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Homes Under $500,000 in Orangeville, Utah
Orangeville sits in Emery County at about 5,800 feet, on the east side of the Wasatch Plateau, roughly 20 minutes from Castle Dale and Huntington and a little over two hours from Provo. In a town this small, a budget of $500K goes a long way. Most homes sold here trade well below that figure, so buyers at this level often have room for acreage, a shop, a barn, or all three. Lots are commonly a half acre to several acres, and many properties include irrigation shares through local canal companies.
The local economy runs on energy, mining, power generation, agriculture, and county and school jobs, with Emery School District serving the area. Winters are cold and dry, summers are warm, and you're close to Joes Valley Reservoir, the San Rafael Swell, and Manti-La Sal National Forest for fishing, ATV riding, hunting, and camping. Inventory is thin, so a handful of listings can be the whole market. Expect a mix of older brick ramblers, manufactured homes on land, and newer custom builds. Confirm water, septic, and internet service on any rural parcel before you make an offer. Browse the active listings below to see what's currently available under $500K in Orangeville.
October 2026 · Orangeville market
Live from the Utah MLS — what's actually happening in Orangeville right now.
Median sale
—
1 closed in October 2026
Median DOM
67 days
listing → contract
Sale-to-list
—
of final list price
Unsold inventory
3
active + pending
3 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.