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Homes Under $500,000 in Manila, Utah
Manila sits on the western shore of Flaming Gorge Reservoir in Daggett County, at roughly 6,000 feet, and it is one of the few places in Utah where $500,000 still buys real room. Most of the town's housing is single-family homes, cabins, and manufactured homes on lots that often run a half acre or more, with a handful of larger parcels on the edge of town. Prices well under $500K are common here, which is a big contrast to Park City or the Wasatch Front, where that budget barely reaches a condo.
Know what daily life looks like before you buy. Winters are long and cold, with heavy snow and overnight lows that regularly drop below zero, so insulation, heating type (propane is common), and a well-kept roof matter more than finishes. Summers are mild and dry. The draw is the outdoors: boating and fishing on Flaming Gorge, the Uinta Mountains to the south, and the Sheep Creek Geological Loop close by. Vernal is about an hour away for groceries and hospital care, and Salt Lake City is roughly three and a half hours by car. Many buyers here are purchasing second homes or retirement properties, so check road access in winter and whether the home has a septic system or a well. Browse the active listings below to see what's currently on the market in Manila under $500K.
September 2026 · Manila market
Live from the Utah MLS — what's actually happening in Manila right now.
Median sale
—
2 closed in September 2026
Median DOM
97 days
listing → contract
Sale-to-list
—
of final list price
Unsold inventory
12
active + pending
13 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in Manila.
What kind of homes are available under $500K in Manila? ▾
Most listings in this range are single-family homes on larger lots, cabins near Flaming Gorge, and older ranch-style properties in town. Manila is a small community of roughly 300 residents, so inventory turns over slowly and you may see anything from a 1970s rambler to a newer build on an acre. Lot size and outbuildings often matter more here than square footage.
Is Manila a year-round community or mostly seasonal? ▾
Manila has a year-round population but the economy leans heavily on summer tourism from Flaming Gorge Reservoir. Winters are cold and quiet, with snow and temperatures regularly below freezing. Some homes under $500K are second homes or short-term rentals, so ask the listing agent about HOA rules and rental history if that matters to you.
How far is Manila from the nearest larger town or airport? ▾
Manila sits in Daggett County in far northeastern Utah, about 40 miles north of Vernal and roughly 3.5 hours from Salt Lake City. The closest commercial airport is Vernal Regional, with SLC International being the main hub. Plan for a drive — this is one of Utah's most remote incorporated towns.
Do homes here typically have well and septic instead of city utilities? ▾
Properties inside Manila town limits usually connect to municipal water, while homes on acreage outside town often run on well and septic. Always confirm water rights, septic inspection, and well depth during due diligence. Propane is common for heating since natural gas service is limited in the area.
What should I know about buying near Flaming Gorge? ▾
Lakefront and lake-view parcels carry a premium, and many homes under $500K are a short drive rather than directly on the water. Boat storage, RV hookups, and detached garages add real value here because of the recreation lifestyle. Check whether the property is on deeded land or any leased Forest Service ground, which occasionally comes up in this area.
Are there financing quirks for rural properties like these? ▾
Some lenders treat homes this remote as rural or non-conforming, and cabins with limited year-round access can be harder to finance conventionally. USDA Rural Development loans are often a good fit for primary residences in Daggett County. Talk to a lender familiar with rural Utah before writing an offer.