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Homes Under $500,000 in Mt Pleasant, Utah
Mt Pleasant sits in Sanpete County along US-89, about an hour and a half south of Salt Lake County on a good traffic day, and it still delivers a lot of house for under $500,000. This is Snow College and Wasatch Academy country, with Manti and Ephraim a short drive south and Spring City's historic district just up the road. Buyers priced out of Utah County or the southern Wasatch Front are increasingly looking at Sanpete Valley, and Mt Pleasant is usually the first stop because it has the most day-to-day amenities in the valley — a grocery store, medical clinic, and its own school district — without the price tag of Park City or St. George.
Under $500K here typically covers a wide range: updated brick homes from the 1900s-1940s in the older grid near Main Street, newer construction on the benches with views of the Wasatch Plateau, and small acreage properties on the edges of town where horses and a shop building are realistic. Winters are cold and snowy at this elevation (around 5,900 feet), so buyers should expect to budget for heating and check roof and furnace condition on older homes. Lot sizes tend to run larger than what you'd get on the Wasatch Front at the same price, which matters if you want a garden, chickens, or room for a shop. Browse the active listings below to see what's currently on the market in this price range.
August 2026 · Mt Pleasant market
Live from the Utah MLS — what's actually happening in Mt Pleasant right now.
Median sale
$431,825
2 closed in August 2026
Median DOM
480 days
listing → contract
Sale-to-list
100.0%
of final list price
Unsold inventory
8
active + pending
28 matching · page 2 of 2
Active listings
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Common questions
About homes under $500k in Mt Pleasant.
What does $500,000 actually buy in Mt Pleasant right now? ▾
At this price point in Mt Pleasant you're typically looking at 3-4 bedroom homes between 1,800 and 3,000 square feet, often on lots of a quarter-acre or larger. Many listings include detached shops, RV parking, or mature fruit trees. Newer construction on the edges of town also shows up under $500K, which is rare for most of the Wasatch Front.
Is Mt Pleasant a reasonable commute to Provo or Utah Valley? ▾
It's a real commute — roughly 80 to 95 minutes each way up Highway 89, depending on weather and Thistle canyon conditions. Most buyers commuting to Utah County either work hybrid schedules or are tied to jobs in Sanpete County itself, such as Snow College, the local school district, or the turkey processing plants in Moroni.
Do homes in this price range usually have water rights or irrigation shares? ▾
A fair number do, especially older properties on larger lots. Mt Pleasant Irrigation Company shares are common and add real value for anyone wanting a garden, pasture, or a few animals. Always confirm shares are deeded with the property and check the delivery schedule before closing.
What are property taxes like in Sanpete County? ▾
Sanpete County property taxes run lower than Utah, Salt Lake, or Summit counties — generally around 0.55% to 0.70% of assessed value on a primary residence. On a $450,000 home that typically pencils out to roughly $2,500 to $3,200 per year, which is part of why retirees and remote workers are paying attention to the area.
Can I find a home with acreage under $500K here? ▾
Yes, though inventory is tight. Half-acre to one-acre in-town lots show up regularly under $500K, and you'll occasionally see 2-5 acre parcels with older homes in the same range, particularly on the outskirts toward Spring City or Fairview. Larger acreage with newer homes usually pushes past $600K.
How active is the market in Mt Pleasant? ▾
It's a slower market than the Wasatch Front, which works in buyers' favor. Listings often sit 30-90 days, price reductions are common, and there's room to negotiate on inspection items. The active listings shown below are pulled live from the MLS, so the count reflects what's available today.