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Homes Under $500,000 in Fairfield, Utah
Fairfield is a small ranching community in Cedar Valley, tucked between the Oquirrh Mountains and the west side of Utah Lake. The population sits well under 200, and the town is best known historically as the site of Camp Floyd, the largest U.S. Army post in the country just before the Civil War. For buyers searching under $500K, Fairfield offers something the rest of Utah County increasingly does not: room to breathe, dark skies at night, and lot sizes measured in acres rather than fractions of one. The trade-off is distance — you're about 20 minutes west of Eagle Mountain on SR-73, and the nearest full-service grocery is in Saratoga Springs or Eagle Mountain proper.
Under $500K in Fairfield generally means older homes on larger parcels, manufactured homes with acreage, or modest newer builds outside the high-end custom range. Well and septic are the norm rather than city utilities, and many properties carry water shares or rights worth verifying. Buyers drawn to this area are typically commuters to the Lehi tech corridor who want land for horses, shop buildings, or simply privacy, plus retirees looking to leave Salt Lake County behind. Inventory is thin — Fairfield only sees a handful of sales most months — so price discipline and quick decisions matter when something fits. Browse the active listings below to see what's currently on the market under $500K in Fairfield.
June 2025 · Fairfield market
Live from the Utah MLS — what's actually happening in Fairfield right now.
Median sale
$1,000,000
1 closed in June 2025
Median DOM
62 days
listing → contract
Sale-to-list
100.0%
of final list price
Unsold inventory
—
active + pending
3 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in Fairfield.
What kind of home does $500K actually buy in Fairfield? ▾
Most sub-$500K options in Fairfield are smaller single-family homes on larger lots, manufactured homes on acreage, or older farmhouses needing some updating. Newer construction in this price range is rare because lot sizes here tend to be bigger than typical Wasatch Front subdivisions. Expect 1,200-2,200 square feet on parcels ranging from a half-acre to several acres.
Is Fairfield close enough to commute to Lehi or Salt Lake? ▾
Fairfield sits in Cedar Valley about 20 minutes west of Eagle Mountain and roughly 35-45 minutes to the Lehi tech corridor (Silicon Slopes) via SR-73. Commuters to downtown Salt Lake should plan on an hour or more during rush hour. The trade-off is significantly more land for the money than you'd get in Saratoga Springs or Eagle Mountain.
Does Fairfield have city water and sewer, or is it well and septic? ▾
Most properties in and around Fairfield run on private wells and septic systems rather than municipal utilities. Buyers should budget for well inspections, water quality testing, and septic inspections during due diligence. Water rights attached to the property are worth asking about, especially on acreage parcels.
What schools serve Fairfield homes? ▾
Fairfield is part of the Alpine School District, with most students attending schools in Cedar Valley or Eagle Mountain depending on grade level and current boundary lines. Boundaries have shifted as the west side of Utah County grows, so verify the current assigned schools with the district before writing an offer.
Are there HOAs on homes in this price range? ▾
Most Fairfield properties are not in HOAs, which is part of the appeal for buyers who want to park RVs, run hobby farms, or build outbuildings. A handful of newer pockets near the edges of town do have HOAs, so always check the title commitment and CC&Rs.
How many homes under $500K typically sell in Fairfield each year? ▾
Fairfield is a small town with a limited number of annual sales — often only a few dozen transactions across all price points. Inventory under $500K can be thin, so serious buyers should set up MLS alerts and be ready to tour quickly when something hits the market.