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Homes Under $500,000 in Fairview, Utah
Fairview sits at the north end of Sanpete County, about 90 minutes south of Salt Lake City on Highway 89, where the Wasatch Plateau rises straight up from the edge of town. It's ranching and farming country with a small-town pace, and that reality shows up in the price tags: a $500K budget here isn't entry-level, it's often the top of the market. Buyers typically find well-kept single-family homes on quarter-to-half-acre lots, some with mountain views and irrigation shares, plus a smaller supply of newer construction on the town's outer edges. Older brick homes from the 1900s-1940s in the historic core trade well under that number, while newer builds with acreage or shop space can push closer to the ceiling.
The appeal for buyers is straightforward: land, quiet, and access to canyon country without Park City or St. George pricing. Fairview draws people who work remotely, commute to Provo or Nephi, or are retiring somewhere they can keep horses and still get to a grocery store in five minutes. Winters bring real snow and a slower pace — plan on a truck or AWD vehicle and a good furnace — while summers are mild and dry, ideal for gardens and outdoor storage that a lot of Wasatch Front lots can't offer. Browse the active listings below to see what's currently on the market under $500K.
August 2026 · Fairview market
Live from the Utah MLS — what's actually happening in Fairview right now.
Median sale
$311,500
2 closed in August 2026
Median DOM
157 days
listing → contract
Sale-to-list
96.0%
of final list price
Unsold inventory
39
active + pending
115 matching · page 3 of 5
Active listings
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Common questions
About homes under $500k in Fairview.
What kind of home can I actually get under $500K in Fairview? ▾
At this price point in Fairview you're typically looking at 3-4 bedroom homes on a quarter-acre to full-acre lot, often built between the 1970s and mid-2000s. Some listings include older farmhouses on larger parcels, manufactured homes on land, and the occasional newer build on the south end of town. Move-in-ready stick-built homes in town tend to land in the $350K-$475K range.
Is $500K enough to get acreage in the Fairview area? ▾
Sometimes, yes. Smaller acreage parcels (1-5 acres) with a modest home occasionally come in under $500K, especially on the outskirts toward Milburn or up Fairview Canyon. Larger irrigated farm ground or properties with water shares usually push past that ceiling.
How long do sub-$500K homes typically stay on the market in Fairview? ▾
Days on market in Sanpete County runs longer than the Wasatch Front — often 45 to 90 days for homes in this range. Well-priced homes in town with updated kitchens and baths move faster, while older homes needing work or rural properties with septic and well issues can sit longer.
What should I know about water, septic, and utilities at this price? ▾
Many homes in and around Fairview are on culinary water through the town system but use septic tanks rather than sewer. Properties outside city limits may rely on a private well, and irrigation water is handled through shares tied to local canal companies. Always verify water rights and septic condition during due diligence — these are the items that surprise out-of-area buyers most.
How's the commute from Fairview to bigger job centers? ▾
Fairview sits on US-89 about 25 minutes north of Ephraim, an hour to Provo via Thistle, and roughly 1 hour 45 minutes to downtown Salt Lake City. Many buyers in this price range work in Sanpete County, commute to Utah County, or work remotely. Winter driving through Thistle and Spanish Fork Canyon is manageable but worth factoring in.
Are there newer construction options under $500K here? ▾
Occasionally. A handful of builders put up spec homes on in-town lots, and you'll see new manufactured homes on land come through the MLS under $500K. Custom builds on rural lots are harder to land under that number once you add well, septic, power, and a driveway.