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Homes Under $300,000 in Monticello, Utah
Monticello sits at 7,000 feet on the flank of the Abajo Mountains in San Juan County, and it remains one of the last corners of Utah where a home under $300,000 buys real square footage instead of a starter cabin. Older brick ranches and split-levels from the 1960s and 70s make up a good share of this price range, many on lots big enough for a shop or a garden, along with a scattering of manufactured and modular homes on their own land outside city limits. Buyers here are often working in the county government offices, the school district, the hospital, or driving out to jobs tied to the oil and gas fields and BLM land management further south, plus a growing number of remote workers drawn by the cheap cost of living and the fact that Blanding, Moab, and the La Sal range are all within an hour's drive.
Winters in Monticello are genuinely cold — this is high desert, not the red-rock heat of St. George two hours south — so expect furnaces, wood stoves, and sometimes older windows factored into the price rather than central air. Inventory under $300K moves in small batches since the town only has a few thousand residents, so a handful of new listings can shift the whole market in a given month. Property taxes and insurance run noticeably lower here than along the Wasatch Front, which stretches a modest budget further on a monthly payment. Browse the active listings below to see what's currently on the market.
June 2026 · Monticello market
Live from the Utah MLS — what's actually happening in Monticello right now.
Median sale
$286,250
1 closed in June 2026
Median DOM
12 days
listing → contract
Sale-to-list
103.0%
of final list price
Unsold inventory
12
active + pending
30 matching · page 1 of 2
Active listings
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Common questions
About homes under $300k in Monticello.
What kind of home can I realistically get for under $300K in Monticello? ▾
Most listings in this range are 2-4 bedroom single-family homes built between the 1940s and 1990s, typically 1,000-1,800 square feet on lots from a quarter-acre up. You'll also see manufactured homes on owned land and the occasional cabin-style property. Move-in ready homes near the upper end of the range exist but go quickly.
How many homes under $300K are usually active in Monticello? ▾
Monticello is a small market — total active inventory often sits between 15 and 40 homes town-wide, with maybe 5 to 15 of those under $300K at any given time. Turnover is slow, so it pays to set up alerts rather than check once a week.
Are these homes on city water and sewer or well and septic? ▾
Homes inside Monticello city limits are generally on municipal water and sewer. Properties on the outskirts or in the surrounding county often run on a private well and septic system, which is worth confirming in the listing before you tour.
What are property taxes like in San Juan County? ▾
San Juan County has some of the lowest effective property tax rates in Utah, often well under 0.6% of market value on a primary residence with the homeowner exemption. On a $275,000 home that usually pencils out to roughly $1,000-$1,400 a year.
Is Monticello a reasonable place for remote workers under this budget? ▾
Yes — fiber internet has reached much of town through local providers, and the cost of living is well below the Wasatch Front. The trade-off is distance: the nearest commercial airport options are Moab (regional), Grand Junction, or Durango, each roughly 1.5 to 2.5 hours away.
Do USDA loans work in Monticello? ▾
Monticello qualifies as a USDA Rural Development area, so eligible buyers can use a USDA loan with zero down on most homes here, which is a real advantage at this price point. Income limits apply and the property has to meet USDA condition standards.