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Homes Under $300,000 in Mount Carmel, Utah
Mount Carmel sits in Long Valley along Highway 89, about 20 minutes from Zion's east entrance and an hour from Bryce Canyon. It's high desert at roughly 5,200 feet, so summers run warm but not St. George hot, and winters bring real cold snaps and occasional snow. Under $300K in this corner of Kane County, the listings tend toward older manufactured homes on an acre or more, small cabins built for weekend use, and the occasional site-built fixer. Inventory is thin — Mount Carmel and neighboring Orderville together have only a few hundred year-round residents — so when an affordable property hits the MLS it often moves quickly to buyers from St. George, Vegas, or the Wasatch Front looking for a second place near the parks.
What buyers get at this price is land and quiet rather than square footage or upgrades. Most parcels sit on well and septic, propane heat is standard, and high-speed internet now reaches much of the valley through fixed wireless and Starlink. The trade-off is distance: the nearest grocery store is in Kanab, 17 miles south, and serious shopping means a drive to St. George or Cedar City. For buyers who want proximity to Zion's quieter east side, dark skies, and red-rock scenery without Springdale prices, the math works. Browse the active listings below to see what's currently available under $300,000 in Mount Carmel.
September 2024 · Mount Carmel market
Live from the Utah MLS — what's actually happening in Mount Carmel right now.
Median sale
$170,000
1 closed in September 2024
Median DOM
12 days
listing → contract
Sale-to-list
113.3%
of final list price
Unsold inventory
—
active + pending
5 matching · page 1 of 1
Active listings
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Common questions
About homes under $300k in Mount Carmel.
What kind of homes typically sell under $300K in Mount Carmel? ▾
At this price point in Mount Carmel, expect older manufactured homes on an acre or two, small site-built cabins, or fixer-uppers that need cosmetic or structural work. Raw land with a well or power already pulled also lands in this range. Newer construction and homes with finished outbuildings usually price above $350K.
Is Mount Carmel a year-round community or mostly seasonal? ▾
It's a mix. The full-time population is small — a few hundred residents — but a meaningful share of homes are second properties used by people who visit Zion, Bryce, and the East Zion area. That matters for financing, since some lenders treat the area as rural and require larger down payments on second homes.
Can I get a conventional or FHA loan on homes in this price range? ▾
Sometimes, but not always. Manufactured homes on permanent foundations built after June 1976 can qualify for FHA or conventional, while older single-wides and homes with significant deferred maintenance usually require cash or a renovation loan. USDA financing is worth asking about since most of Kane County qualifies as rural.
What's the water situation for affordable properties here? ▾
Most homes in Mount Carmel rely on private wells or shares in a local water system rather than municipal water. Under $300K you'll often see properties with older wells, so budget for a water test and flow check during inspection. Septic systems are standard — there's no city sewer.
How far is Mount Carmel from Zion and St. George? ▾
Mount Carmel Junction sits about 20 minutes from Zion's east entrance via the Mount Carmel Tunnel, roughly an hour from Bryce Canyon, and about 90 minutes from St. George. The closest full-service grocery is in Kanab, 17 miles south. SLC is around four hours north.
Are short-term rentals allowed on homes under $300K? ▾
Kane County allows nightly rentals in much of the unincorporated Mount Carmel area, but rules vary by zoning and HOA. If income potential matters to you, confirm the parcel's zoning with Kane County and check any subdivision CC&Rs before writing an offer — some of the cheaper lots sit in covenant-restricted areas.