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Homes Under $500,000 in Springville, Utah
Springville sits at the south end of Utah County between Provo and Spanish Fork, with Hobble Creek Canyon climbing east into the Wasatch and farmland still rolling west toward Utah Lake. Under $500K here generally lands you in older established neighborhoods near the city center, mid-sized townhomes in newer pockets along 400 South and the Westfields area, or smaller single-family homes off Canyon Road and around Art City Elementary. It's a real working price point in Springville — not the absolute entry level, but the band where most first-time buyers and right-sizers actually shop. Expect a mix of 1970s–1990s ramblers with bigger lots, 2000s tri-levels in subdivisions like Spring Acres, and newer attached product built since 2018.
What makes Springville work at this budget is the commute math and the small-town feel that Provo and Lehi lost a decade ago. You're 10 minutes to BYU, 20 to the tech corridor in Orem, 45 to the Point of the Mountain, and the Springville Museum of Art, Art City Days, and the rodeo grounds still anchor a real community calendar. Nebo School District runs the schools, and access to Hobble Creek golf, the Bonneville Shoreline Trail, and Diamond Fork hot springs is right out the back door. Inventory under $500K moves quickly in spring and early summer, so it pays to have financing lined up before touring. Browse the active listings below to see what's currently on the market.
May 2026 · Springville market
Live from the Utah MLS — what's actually happening in Springville right now.
Median sale
$400,000
29 closed in May 2026
Median DOM
24 days
listing → contract
Sale-to-list
99.0%
of final list price
Unsold inventory
116
active + pending
64 matching · page 3 of 3
Active listings
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Common questions
About homes under $500k in Springville.
What kind of home can I actually get in Springville for under $500K? ▾
Most listings in this range are 3-4 bedroom single-family homes between 1,400 and 2,400 finished square feet, plus a healthy share of townhomes and twin homes. Older ramblers near downtown often have larger lots (0.20-0.30 acre) but need updates, while newer townhomes in the $400Ks tend to be turnkey with smaller yards. Condition and lot size are usually the trade-off at this price.
Are there new construction homes in Springville under $500K? ▾
Occasionally yes, but almost always townhomes or smaller attached product rather than detached single-family. Builders working the west side and along the Spanish Fork border have released attached units in the $410K-$485K range over the last couple of years. Detached new builds in Springville have mostly moved above the $500K mark.
Which Springville neighborhoods see the most activity under $500K? ▾
The older grid around 400 South and Main, the Spring Acres area east of I-15, and the newer subdivisions off 1600 South near Westfields all turn over regularly in this price band. Homes closer to Hobble Creek Canyon tend to push higher because of the views and lot sizes.
What are property taxes like on a $450K home in Springville? ▾
Utah County's effective rate runs roughly 0.55%-0.70% depending on the taxing district, and Springville falls near the middle. On a $450K primary residence with the owner-occupied exemption, expect annual property taxes in the $1,700-$2,200 range. Always verify the current rate with the county for the specific parcel.
How competitive is the under-$500K market in Springville right now? ▾
It's the most active price band in the city. Well-priced, updated homes under $500K typically see multiple showings the first weekend and can go under contract within 7-14 days. Homes needing significant work or priced above comps sit longer, which is where buyers willing to do cosmetic updates often find room to negotiate.
Is Springville a good commute for Silicon Slopes or Salt Lake jobs? ▾
It's reasonable for Utah County tech jobs — 15-25 minutes to Orem, Provo, and Vineyard. Salt Lake commutes run 50-70 minutes each way on I-15 depending on traffic, so most SLC commuters use FrontRunner from the Provo station about 10 minutes north. Lehi and Draper tech corridor commutes typically run 30-45 minutes.