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Homes Under $500,000 in Daniel, Utah
Daniel sits at about 5,600 feet in the Heber Valley, just south of Heber City along US-40 and the Daniel Road corridor, with Strawberry Reservoir and Jordanelle both within a short drive. It is a small, mostly rural community, and its housing is a mix of older ranch homes, newer subdivision builds, and larger lots with room for animals. Because Wasatch County prices have climbed steeply over the last decade, a budget under $500K here is a real constraint. Buyers should expect it to cover a good share of the town's modest inventory, but not the newest or largest homes.
At this price point, listings in and around Daniel tend to be three- or four-bedroom single-level homes, townhomes, older cabins, and the occasional manufactured home on acreage. Newer construction under $500K is rare, so many buyers look at resale homes that need updates. Winters are real: expect heavy snow, a long heating season, and well or shared-water questions on some rural parcels. In return, you get quiet, open views of Timpanogos and the valley, and a commute of roughly 45 to 60 minutes to Provo or Park City, and about an hour and fifteen to Salt Lake City. Wasatch County School District serves the area. Browse the active listings below to see what's currently on the market under $500K.
August 2026 · Daniel market
Live from the Utah MLS — what's actually happening in Daniel right now.
Median sale
—
3 closed in August 2026
Median DOM
75 days
listing → contract
Sale-to-list
—
of final list price
Unsold inventory
5
active + pending
2 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in Daniel.
How many homes under $500K typically come up in Daniel? ▾
Inventory at this price point is thin. Daniel is a small town of roughly 1,200 residents on large rural lots, and most homes trade well above $500K. When something does list under that threshold, it's usually an older home on a smaller parcel, a manufactured home, or vacant land with utilities. Set up an MLS alert so you see new listings the day they hit.
What kind of property can I realistically get under $500K here? ▾
Expect older ramblers from the 1970s-90s, modest manufactured homes on permanent foundations, or building lots in the 1-5 acre range. Newer construction in Daniel generally starts in the $700K+ range because of land costs and the custom-build market. Buyers serious about a turnkey newer home under $500K often end up looking in nearby Heber City instead.
Where is Daniel and what's the commute like? ▾
Daniel sits just south of Heber City in the Heber Valley, about 20 minutes from Park City over the back road and roughly 50-60 minutes to downtown Salt Lake City via US-40 and I-80. Winter commutes over Parleys Canyon can add time during storms. Most residents work in the Heber Valley, Park City, or remotely.
Are there HOA or water-share considerations on rural Daniel properties? ▾
Many Daniel parcels rely on private wells and septic systems rather than municipal utilities, and irrigation water often comes through shares tied to the property. Always confirm water rights, well logs, and septic condition during due diligence. A few subdivisions have HOAs, but large-lot rural acreage usually does not.
Is Daniel a good fit for buyers who want acreage and animals? ▾
Yes. Most of Daniel is zoned RA-1 or RA-5, which allows horses, chickens, and other livestock on appropriately sized lots. That's a big part of why buyers choose Daniel over denser Heber City neighborhoods. Verify the specific zoning and any CC&Rs on a parcel before assuming animal rights.
What schools serve Daniel? ▾
Daniel is part of Wasatch County School District. Most students attend Old Mill Elementary or J.R. Smith Elementary, Rocky Mountain Middle School, and Wasatch High School in Heber City. The district has been adding capacity to keep up with valley growth.