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No HOA Homes for Sale in Circleville, Utah
Circleville is a small ranching community 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 town, and the character of the place hasn't shifted much since — working hay fields, cattle on the bench, the Tushar Mountains rising to the west, and the Sevier Plateau to the east. Because Circleville sits in unincorporated and lightly governed country, the default here is no HOA. Most parcels are governed by Piute County zoning and standard building codes rather than a homeowners association, which is exactly what draws buyers looking to park an RV in the side yard, run a few horses, build a shop, or simply not pay monthly dues.
The trade-off worth understanding: no HOA in rural Utah usually means well and septic, propane heat, longer drives to a grocery store (Richfield is the closest full-service town, about 30 miles north), and snowy winters at elevation. Summer highs sit in the mid-80s, winter lows drop into the teens, and the surrounding public land — Fishlake National Forest, Paiute ATV Trail access, and the Sevier River — is the lifestyle payoff. Inventory in Circleville is thin in any given month, so listings move when they're priced right. Browse the active no-HOA homes below to see what's currently on the market in and around town.
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
—
active + pending
9 matching · page 1 of 1
Active listings
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Common questions
About no hoa homes in Circleville.
Do most homes in Circleville have an HOA? ▾
No. Circleville is a small ranching town of roughly 500 people in Piute County, and the vast majority of properties here sit on unrestricted county land or original townsite lots with no HOA attached. Finding a home with HOA dues is actually the harder search in this part of Utah.
Can I keep horses, chickens, or other livestock on a no-HOA property in Circleville? ▾
In most cases yes, but it comes down to Piute County zoning rather than HOA rules. Agricultural and rural residential zones around Circleville generally allow horses, cattle, poultry, and outbuildings. Always confirm the specific parcel's zoning with the county before closing if livestock is the goal.
Are there still building restrictions on no-HOA homes here? ▾
Yes. Even without an HOA, you're subject to Piute County building codes, setback requirements, septic permitting through Southwest Utah Public Health, and water rights rules administered by the Utah Division of Water Rights. No HOA means no monthly dues or architectural committee, not zero oversight.
What do no-HOA homes in Circleville typically cost? ▾
Pricing swings widely based on acreage and condition. Modest older homes on town lots have historically traded in the low-to-mid $200Ks, while homes on multiple acres with outbuildings or water shares can run $400K and up. Inventory is thin, so any given month may show only a handful of active listings.
Is well and septic common on these properties? ▾
On parcels outside the small town center, yes. Homes within Circleville town limits often connect to the municipal culinary water system, while rural parcels south toward Junction or up the side canyons typically rely on private wells and septic systems. Budget for inspections of both during your due diligence.
How far is Circleville from larger services and an airport? ▾
Circleville sits on US-89 about 30 minutes south of Richfield and roughly 3.5 hours from Salt Lake City International. Cedar City and its regional airport are about 75 miles southwest. Bryce Canyon is under an hour away, which is part of why some buyers look here for a rural base camp.