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Homes Under $500,000 in Goshen, Utah
Goshen sits at the quiet southwestern edge of Utah County, a farm town of roughly 1,000 people tucked between Utah Lake and the Long Ridge hills off Highway 6. It's the kind of place where new construction still sits next to alfalfa fields and horse pasture, and where a $500,000 budget goes noticeably further than it does in Payson, Salem, or Spanish Fork just a few miles north. Buyers priced out of Santaquin or Elk Ridge often land here first, finding newer three- and four-bedroom homes on quarter-acre-plus lots, plus a handful of older farmhouses and manufactured homes that dip well under $400,000.
Under $500K in Goshen typically means a mid-2000s to newer build, standard finishes, and real land — not a shared-wall townhome, which is rare here to begin with. Commuters make the drive up US-6 to Payson and I-15 for work in Provo or American Fork, usually 30-45 minutes depending on traffic through Santaquin. Families are drawn by Nebo School District, low property taxes, and the ability to keep chickens, horses, or a big garden without an HOA looking over their shoulder. Winters bring cold, sometimes foggy inversion days like the rest of Utah Valley, while summers are hot and dry with big sky views out toward the lake. Browse the active listings below to see what's currently on the market in this price range.
May 2026 · Goshen market
Live from the Utah MLS — what's actually happening in Goshen right now.
Median sale
$400,000
1 closed in May 2026
Median DOM
61 days
listing → contract
Sale-to-list
100.3%
of final list price
Unsold inventory
2
active + pending
4 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in Goshen.
What kind of home does $500K actually buy in Goshen? ▾
At this price point in Goshen, buyers are typically looking at three- to four-bedroom homes on larger lots — often a quarter-acre to a full acre or more, since Goshen is a rural pocket of south Utah County. Newer builds in the village core and older homes with outbuildings, garden space, or room for a few animals both show up under $500K. Compared to Spanish Fork or Payson, your dollar stretches noticeably further on land here.
Is Goshen a long commute to Provo or Lehi job centers? ▾
Goshen sits about 20 minutes south of Payson and roughly 35-40 minutes to Provo via US-6 and I-15. Lehi's tech corridor runs closer to an hour each way. Most buyers choosing Goshen are trading commute time for acreage, quiet, and a small-town feel they can't get further north.
Are there many homes under $500K on the Goshen MLS at any given time? ▾
Goshen is a small community — usually fewer than 100 homes change hands in a year, and inventory under $500K is limited at any moment. The active list below reflects what's currently available; if nothing fits, it's worth setting up alerts since new listings can sit for only a few weeks.
What's the water situation for homes in this price range? ▾
Most Goshen properties run on culinary water through the town system, with secondary or pressurized irrigation shares common on larger lots. When shopping under $500K, ask specifically about irrigation share counts and well rights — they meaningfully affect what you can do with the land, especially for gardens, pasture, or a few horses.
Can I find a home with land or outbuildings under $500K here? ▾
Yes — that's actually one of the main reasons buyers look at Goshen in this price band. Properties with a detached shop, barn, corrals, or a half-acre-plus lot regularly come in under $500K, which is rare in most of Utah County now. Condition varies, so expect a mix of updated homes and older properties that need some work.
What school district serves Goshen? ▾
Goshen is part of the Nebo School District. Elementary-age kids attend Goshen Elementary right in town, and older students are bused to Payson Junior High and Payson High School. Class sizes at the elementary level are small, which is part of the appeal for families moving here.