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Homes Under $500,000 in Garrison, Utah
Garrison sits in Millard County's far western edge, right against the Nevada line in the Snake Valley — about as remote as Utah real estate gets. The community is small (well under 200 residents), agricultural, and built around ranching, alfalfa farming, and the spring-fed water that makes the valley livable. Under $500K covers essentially the entire local market here: modest ranch houses on large lots, older farmsteads, manufactured homes on acreage, and the occasional small working ranch. Buyers drawn to Garrison are usually after privacy, dark skies (Great Basin National Park is roughly 25 minutes west), and land they can actually use — not commuter convenience. The nearest full-service town is Delta, about 90 miles east on Highway 6/50, and Cedar City is roughly two and a half hours south.
Climate is high-desert: cold winters with real snow, hot dry summers, and big temperature swings day to night thanks to the 5,000-foot elevation. Water rights, well depth, and septic condition matter more than finish quality on most properties at this price point, so plan on doing real diligence before you write an offer. Power is grid-served in town but some outlying parcels run on solar or generator setups. Cell service is spotty, and high-speed internet has improved with fixed wireless and Starlink but isn't a given. If you're looking for a quiet base near Great Basin, a hobby farm, or a true off-the-beaten-path home, browse the active listings below to see what's currently on the market.
March 2026 · Garrison market
Live from the Utah MLS — what's actually happening in Garrison right now.
Median sale
$115,000
1 closed in March 2026
Median DOM
54 days
listing → contract
Sale-to-list
88.5%
of final list price
Unsold inventory
—
active + pending
1 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in Garrison.
What does under $500K actually buy in Garrison? ▾
At this price you're typically looking at a single-family home on anywhere from a half-acre to 10+ acres, or an older farmstead with outbuildings. Construction ranges from stick-built ranch houses to manufactured homes set on permanent foundations. Working ranches with significant acreage and water shares can push above $500K, but most residential listings in Garrison fall under it.
How active is the Garrison market? ▾
Very thin. Garrison often has only a handful of listings on the MLS at any given time, and homes can sit for months simply because the buyer pool is small. That cuts both ways — less competition when you find something, but also fewer comps to lean on for pricing.
Do I need to worry about water rights at this price point? ▾
Yes. The Snake Valley's water is a long-running issue between Utah and Nevada, and most rural properties here rely on private wells. Verify the well's depth, output (gallons per minute), and whether any culinary or irrigation water shares transfer with the sale. A property without solid water is worth far less than the list price suggests.
What about utilities and internet? ▾
Garrison has grid power through Mt. Wheeler Power, but outlying parcels may run on solar. Septic is universal — there's no municipal sewer. Internet options have improved with Starlink and some fixed-wireless providers, but cell coverage is limited, so confirm what works at the specific address before closing.
How far is Garrison from services like groceries, hospitals, and schools? ▾
Baker, Nevada is about 5 miles west for basic services and the gateway to Great Basin National Park. Delta is roughly 90 miles east for full grocery and medical. The nearest hospitals are in Ely, Nevada (about an hour) or Delta. Kids in the area attend West Millard schools, with busing arrangements that vary by location.
Is financing easy on rural Garrison properties under $500K? ▾
It can be tricky. Many lenders treat properties with large acreage, manufactured homes, or off-grid systems as non-conventional. USDA Rural Development loans, portfolio lenders, and farm-credit lenders are often a better fit than big national banks. Talk to a lender experienced with rural Utah before assuming a standard conventional loan will work.