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Homes Under $500,000 in Huntsville, Utah
Huntsville sits at the east end of Pineview Reservoir at the base of the Ogden Valley, and it has never been a cheap place to buy — the town's small size, lake frontage, and proximity to Snowbasin and Powder Mountain keep demand well ahead of supply. Under $500K here mostly means condos and townhomes in the valley, older ranch homes on smaller in-town lots, or the occasional fixer needing updates, rather than the log-and-stone view homes that dominate listings near the reservoir. Cabins and lots with any real acreage or lake proximity tend to clear that number quickly, so buyers with this budget are usually looking a few blocks off the water or toward South Ogden Valley and the Liberty/Eden corridor where inventory turns over more often. Winters bring serious snow — this is ski country, not just a scenic drive-through — so heating systems, roof condition, and driveway access matter more here than in most Wasatch Front towns. Ogden is about 25 minutes down canyon for grocery stores, hospitals, and daily employer commutes, which is part of why Huntsville draws both retirees and remote workers willing to trade square footage for the mountain setting. Because entry-level inventory is thin and moves fast, especially anything walkable to town or the reservoir, it's worth watching new listings closely rather than waiting for open houses. Browse the active listings below to see what's currently on the market in this range.
June 2026 · Huntsville market
Live from the Utah MLS — what's actually happening in Huntsville right now.
Median sale
$605,000
4 closed in June 2026
Median DOM
36 days
listing → contract
Sale-to-list
98.0%
of final list price
Unsold inventory
42
active + pending
52 matching · page 1 of 3
Active listings
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Common questions
About homes under $500k in Huntsville.
How much inventory is typically available under $500K in Huntsville? ▾
Very little. Huntsville is a small town and most single-family homes in the Ogden Valley list well above $500K. At any given time you may see a handful of condos near Pineview, an older in-town home, or a cabin-style property. Setting up a saved search with instant alerts is the realistic way to catch new listings.
What kind of property can I actually get for under $500K here? ▾
Most commonly: a 2-3 bedroom condo or townhome in developments like Lakeside Village or The Ridge near Pineview Reservoir, or a smaller older home on a modest lot in Huntsville town. Newer construction or larger acreage almost always exceeds this price.
Are condos under $500K close enough to ski at Snowbasin or Powder Mountain? ▾
Yes. From Huntsville town and the Pineview-area condo developments, Snowbasin is roughly 10-15 minutes and Powder Mountain about 20. Nordic Valley is the closest at around 10 minutes. That ski access is a big reason these condos hold their value.
What should I check on an older Huntsville home in this price range? ▾
Heating system age and type (many older homes still use propane or oil), roof load capacity given heavy snow, septic vs. sewer connection, and water source — some properties are on shares or wells rather than culinary water. Winter access and snow removal responsibility are also worth confirming.
Are short-term rentals allowed on Huntsville properties under $500K? ▾
It depends on the specific development and zoning. Some Pineview-area condo complexes allow nightly rentals; many residential zones in Huntsville town and unincorporated Weber County do not. Always verify with the HOA and the county before assuming rental income.
What schools serve Huntsville? ▾
Huntsville is in the Weber School District. Valley Elementary in Eden serves the area, with Snowcrest Junior High and Weber High School in Pleasant View handling older grades. Some valley families also use charter and private options in the greater Ogden area.