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Homes Under $500,000 in Santa Clara, Utah
Santa Clara sits just west of St. George along the red rock corridor, and homes under $500K here represent the workhorse end of a market that's gotten noticeably pricier over the last five years. At this price point, expect townhomes, patio homes, and older single-family builds in neighborhoods like Santa Clara Heights, Canyon View, and the established streets off Lava Flow Drive. Most homes in this range were built between 1995 and 2010, sit on lots between 0.10 and 0.20 acres, and feature the desert-friendly stucco-and-tile-roof construction that holds up well against southern Utah's 300+ sunshine days and summer highs that regularly push past 105°F.
The appeal of staying under $500K in Santa Clara is keeping a foot in one of Washington County's quieter, more walkable communities without crossing into St. George's busier corridors. You're ten minutes from Snow Canyon State Park, fifteen minutes from downtown St. George, and roughly two hours from Las Vegas's airport for travel. Buyers in this bracket are usually first-time homeowners, retirees looking to downsize from California or the Wasatch Front, or investors targeting long-term rentals (short-term rentals are tightly restricted in most of Santa Clara). Inventory under $500K turns over faster than the luxury segment, so price-aware shoppers should be ready to move when something fits. Browse the active listings below to see what's currently available.
May 2026 · Santa Clara market
Live from the Utah MLS — what's actually happening in Santa Clara right now.
Median sale
$600,000
5 closed in May 2026
Median DOM
20 days
listing → contract
Sale-to-list
99.6%
of final list price
Unsold inventory
65
active + pending
21 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in Santa Clara.
What kind of home can I actually get in Santa Clara under $500K? ▾
At this price point you're typically looking at 3-bedroom townhomes, smaller single-family homes built in the 1990s and early 2000s, or condos in established subdivisions off Santa Clara Drive. Detached homes under $500K usually run 1,400-2,000 square feet on smaller lots. Newer construction at this price is rare since Santa Clara's median sits closer to $600K.
Is Santa Clara cheaper than St. George for similar homes? ▾
Generally no — Santa Clara tends to price slightly higher than comparable St. George neighborhoods because of its quieter feel, proximity to Snow Canyon, and limited new inventory. The gap is usually 5-10% on a square-foot basis. Buyers willing to look at Bloomington or Washington can sometimes get more house for the same money.
Are HOA fees common at this price range? ▾
Yes, especially for townhomes and patio homes in communities like The Cliffs at Snow Canyon foothills or older planned developments. HOA dues in Santa Clara typically run $100-$250/month and often cover front-yard landscaping, which matters in a desert climate where xeriscaping is the norm.
How's the water situation for homes in this price range? ▾
Santa Clara is on culinary water through the Washington County Water Conservancy District, and the city has tightened landscaping rules in recent years — new lawns are restricted and turf is capped. Older homes under $500K may still have grass yards, but expect water bills to climb in summer when temps hit triple digits.
What schools serve homes in this price bracket? ▾
Most homes feed into Santa Clara Elementary, Lava Ridge Intermediate, Snow Canyon Middle, and Snow Canyon High — all part of Washington County School District. Snow Canyon High has a solid academic reputation and competitive athletics, which keeps demand steady for family homes in the area.
How fast do sub-$500K homes move here? ▾
When priced right, they tend to go under contract within 2-4 weeks because this is the entry point for the Santa Clara market and competes with both first-time buyers and retirees downsizing from California or the Wasatch Front. Cash offers from out-of-state buyers are common in this range.