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Homes Under $500,000 in Orangeville, Utah
Orangeville sits in Emery County along the base of the Wasatch Plateau, about 12 miles from Castle Dale and roughly two hours south of the Salt Lake valley on Highway 10. It's coal-country and ranch-country at once, with Millsite Reservoir and the Manti-La Sal National Forest minutes from town for anyone who fishes, hunts, or just wants quiet. Under $500K here doesn't mean settling — it's the range that covers the bulk of what actually sells in Orangeville, from older brick homes on half-acre lots near Main Street to newer construction on the edges of town with room for a shop or horses. Emery County's tax base and slower pace keep prices well below the Wasatch Front, so this budget stretches into square footage and land that would cost double in Utah County or Park City.
Buyers moving into this price bracket tend to be families connected to the Emery Power Plant, PacifiCorp, or the school district, along with retirees and people priced out of bigger markets looking for acreage and elbow room. Inventory in a town this size is thin at any given moment, so homes with updated systems, a detached garage, or irrigation shares tend to move fast when they hit the market. Lot sizes are a real differentiator here — many properties come with a quarter acre or more, some with outbuildings already in place. Browse the active listings below to see what's currently on the market in this range.
May 2026 · Orangeville market
Live from the Utah MLS — what's actually happening in Orangeville right now.
Median sale
$291,450
1 closed in May 2026
Median DOM
22 days
listing → contract
Sale-to-list
100.5%
of final list price
Unsold inventory
3
active + pending
7 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in Orangeville.
What does $500K actually buy in Orangeville? ▾
In Orangeville, $500K is closer to the top of the market than the middle. At this price point buyers can typically get a well-maintained 3-4 bedroom home on a larger lot, often with outbuildings, a shop, or a few acres for animals. Newer construction or fully remodeled homes with acreage tend to push toward or past this number.
How many homes under $500K are usually on the market in Orangeville? ▾
Orangeville is a small town of roughly 1,400 residents, so inventory is thin year-round. It's common to see only a handful of active listings at any given time, and homes priced under $500K make up the majority of what's available. Setting up MLS alerts is the most practical way to catch new listings.
Are there financing programs that help in this price range? ▾
Yes. Much of Emery County qualifies for USDA Rural Development loans, which allow 0% down for buyers who meet income limits. FHA and VA loans also work well under $500K here, and conventional loans are straightforward since most homes appraise without issue at these prices.
What's the property tax situation in Orangeville? ▾
Emery County has some of the lower effective property tax rates in Utah, often landing around 0.55-0.65% of assessed value. On a $400K home that typically works out to roughly $2,200-$2,600 per year, which is meaningfully less than buyers see along the Wasatch Front.
Can I find acreage under $500K here? ▾
Often, yes. Unlike most of Utah, Orangeville and the surrounding Castle Valley still offer homes on half-acre to multi-acre parcels within this budget. Properties with irrigation shares, horse setups, or shop space do exist under $500K, though they move quickly when priced right.
What's the commute like from Orangeville? ▾
Most working residents commute to Castle Dale, Huntington, Price, or the Huntington and Hunter power plants — all within 10 to 30 minutes. Salt Lake City is about 2.5 hours northwest via Highway 6, so this is a place for people who want to live in rural Emery County, not commute to the Wasatch Front.