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Homes Under $500,000 in Cedar City, Utah
Cedar City sits at 5,840 feet on the edge of Utah's high desert, about 250 miles south of Salt Lake and 170 miles north of Las Vegas. The under-$500K segment is where most local buyers actually shop — Southern Utah University staff, Iron County School District teachers, healthcare workers at Cedar City Hospital, and remote workers priced out of St. George. At this price point you can still get a three- or four-bedroom single-family home, often built in the 1990s through 2010s, in neighborhoods like Fiddlers Canyon, Cross Hollow, Westview, or the established streets west of Main. Newer construction in this range tends to be on the south end toward Enoch or in the Providence Center area, usually townhomes or smaller-lot detached homes.
Climate matters here in ways it doesn't down in St. George: Cedar sees real winters with snow, summer highs in the mid-80s rather than triple digits, and roughly 240 sunny days a year. That changes what to look for under $500K — functional garages, decent insulation, and updated furnaces are worth more than pools. Property taxes run around 0.6% of assessed value, and Iron County's overall cost of living stays well below the Wasatch Front. Inventory in this bracket moves faster than the luxury tier, especially in spring when SUU hiring picks up and summer Shakespeare Festival staff arrive. Browse the active listings below to see what's currently on the market under $500K in Cedar City.
May 2026 · Cedar City market
Live from the Utah MLS — what's actually happening in Cedar City right now.
Median sale
$510,000
45 closed in May 2026
Median DOM
38 days
listing → contract
Sale-to-list
98.5%
of final list price
Unsold inventory
370
active + pending
418 matching · page 5 of 18
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.