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Homes Under $500,000 in Huntsville, Utah
Huntsville sits in Ogden Valley, about 20 minutes east of Ogden through Ogden Canyon, and it is one of the tougher places in northern Utah to buy under $500K. The town is small, around 700 residents, with a quiet center near the Huntsville Town Square, the Shooting Star Saloon (one of the oldest continuously running bars in Utah), and Pineview Reservoir just to the west. Most of the housing is on larger lots, many of them with agricultural or horse-friendly zoning, and median sale prices in the valley have run well above $600K in recent years. That means a sub-$500K budget puts you in a narrow slice of the market.
What typically fits under that number: older cabins and ranch-style homes, smaller townhomes or condos near Snowbasin and Nordic Valley, manufactured or modest single-level homes, and the occasional fixer on a bigger parcel. Inventory is thin, so good ones move fast. Winters are real here, with heavy snow, and many roads and driveways need plowing, so check for well and septic, since much of the valley is not on municipal sewer. Students attend Weber School District schools, including Valley Elementary and Snowcrest Junior High. Snowbasin is roughly 15 minutes away, and Salt Lake City airport is about an hour. Browse the active listings below to see what's currently on the market under $500K.
September 2026 · Huntsville market
Live from the Utah MLS — what's actually happening in Huntsville right now.
Median sale
—
4 closed in September 2026
Median DOM
167 days
listing → contract
Sale-to-list
—
of final list price
Unsold inventory
45
active + pending
52 matching · page 3 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.