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Homes Under $500,000 in Cedar City, Utah
Cedar City still gives buyers real options under $500,000, which is increasingly rare along the Wasatch Front but normal here. Most of the inventory in this range sits in newer subdivisions on the north and east sides of town — areas like Fiddlers Canyon, Enoch border neighborhoods, and the streets off Cross Hollow Road — where three and four-bedroom homes on standard lots run from the high $300s into the $480s. Older homes closer to Main Street and SUU tend to be smaller, often two or three bedrooms, but come with mature trees and shorter commutes to campus and downtown. Cedar City's price point is a big part of why retirees, SUU faculty and staff, and families relocating from pricier Utah and Nevada markets keep landing here.
Winters are colder than St. George — expect real snow and heating bills — and lot sizes here tend to run larger than in the fast-growing Southern Utah cities to the south, so a sub-$500K home in Cedar City often comes with more yard than the same price buys in Washington County. Buyers should factor in HOA-free neighborhoods are still common, though newer developments near the golf course and Kelsey Ridge are starting to add them. New construction under $500K exists but is getting tighter as builders push toward larger, pricier floor plans. Browse the active listings below to see what's currently on the market.
August 2026 · Cedar City market
Live from the Utah MLS — what's actually happening in Cedar City right now.
Median sale
$497,500
58 closed in August 2026
Median DOM
60 days
listing → contract
Sale-to-list
97.8%
of final list price
Unsold inventory
369
active + pending
437 matching · page 14 of 19
Active listings
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Common questions
About homes under $500k in Cedar City.
What kind of home can I actually get under $500K in Cedar City? ▾
Most listings in this range are three- to four-bedroom single-family homes between 1,800 and 2,800 square feet, often with two-car garages and standard quarter-acre lots. Below about $400K you'll see more townhomes, condos near SUU, or older homes west of Main Street that may need updates. The $400K–$500K band is the sweet spot for newer builds in Enoch or the south Cedar developments.
Is $500K a realistic budget for Cedar City right now? ▾
Yes — the median sale price in Cedar City typically sits in the high $300Ks to low $400Ks, so $500K puts you above the midpoint and gives meaningful room to negotiate. It's a noticeably different market than St. George, where the same budget buys considerably less. Inventory turns over steadily, and most months there are 40–80 active listings under this cap.
Which Cedar City neighborhoods fit this budget best? ▾
Fiddlers Canyon, Cross Hollow, Westview, and the Providence Center area all have regular activity under $500K. Enoch, just north of town, often has newer construction in the $420K–$490K range with larger lots. Older established neighborhoods near SUU run lower but may need cosmetic updates.
How are property taxes and HOA fees in this price range? ▾
Iron County property taxes are roughly 0.55%–0.65% of assessed value, so a $450K home runs about $2,500–$2,900 annually. HOA fees are uncommon in older single-family neighborhoods but show up in newer subdivisions and townhome communities, typically $25–$120 per month covering common areas or basic maintenance.
Are there new construction options under $500K? ▾
Yes, builders active in Enoch and south Cedar have floor plans starting in the high $300Ks and going up through the $480Ks for detached homes. These tend to be three-bedroom, two-bath layouts on smaller lots with two-car garages. Townhome projects near SUU also offer new-build product well under the cap.
How fast do homes under $500K sell here? ▾
Median days on market in this bracket usually runs 30–60 days, faster in spring and early summer when SUU hiring, healthcare relocations, and Shakespeare Festival staff drive demand. Well-priced homes under $400K can go in under three weeks. Winter months slow down noticeably, which is often a better time for buyers to negotiate.