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Homes Under $500,000 in Leeds, Utah
Leeds sits about 20 minutes northeast of St. George along I-15, at the foot of the Pine Valley Mountains and right beside Red Cliffs National Conservation Area. It's a small town of roughly 1,000 people, and that scale is the reason the under-$500K conversation here differs from St. George or Ivins. Inventory is thin, lots are often larger, and a lot of what trades in this range is manufactured housing on acreage, older single-level homes in the original townsite, or newer townhome-style builds on the edge of town. Leeds is also higher than St. George, so summers run a few degrees cooler and winters can bring an occasional frost.
Leeds homes under $500K usually mean a trade-off. You may get more land, a view of the red rock or the Pine Valley range, and a quieter street, but fewer finishes, no HOA amenities, and a smaller pool of comparable sales. Many properties are on well or small community water systems and septic, so those details matter as much as square footage. Washington County School District serves the area, and Silver Reef and Harrisburg Junction are close for everyday needs, with larger shopping and Intermountain St. George Regional Hospital a short drive south. Because listings are few and move quickly when priced well, it helps to watch new arrivals closely. Browse the active listings below to see what's currently on the market in Leeds under $500K.
October 2026 · Leeds market
Live from the Utah MLS — what's actually happening in Leeds right now.
Median sale
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1 closed in October 2026
Median DOM
10 days
listing → contract
Sale-to-list
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of final list price
Unsold inventory
8
active + pending
7 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.