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Homes Under $500,000 in Fruitland, Utah
Fruitland sits along US-40 in the Strawberry Valley area of Duchesne County, about an hour and fifteen minutes from Provo and roughly two hours from the Salt Lake airport. It's ranch country and hunting ground more than commuter suburb, and that rural character is exactly why $500K still buys real acreage here instead of a postage-stamp lot. Buyers priced out of Heber, Kamas, or Park City often land on Fruitland once they realize their budget stretches to a home with a few acres, a shop, and room for horses or ATVs, rather than a townhome squeezed against a neighbor.
At this price point in Fruitland you're generally looking at manufactured and modular homes on land, older single-level farmhouses, or newer stick-built cabins in the 1,200-2,200 square foot range, often with detached garages or barns already in place. Winters are cold and snow-loaded — this is high country near Strawberry Reservoir, not the Wasatch Front — so heating source, well water, and septic condition matter more here than in a typical subdivision, and it's worth asking about all three before you get attached to a listing. Because inventory is thin and turns over unpredictably, homes in this range don't sit around long once they're priced right. Browse the active listings below to see what's currently on the market.
July 2026 · Fruitland market
Live from the Utah MLS — what's actually happening in Fruitland right now.
Median sale
$245,000
1 closed in July 2026
Median DOM
111 days
listing → contract
Sale-to-list
94.6%
of final list price
Unsold inventory
22
active + pending
91 matching · page 1 of 4
Active listings
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Common questions
About homes under $500k in Fruitland.
What kind of home can I actually get in Fruitland for under $500K? ▾
Most sub-$500K listings are cabins, manufactured homes, or smaller site-built houses on one to five acres. Square footage typically runs 800 to 1,800 sq ft, and many properties include outbuildings, RV hookups, or room for horses. Turnkey full-time residences exist but go quickly.
Is Fruitland on city water and sewer? ▾
No. Properties rely on private wells or shared water systems and septic tanks. When evaluating a listing, ask for the well log, water rights documentation, and septic inspection records — these are the items that most commonly hold up financing on rural Wasatch County purchases.
Can I get a conventional mortgage on a Fruitland cabin? ▾
Often yes, but it depends on the property. Year-round road access, a permanent foundation, working well and septic, and comparable sales all factor in. Manufactured homes built before 1976 generally won't qualify, and some lenders treat seasonal cabins as second-home or portfolio loans rather than standard conforming.
How far is Fruitland from Heber and Park City? ▾
Heber City is about 30 to 35 minutes west on Highway 40, and Park City runs roughly 50 to 55 minutes. Salt Lake City International Airport is about 90 minutes in good weather. Winter storms over Daniels Summit can add time, so commuters should plan accordingly.
Are short-term rentals allowed in Fruitland? ▾
Wasatch County regulates nightly rentals, and rules vary by zone and subdivision. Some Fruitland-area HOAs permit short-term rentals while others restrict them. Always verify with the county planning department and the specific HOA before counting on rental income to support the purchase.
What should I check on rural acreage that I wouldn't on a city home? ▾
Confirm road maintenance (county-maintained vs. private HOA vs. seasonal), water rights and well production in gallons per minute, septic age and capacity, power service to the building site, and any fire-defensible space requirements. Property line surveys are also worth ordering on larger parcels.