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Homes Under $500,000 in Moab, Utah
Moab's housing market runs hotter than most Utah towns its size, largely because Arches and Canyonlands draw millions of visitors a year and a meaningful share of inventory gets pulled into short-term rental use. That dynamic pushes the median sale price well above what you'd expect from a town of roughly 5,200 residents, so anything under $500K in Moab tends to move quickly. At this price point you're typically looking at older homes in the original townsite near 100 North and 400 East, manufactured homes on permanent foundations, smaller two-bedroom cottages, or condos and townhomes in developments like Rim Village, Mulberry Grove, or the Cottages at Cobblestone.
Buyers shopping this range usually fall into two camps: locals working at the hospitals, schools, or in the tourism economy who need a primary residence, and out-of-area buyers wanting a Moab base camp for mountain biking, river trips, and red rock access without stretching into the $700K+ range. Keep in mind that Grand County has tightened overnight rental rules considerably, so a sub-$500K home is far more likely to pencil as a long-term residence or a second home than as a nightly rental. Lot sizes vary wildly — some in-town parcels are tiny, while older homes on the south end of Spanish Valley occasionally include a quarter acre or more. Browse the active listings below to see what's currently on the market in this price range.
May 2026 · Moab market
Live from the Utah MLS — what's actually happening in Moab right now.
Median sale
$645,000
10 closed in May 2026
Median DOM
55 days
listing → contract
Sale-to-list
96.9%
of final list price
Unsold inventory
138
active + pending
85 matching · page 4 of 4
Active listings
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Common questions
About homes under $500k in Moab.
What kind of homes can I actually get in Moab under $500,000? ▾
At this price point you're mostly looking at older homes built between the 1950s and 1980s in central Moab, manufactured homes on owned land in Spanish Valley, and condos or townhomes in developments closer to the highway. Detached new construction under $500K is rare. Lot sizes vary widely — some downtown parcels are under a quarter acre while rural Spanish Valley properties can run an acre or more.
Can I use a home in this price range as a short-term rental? ▾
Only if it sits in a zone that permits overnight accommodations and carries (or qualifies for) an active permit. Grand County and the City of Moab both restricted new STR permits, so most residential zones no longer allow new nightly rentals even if the home was built for that purpose. Always confirm permit status and zoning in writing before closing.
How competitive is the under-$500K segment in Moab? ▾
It's the most competitive slice of the market because it captures both local buyers and out-of-area shoppers looking for a second home or retirement landing spot. Well-priced homes in good condition often see multiple offers within the first week. Properties needing significant work or sitting on problem septic systems tend to linger longer.
Are there financing issues specific to Moab properties at this price? ▾
Manufactured homes need to be on permanent foundations and titled as real property for most conventional loans. Some older downtown homes have knob-and-tube wiring or galvanized plumbing that can complicate FHA and VA appraisals. A local lender familiar with Grand County properties will save you headaches.
What are property taxes and HOA fees like here? ▾
Grand County property taxes run roughly 0.5% to 0.7% of assessed value annually for primary residences, with non-primary residences taxed at a higher rate. Condo and townhome HOAs in Moab typically range from $150 to $400 per month depending on amenities and whether the project includes pool or grounds maintenance.
How far is Moab from the nearest major airport? ▾
Canyonlands Field (CNY) sits about 18 miles north of town with limited commercial service to Denver and Salt Lake. Grand Junction Regional Airport in Colorado is roughly 110 miles away and offers more flight options. Salt Lake International is about a four-hour drive via US-191 and I-70.