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Homes Under $500,000 in Koosharem, Utah
Koosharem sits in a quiet stretch of Grass Valley in Sevier County, roughly halfway between Richfield and Loa along SR-62, at about 6,900 feet elevation. The town itself is tiny — a few hundred residents, a post office, a reservoir known for ice fishing, and ranchland in every direction. Under $500K covers most of what trades hands here: older farmhouses on irrigated acreage, modest cabins used as hunting basecamps, manufactured homes on flat lots, and the occasional newer build with a shop or barn. Buyers shopping this price band are typically picking up a second home for hunting season (the Boulder, Plateau, and Fishlake units are right next door), a quiet retirement spot, or a small working property with water rights.
Winters are cold and snowy — overnight lows in January regularly drop below zero — and summers stay mild thanks to the elevation, rarely climbing past the mid-80s. Most properties run on well and septic, and propane is the standard for heat. Cell service is spotty in pockets, and the nearest full-service grocery, hospital, and big-box stores are in Richfield, about 30 minutes northwest via SR-24. Salt Lake City is roughly three and a half hours north. Inventory in Koosharem is thin in any given month, so the list under $500K tends to turn over slowly and reward patient buyers who know exactly what they want. Browse the active listings below to see what's currently on the market in and around town.
April 2026 · Koosharem market
Live from the Utah MLS — what's actually happening in Koosharem right now.
Median sale
$403,750
2 closed in April 2026
Median DOM
139 days
listing → contract
Sale-to-list
97.9%
of final list price
Unsold inventory
1
active + pending
4 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in Koosharem.
What kind of home does $500K actually buy in Koosharem? ▾
At this price you're typically looking at a 2-4 bedroom home on anywhere from a quarter-acre town lot to several acres of pasture, often with a shop or barn. Older homes from the 1960s-90s dominate, though newer manufactured and modular homes show up regularly. Properties with irrigation shares or water rights tend to sit at the upper end of the range.
How many homes are usually for sale in Koosharem? ▾
Koosharem is a small community and inventory is genuinely limited — it's common to see only a handful of active listings at any time, sometimes fewer. Setting up an MLS alert is the practical move since new listings can be under contract quickly when they're priced right.
Is well and septic standard out here? ▾
Yes. Koosharem has no large municipal water or sewer system serving most properties, so nearly every home runs on a private well and septic. Buyers should budget for well flow tests, water quality testing, and a septic inspection during due diligence — these are normal asks in rural Sevier County.
Can I get a conventional mortgage on rural Koosharem properties? ▾
Usually yes for conventional stick-built homes on reasonable acreage. Manufactured homes, large parcels over 10 acres, or properties with significant outbuildings can complicate financing — USDA Rural Development loans are often a good fit here, and some buyers go with local credit unions or portfolio lenders familiar with Sevier County.
What's the appeal of buying in Koosharem versus Richfield? ▾
Koosharem trades convenience for quiet, elevation, and access to public land. You're closer to Fish Lake, Otter Creek, and prime mule deer and elk units, with darker night skies and almost no traffic. Richfield offers more services and a bigger job market but doesn't feel rural in the same way.
Are there year-round residents or is this mostly a cabin market? ▾
Both. Koosharem has a stable core of ranching families and full-time residents along with a meaningful number of second homes and hunting cabins. Homes under $500K split fairly evenly between primary residences and recreational properties, which is worth knowing when you're comparing comps.