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Homes Under $500,000 in Santa Clara, Utah
Santa Clara sits just west of St. George along the Santa Clara River, and it's long been the quieter, more established sibling to the newer subdivisions popping up across Washington County. Finding a home under $500K here takes some strategy these days — much of the older town core near Santa Clara Drive and the historic Jacob Hamblin area has been snapped up, and newer construction in areas like the Ledges or Tuacahn-adjacent neighborhoods tends to price well above that mark. Your best shots at this price point are typically attached townhomes, older single-story ranch homes on smaller lots, or condos in developments like SunRiver-adjacent communities and older patio-home complexes near Santa Clara's original neighborhoods.
Buyers drawn to this price range are usually trading square footage or lot size for location — Santa Clara still offers quick access to Tuacahn Amphitheatre, the Santa Clara River trail system, and a 15-20 minute drive to St. George Regional Airport, without the higher price tags of Green Springs or the Ledges golf communities. Winters are mild and summers run hot, typical of the Dixie corridor, so smaller lots and low-maintenance yards are often a practical trade-off buyers accept at this price. Inventory under $500K moves fast when it appears, since it's the entry point for a lot of retirees and first-time buyers wanting to be in Santa Clara specifically rather than St. George proper. Browse the active listings below to see what's currently on the market.
July 2026 · Santa Clara market
Live from the Utah MLS — what's actually happening in Santa Clara right now.
Median sale
$526,200
6 closed in July 2026
Median DOM
10 days
listing → contract
Sale-to-list
98.6%
of final list price
Unsold inventory
69
active + pending
20 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.