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Homes Under $500,000 in Huntsville, Utah
Huntsville sits in the Ogden Valley about 20 minutes east of Ogden, tucked between Pineview Reservoir and the Snowbasin/Powder Mountain ski terrain. It's a small town — fewer than 700 residents in the city limits proper — so most "Huntsville" listings actually cover the surrounding valley addresses in Eden and Liberty too. Under $500K in this market typically means a townhome, a smaller cabin-style home, a condo near the resorts, or an older single-family home on a modest lot. Land prices in the valley have climbed sharply over the last decade because of Powder Mountain's expansion and Snowbasin's post-Olympic profile, so sub-$500K detached homes move quickly when they hit the MLS.
Buyers shopping this price point usually fall into two camps: locals who work in Ogden or commute to Hill Air Force Base and want valley living without a million-dollar mortgage, and second-home buyers looking for a ski-season base that pencils out as a short-term rental in summer (Pineview boating, Nordic trails, the Ogden Valley Balloon Festival). Weber School District serves the area, winters bring serious snow loads, and most properties run on septic and propane rather than city utilities. Inventory under $500K is thin most months, so it pays to have financing lined up and an agent watching new listings daily. Browse the active listings below to see what's currently on the market in Huntsville and the wider Ogden Valley.
May 2026 · Huntsville market
Live from the Utah MLS — what's actually happening in Huntsville right now.
Median sale
$1,195,000
3 closed in May 2026
Median DOM
7 days
listing → contract
Sale-to-list
95.7%
of final list price
Unsold inventory
37
active + pending
51 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.