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Homes Under $500,000 in Fruitland, Utah
Fruitland sits at about 6,600 feet on the east end of the Strawberry Valley, roughly halfway between Heber City and Duchesne on US-40. It's high-desert ranch country — sage flats, juniper, and pine-covered ridges leading up to the Uinta National Forest — and most parcels here are measured in acres, not square feet. Under $500K in Fruitland generally puts you into one of three categories: a modest cabin or manufactured home on 1 to 5 acres in subdivisions like Strawberry Highlands, Timber Lakes' eastern fringe, or Tabby Mountain Estates; raw-but-improved recreational lots with a well and power already in; or older site-built homes closer to the highway that need some updating. Strawberry Reservoir is fifteen minutes west, which drives a lot of the demand from anglers, snowmobilers, and Wasatch Front families wanting a weekend place within two hours of Salt Lake.
Buyers shopping this price band should plan for the realities of rural Wasatch County and Duchesne County living: most properties run on wells and septic, power can be off-grid solar in the more remote subdivisions, and county-maintained roads vary from paved to seasonal dirt that closes with heavy snow. Internet is usually Starlink or fixed wireless. The trade-off is real privacy, dark skies, elk and deer in the yard, and direct access to hundreds of miles of trail systems. Inventory moves in waves tied to hunting season and spring thaw, so checking back regularly matters. Browse the active listings below to see what's currently on the market under $500K.
May 2026 · Fruitland market
Live from the Utah MLS — what's actually happening in Fruitland right now.
Median sale
$274,500
2 closed in May 2026
Median DOM
3 days
listing → contract
Sale-to-list
99.8%
of final list price
Unsold inventory
17
active + pending
93 matching · page 4 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.