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Homes Under $500,000 in Glendale, Utah
Glendale sits in the Long Valley along SR-89 between Mt. Carmel Junction and Orderville, about 25 miles north of Kanab and a short drive from Zion National Park's east entrance. It's a quiet ranching town of a few hundred residents at roughly 5,800 feet, with cottonwoods along the Sevier River, red-rock cliffs on both sides of the valley, and a four-season climate that's milder than the high country but cooler than St. George. Under $500K in Glendale typically buys you a single-family home on a usable lot — sometimes with irrigation rights, a barn, or room for a couple of horses — which is the kind of value that's harder to find along the Wasatch Front at any price.
Buyers shopping this price point here tend to fall into three groups: families relocating for the slower pace and Kane County schools, remote workers who want Zion and Bryce in their backyard, and investors looking at long-term rentals or nightly-rental potential where zoning allows. Expect a mix of older ranch homes, manufactured homes on deeded acreage, and the occasional newer build. Inventory is limited — Glendale is small — so the active list changes slowly and well-priced homes get attention quickly. Browse the current listings below to see what's on the market right now, and reach out if you'd like help comparing options in nearby Orderville, Mt. Carmel, or Kanab.
May 2026 · Glendale market
Live from the Utah MLS — what's actually happening in Glendale right now.
Median sale
$1,199,000
1 closed in May 2026
Median DOM
—
listing → contract
Sale-to-list
93.1%
of final list price
Unsold inventory
1
active + pending
1 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in Glendale.
What kind of homes are actually available under $500K in Glendale? ▾
The sub-$500K range in Glendale typically includes older single-family homes on larger lots, manufactured and modular homes, and some newer builds in the 1,500–2,400 sq ft range. Because Glendale has so few transactions in a given year, inventory shifts quickly — sometimes there are six active listings, sometimes one or two.
Do homes in this price range usually include acreage or water rights? ▾
Many do. Properties outside the town center often sit on a half-acre to several acres, and irrigation shares from the Sevier River system frequently convey with the deed. Always confirm water rights and share counts in the title work before closing — they're a major part of the value in Long Valley.
Is Glendale a realistic option for a primary residence, or mostly second homes? ▾
Both work here. Remote workers and retirees buy in Glendale for the quiet and the proximity to Zion and Bryce, while others use it as a vacation base. Just plan around the realities — Kanab is the nearest town with a grocery store and hospital, about 25 minutes south on US-89.
What should buyers know about utilities and infrastructure at this price? ▾
Most homes outside the small town grid run on private wells and septic systems, with propane for heat and cooking. Power is from Garkane Energy. Internet has improved with some fiber buildout, but speeds vary block to block — verify service at the specific address before committing if you work from home.
How does Glendale compare to nearby Orderville or Mt. Carmel for under-$500K shoppers? ▾
Pricing is similar across all three Long Valley towns since they share the same MLS area, school district (Kane County), and lifestyle. Orderville has slightly more services, Mt. Carmel sits closer to Zion's east gate, and Glendale tends to feel the most agricultural. Cross-shopping all three is smart given how thin inventory is.
Are short-term rentals allowed on homes in this price range? ▾
Kane County's nightly rental rules vary by zone, and Glendale itself has its own town ordinances. Some properties are grandfathered or sit in zones that permit STRs, others don't. If rental income is part of your plan, get the zoning and permit status in writing from the county and town before going under contract.