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Homes Under $500,000 in Circleville, Utah
Circleville is a working ranch town in Piute County, tucked along US-89 in the upper Sevier River valley at about 6,000 feet. It's best known as Butch Cassidy's boyhood home, and the pace hasn't changed much — cattle operations, hay fields, and a few hundred residents spread across the valley floor with the Tushar Mountains rising to the west. For buyers working with a $500,000 budget, this is one of the few corners of Utah where that number still buys land, a home, and outbuildings rather than a small lot in a subdivision. Most homes that come to market here fall under that price anyway; $500K is closer to the top of the local range than the middle.
What you trade for the value is distance and amenities. Groceries, the hospital, and big-box shopping are an hour north in Richfield, and Bryce Canyon, Panguitch Lake, and Fishlake National Forest are all within an easy drive for buyers who want fishing, hunting, and ATV access out the back door. Winters are cold with real snow, summers run warm and dry, and irrigation water is the currency that separates one property from another. If you're relocating from the Wasatch Front, plan to verify water shares, septic condition, and well depth carefully — rural due diligence matters here. Browse the active listings below to see what's currently on the market under $500K in and around Circleville.
November 2025 · Circleville market
Live from the Utah MLS — what's actually happening in Circleville right now.
Median sale
$95,000
1 closed in November 2025
Median DOM
72 days
listing → contract
Sale-to-list
100.0%
of final list price
Unsold inventory
1
active + pending
9 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in Circleville.
What kind of homes can I actually get under $500K in Circleville? ▾
Most of what trades in Circleville sits well under that ceiling — older farmhouses on large lots, manufactured homes on acreage, and the occasional newer stick-built on a few acres along Hwy 89. At $500K and below you're often looking at 3-4 bedroom homes with shop space, irrigation rights, or room for horses. True luxury builds are rare here; the money goes into land and outbuildings.
How many listings are typically active in Circleville at one time? ▾
Circleville is a small Piute County town of roughly 500 people, so inventory is thin — often just a handful of active listings countywide. New listings under $500K can sit for weeks or move quickly depending on whether they include water shares or usable acreage. Setting up an MLS alert is the practical way to catch them.
Does $500K go further in Circleville than in the Wasatch Front? ▾
Considerably further. The same budget that buys a small townhome in Lehi or Herriman can land you a home on 2-10 acres in Circleville, often with a shop, corrals, or irrigation. The tradeoff is distance — you're about 3.5 hours south of Salt Lake and an hour from the nearest larger town in Richfield.
Are water rights or irrigation shares usually included at this price point? ▾
Often yes, but never assume. Many Circleville properties carry shares in local irrigation companies tied to the Sevier River system, and those shares materially affect both value and what you can do with the land. Always have your agent confirm shares are listed on the deed or transferring with the sale.
What should I know about financing rural homes here? ▾
Conventional financing works on most stick-built homes, and USDA Rural Development loans are available throughout Piute County since the whole area qualifies as rural. Manufactured homes on permanent foundations can finance, but older mobiles or homes with significant outbuilding value sometimes need a portfolio lender or cash. Appraisals can also take longer given limited comps.
What's the commute and access situation? ▾
Circleville sits on US-89 between Panguitch and Junction. Richfield is about an hour north for groceries, hospital, and Walmart; Cedar City is roughly 90 minutes southwest; St. George is about 2.5 hours. SLC airport is around 3.5 hours. Winters bring snow but the highway stays open year-round.