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Homes Under $500,000 in Cannonville, Utah
Cannonville sits in Garfield County along Highway 12, about seven miles southeast of Bryce Canyon National Park and roughly four hours from Salt Lake City. The town itself has fewer than 200 residents, so the MLS inventory here is thin in any given month — sometimes a handful of homes, sometimes just one or two. Under $500K in Cannonville typically gets you a modest single-family home on a generous lot, an older ranch-style place on acreage, or occasionally a manufactured home with room for horses or outbuildings. Elevation runs around 6,000 feet, so winters bring real snow and summers stay cooler than St. George or Hurricane two hours south.
Buyers shopping this price band tend to fall into two camps: people relocating for the quiet and the proximity to Bryce, Kodachrome Basin State Park, and Grand Staircase-Escalante, and investors looking at short-term rental potential given the steady National Park traffic on Scenic Byway 12. Cannonville does allow nightly rentals in many cases, but check current town and county rules before assuming an income stream. Water rights, septic systems, and well status matter more here than in a Wasatch Front suburb — most properties are not on municipal sewer. Cell service is spotty and the nearest full grocery store is in Panguitch, about 25 minutes west. Browse the active listings below to see what's on the market right now in Cannonville under $500K.
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
4 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in Cannonville.
How many homes under $500K are usually for sale in Cannonville? ▾
Inventory is very small. Cannonville often has only one to five active listings at any given time across all price points, and the under-$500K segment may have zero to three. If nothing shows below, it's worth checking nearby Tropic, Henrieville, or Escalante for similar properties along Highway 12.
Can I use a home in Cannonville as a short-term rental? ▾
Cannonville and Garfield County have historically been friendly to nightly rentals because of Bryce Canyon tourism, but rules do change. Confirm the specific property's zoning, any HOA restrictions, and current town licensing requirements with the county before closing if rental income is part of your plan.
Are most properties on well and septic? ▾
Yes. Cannonville is a small unincorporated-feeling town and most homes outside the immediate core rely on private wells and septic systems. Ask for recent septic inspections, well flow tests, and water rights documentation as part of your due diligence — these are bigger value drivers here than finish levels.
What's the climate like at this elevation? ▾
Cannonville sits near 6,000 feet, so expect cold, snowy winters with nighttime lows well below freezing from December through February, and mild summers with highs typically in the 80s. It's noticeably cooler than St. George and more seasonal than Washington County, which affects heating costs and landscaping choices.
How far is Cannonville from major services and airports? ▾
Panguitch (about 25 minutes west) has the closest grocery store and hospital. Cedar City is roughly 90 minutes away with a regional airport, and Salt Lake City International is about a four-hour drive. Las Vegas is around four and a half hours south, which some buyers use for cheaper flights.
What financing options work for rural Cannonville properties? ▾
Conventional and USDA Rural Development loans both work in Cannonville — the area generally qualifies for USDA, which allows zero down for eligible buyers. Manufactured homes on permanent foundations can be financed, but older mobile homes or properties with unusual acreage may need a portfolio lender or cash.