannonville with similar pricing. Cannonville sits in the middle — cheaper than Tropic, slightly more amenities than Henrieville, and the direct road to Kodachrome Basin.
Can I use a sub-$300K Cannonville home as a short-term rental? ▾
Garfield County allows short-term rentals in most unincorporated areas, and Cannonville itself has been relatively permissive, but rules can change and any HOA-adjacent subdivisions may have their own restrictions. Verify current town and county ordinances before counting on STR income, and confirm the property has the bedroom count and septic capacity to support guest use.