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Homes Under $500,000 in Meadow, Utah
Meadow sits in Millard County along I-15 about 20 minutes south of Fillmore and roughly two hours from Salt Lake City, with Cedar City and St. George further south. It's a small farming town of a few hundred people, and that shapes the market. A budget under $500K goes a long way here: most of what trades is single-family homes on large lots, older ranch-style houses, manufactured homes on acreage, and the occasional newer build. Wasatch Front prices for similar square footage would run far higher.
Land is the real draw. Many lots run an acre or more, and some come with water shares, pasture, corrals, or shop space, which matters if you want a few animals or a big garden. Winters are cold at around 5,000 feet, with real snow, and summers are hot and dry. Services are minimal, so expect to drive to Fillmore or Delta for groceries, medical care, and most schooling options, and check internet and well or municipal water details on each property. Inventory is thin, and a handful of listings can make up the whole market at any moment, so it helps to see new ones quickly. Browse the active listings below to see what's currently available under $500K in Meadow.
October 2026 · Meadow market
Live from the Utah MLS — what's actually happening in Meadow right now.
Median sale
—
1 closed in October 2026
Median DOM
116 days
listing → contract
Sale-to-list
—
of final list price
Unsold inventory
4
active + pending
4 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in Meadow.
How many homes are typically listed under $500K in Meadow at one time? ▾
Meadow is a very small market — often there are only one to five active listings town-wide, and most of those fall under the $500K mark. If nothing shows below, check back in a week or two; turnover is slow but steady, and new listings can sit for months before selling.
What does $500K actually buy in Meadow? ▾
At this price point you're typically looking at a 3-4 bedroom home on anywhere from a third of an acre to several acres, often with outbuildings, a shop, or irrigation rights. Newer construction is rare; most inventory is 1970s-2000s builds, plus some manufactured homes on permanent foundations with land.
Are there water rights or irrigation shares with homes in Meadow? ▾
Many in-town and edge-of-town properties come with shares in the Meadow Irrigation Company, which pulls from Meadow Creek and local springs. Shares are valuable for pasture, gardens, or hay, and they transfer with the deed when included. Always confirm shares in writing during the offer — they're not automatic.
Can I get a USDA loan on homes in Meadow? ▾
Yes — Meadow falls within USDA Rural Development eligible areas, so qualifying buyers can use a USDA loan with zero down on most single-family homes here. Income limits and property condition standards apply, and manufactured homes have stricter rules. A local lender familiar with Millard County can confirm eligibility for a specific address.
What are property taxes like on a sub-$500K Meadow home? ▾
Millard County has some of the lower effective property tax rates in Utah, helped by tax revenue from the Intermountain Power Plant near Delta. Owner-occupied homes get the primary residence exemption, and most sub-$500K homes here run roughly $1,200-$2,500 a year in property taxes depending on land and improvements.
How far is Meadow from a larger town for work and shopping? ▾
Fillmore is about 7 miles north on I-15 with grocery stores, a hospital, schools, and county services. Beaver is 45 miles south, Nephi is 50 miles north, and Provo is about 90 miles north — roughly 90 minutes — making Meadow workable for remote workers but a long commute for daily in-person jobs along the Wasatch Front.