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Homes Under $500,000 in Goshen, Utah
Goshen sits at the south end of Utah Lake in southwestern Utah County, about 20 minutes from Payson and roughly an hour south of Salt Lake City. It's a small farming town — under 1,000 residents — surrounded by hay fields, the Goshen Warm Springs, and the West Mountains. Buyers shopping the under-$500K range here are usually choosing Goshen specifically for the space and quiet that nearby Payson, Spanish Fork, or Saratoga Springs can no longer offer at the same price. At this price point you're typically looking at modest single-family homes on larger lots, older ramblers on a half-acre or more, manufactured homes with acreage, or the occasional newer build on the edge of town. Water shares, well access, and zoning for animals are part of the conversation more often than they would be in a typical subdivision.
The trade-off is commute. Goshen residents working in Provo, Lehi, or Silicon Slopes drive 30 to 60 minutes each way, and winter mornings on Highway 6 can be slow. In exchange, buyers get dark skies, room for a horse or chickens, and a tight community where the elementary school is still the social center. Nebo School District serves Goshen, with most older students bused to Payson High. Inventory at this price moves in waves — sometimes there's nothing under $500K, sometimes three options open up the same week. Browse the active listings below to see what's currently available in Goshen.
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
60 days
listing → contract
Sale-to-list
94.1%
of final list price
Unsold inventory
2
active + pending
3 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.