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Homes Under $500,000 in Fairview, Utah
Fairview sits in northern Sanpete County at about 6,000 feet, on the east side of the Wasatch Plateau along Highway 89. For under $500K, that's a different market than the Wasatch Front. Many Fairview homes at this price are single-level ramblers and farmhouse-style properties on a quarter acre up to several acres, often with a barn, shop, or pasture. Comparable acreage in Utah County would cost far more. Newer construction at this price is possible but depends on lot size and finish level.
The trade-offs are real. Winters are cold and snowy, with overnight lows regularly in the single digits, and summers are dry and mild. Commutes run long: Mt. Pleasant is about 10 minutes away, Ephraim and Snow College about 35, and Provo roughly 70 to 80 minutes via Fairview Canyon and Highway 89 or Spanish Fork Canyon. Students attend North Sanpete School District schools, and the Fairview Museum and the city's small-town events anchor community life. Many buyers here are remote workers, retirees, or people wanting room for animals and ATVs, with Skyline Drive and Huntington and Joes Valley reservoirs close by for recreation. Well, septic, and irrigation water share details vary by property, so check them early. Browse the active listings below to see what's currently on the market under $500K.
October 2026 · Fairview market
Live from the Utah MLS — what's actually happening in Fairview right now.
Median sale
$339,625
6 closed in October 2026
Median DOM
118 days
listing → contract
Sale-to-list
100.5%
of final list price
Unsold inventory
39
active + pending
109 matching · page 5 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.