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Homes Under $500,000 in Leeds, Utah
Leeds sits just off I-15 between St. George and Cedar City, a small town of a few thousand people wedged against red rock hills with quick access to Zion National Park about 20 minutes east. It's long been the more affordable alternative to Washington County's pricier addresses like Ivins or Washington City, and homes under $500K here still cover a real range of options: older single-level ranch homes near Main Street, newer construction in the Silver Reef foothills, and manufactured or modular homes on larger lots toward the edge of town. Buyers priced out of St. George's median (well above $500K in most neighborhoods) often land in Leeds looking for the same high desert climate — mild winters, hot dry summers, 250+ sunny days a year — without the same price tag.
Under $500K in Leeds typically means 3-bedroom homes in the 1,200-1,800 square foot range, sometimes with a pool or larger acreage since lots here tend to run bigger than in denser St. George subdivisions. You'll also see a mix of full-time residents commuting to Washington County jobs, retirees drawn to the quiet and the golf at nearby Sky Mountain, and some short-term rental investment given the proximity to Zion. Inventory moves fast when it's priced right, since this is one of the few remaining entry points into southern Utah under half a million dollars. Browse the active listings below to see what's currently on the market.
August 2026 · Leeds market
Live from the Utah MLS — what's actually happening in Leeds right now.
Median sale
$1,000,000
1 closed in August 2026
Median DOM
161 days
listing → contract
Sale-to-list
87.0%
of final list price
Unsold inventory
5
active + pending
5 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in Leeds.
How many homes under $500K are typically available in Leeds at one time? ▾
Inventory in Leeds is thin — the town has fewer than 500 housing units total. At any given time, you may see anywhere from zero to a handful of listings under $500K. Setting up an MLS alert is the most practical way to catch new ones when they hit.
What kind of homes can I realistically get in Leeds for under $500K? ▾
Most options in this range are manufactured or modular homes on permanent foundations, older site-built homes from the 1980s-90s with 1,200-1,800 square feet, or smaller condos and townhomes in the Silver Reef community. Larger acreage parcels and newer builds generally price above $500K.
Are there HOA fees to watch for in this price range? ▾
It depends on the subdivision. Silver Reef and a few smaller pocket communities carry monthly HOA dues; most of central Leeds and the rural acreage parcels do not. Always check the listing for HOA status, fees, and CC&Rs before writing an offer.
Is well water or culinary water more common in Leeds? ▾
Most homes inside town limits are on Leeds Domestic Water Company culinary service. Properties on the outskirts may rely on a shared or private well, and some larger parcels carry separate irrigation shares. The water source affects both monthly cost and lending requirements, so confirm it early.
How does Leeds compare to nearby Hurricane or Washington for sub-$500K buyers? ▾
Hurricane and Washington have more inventory and newer construction under $500K, but lots are smaller and neighborhoods denser. Leeds trades selection for space, quiet, and proximity to BLM land and Silver Reef's ghost-town trails. Commute times to St. George are similar — 20 to 25 minutes.
Can I finance a manufactured home in Leeds with a conventional or FHA loan? ▾
Yes, if the home is on a permanent foundation, titled as real property, and built after June 1976. FHA, VA, and conventional loans all work for qualifying manufactured homes. Older units or those still on a chassis title typically require chattel financing instead.