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Homes Under $500,000 in Oakley, Utah
Oakley sits at the north end of the Kamas Valley, about 25 minutes east of Park City and a world away from its resort prices. The town is small — under 2,000 residents — with a working-ranch character, the Weber River running through it, and the Uinta Mountains rising directly to the east. Median sale prices in Oakley typically run well above $800K because of large lots, mountain views, and Park City spillover demand, so the sub-$500K segment is genuinely thin. When listings do appear in this range, they tend to be older homes on smaller in-town parcels, manufactured homes on permanent foundations, or the occasional condo or townhome in the broader Kamas corridor.
Buyers shopping this price point in Oakley are usually locals tied to South Summit schools, Park City service workers tired of long commutes from Heber or Coalville, or second-home shoppers willing to trade square footage for proximity to Smith and Morehouse Reservoir, the Mirror Lake Highway, and year-round trail access. Winters are real here — Oakley sits at roughly 6,500 feet, gets meaningful snow from November through March, and most properties rely on well and septic rather than municipal utilities. That means inspection contingencies matter more than they would in a Wasatch Front suburb. Inventory in this range moves fast when it shows up, often in a matter of days. Browse the active listings below to see what's currently available under $500K in Oakley and the surrounding Kamas Valley.
June 2026 · Oakley market
Live from the Utah MLS — what's actually happening in Oakley right now.
Median sale
$520,000
6 closed in June 2026
Median DOM
—
listing → contract
Sale-to-list
96.3%
of final list price
Unsold inventory
33
active + pending
18 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in Oakley.
Is it realistic to find a single-family home under $500K in Oakley? ▾
It's tight. Oakley's median sits well above that mark because of its Weber River frontage, large lots, and proximity to Park City. When something does come in under $500K, it's usually a smaller cabin, an older home on a modest lot, a townhome, or vacant land with a build-ready setup. Setting up an instant MLS alert is the only reliable way to catch one.
What types of properties typically fall under the $500K mark here? ▾
Expect to see manufactured homes on permanent foundations, small cabins near Smith and Morehouse, 2-bedroom condos or townhomes, and the occasional fixer on a quarter-acre lot in town. Larger acreage parcels in this range are usually unimproved or have well/septic work still pending.
How does Oakley compare to nearby Kamas or Peoa for sub-$500K options? ▾
Kamas tends to have slightly more inventory under $500K because of its older town core and a few townhome developments. Peoa is generally more expensive per square foot due to larger ranch parcels. Oakley sits in the middle — fewer entry-level options than Kamas, but more than you'll see in Peoa or Woodland.
What should I know about wells, septic, and utilities at this price point? ▾
Most homes outside Oakley's small town center run on private well and septic. Under $500K, you may inherit older systems, so budget for an inspection of the well pump, pressure tank, and septic drain field. Natural gas isn't available in many pockets — propane and electric heat are common, which affects monthly costs.
Are there HOA-restricted neighborhoods in Oakley I should know about? ▾
Oakley is largely free of dense HOA developments compared to Park City. A handful of subdivisions like Aspen Ridge and parts of Weber Canyon Ranches have CC&Rs covering build standards, livestock, and outbuildings. Always pull the recorded covenants before writing an offer — rules around RVs, ADUs, and short-term rentals vary lot by lot.
Which schools serve homes in this price range? ▾
Oakley falls within the South Summit School District — South Summit Elementary, Middle, and High School in Kamas. The district is small, well-rated, and a major reason families stretch to buy here. Bus routes cover most of the Oakley area, including outlying subdivisions.