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Homes Under $500,000 in Fredonia, Utah
Fredonia sits just across the Arizona border from Kanab, and while it's technically not in Utah, most MLS searches lump it in with the Kanab/Southern Utah market because that's where residents drive for groceries, school sports, and the hospital. Under $500K is a realistic budget here — the area still has older ranch homes on large lots, manufactured homes on acreage, and the occasional newer build that comes in below that mark. Buyers shopping this price band are typically retirees relocating from California or the Wasatch Front, remote workers who want quiet and dark skies, and families priced out of Kanab proper who don't mind the short hop south on US-89A.
The trade-offs are worth knowing up front. Fredonia is small (population under 1,500), winters are mild compared to northern Utah but summers run hot, and you're 75 miles from the nearest Costco in St. George. What you get in return is proximity to the North Rim of the Grand Canyon, Kaibab National Forest, and the slot canyons around Kanab — plus lot sizes and privacy that the same money won't buy in Washington County. Property taxes follow Arizona rules, not Utah's, which is a meaningful difference for budgeting. Listings move slower here than in St. George or Hurricane, so there's usually room to negotiate. Browse the active listings below to see what's currently available under $500K.
April 2026 · Fredonia market
Live from the Utah MLS — what's actually happening in Fredonia right now.
Median sale
$317,500
1 closed in April 2026
Median DOM
1 days
listing → contract
Sale-to-list
99.7%
of final list price
Unsold inventory
1
active + pending
8 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in Fredonia.
Wait — is Fredonia actually in Utah or Arizona? ▾
Fredonia is technically in northern Arizona, just south of the Utah state line on Highway 89A. It sits directly across from Kanab, Utah, and shares the same housing market, schools commute, and shopping pull. Most buyers searching this area lump Fredonia and Kanab together, and our MLS pulls listings on both sides of the line.
What does under $500K actually buy in the Fredonia/Kanab area? ▾
In this price band you can usually find a 3-bed site-built home on a standard lot in town, an older ranch with some acreage on the outskirts, or a newer manufactured home on a larger parcel. Anything backing up to BLM land or with red-rock views tends to push closer to the $500K ceiling.
How active is the market under $500K here? ▾
Inventory is thin. Fredonia itself only has a few hundred homes total, and Kanab is a small market, so it's common to see fewer than a dozen active listings under $500K at any given time. Setting up an MLS alert is the practical way to catch new ones.
Are there financing quirks I should know about for this area? ▾
Manufactured homes and properties on well/septic are common here, and both can affect loan options. USDA Rural Development loans work in much of the area, and VA and FHA are widely accepted on qualifying properties. Talk to a lender familiar with rural northern Arizona and southern Utah before writing an offer.
What are property taxes and utilities like compared to other Utah markets? ▾
Because Fredonia sits in Coconino County, Arizona, property taxes run differently than Kane County, Utah — generally a bit lower on the Arizona side. Utilities are a mix of municipal water in town and well/septic outside it, with propane heating common on rural parcels.
How far is it to bigger services and an airport? ▾
Kanab is two minutes north for groceries, hospital, and restaurants. St. George is about 80 miles west (roughly 1 hour 45 minutes) for a regional airport and big-box shopping. Las Vegas is the nearest major airport at around 3.5 hours.