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Homes Under $500,000 in Tabiona, Utah
Tabiona sits along the Duchesne River in the northern reaches of Duchesne County, a good hour and a half from Salt Lake City over Wolf Creek Pass or through Heber. It's ranch country, and it's also gateway country — the Uinta Mountains rise directly north, and the Uintah/Yellowstone road puts Strawberry Reservoir and miles of national forest within easy reach. Under $500K here still buys real acreage: a 3-bedroom farmhouse on a couple acres, a newer manufactured home on 5-10 acres with river or pasture access, or a modest cabin-style build with room for horses and outbuildings. That's a different market than the Wasatch Front, where half a million barely covers a townhome — in Tabiona it's often the entry point to actual land.
Most inventory in this price band is older stock or manufactured/modular construction rather than new builds, since Duchesne County's remoteness keeps construction costs high relative to land value. Winters are cold and snowy at this elevation (around 6,000 feet), so buyers should budget for propane heat, well or shared water systems, and septic rather than city utilities on most parcels outside the small town core. Well maintained, this is still a genuine small-town setting with a K-8 school in town and a short drive to Duchesne for groceries, fuel, and larger services. Browse the active listings below to see what's currently on the market under $500K.
September 2026 · Tabiona market
Live from the Utah MLS — what's actually happening in Tabiona right now.
Median sale
$101,000
1 closed in September 2026
Median DOM
—
listing → contract
Sale-to-list
84.9%
of final list price
Unsold inventory
4
active + pending
10 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in Tabiona.
What kind of property does $500K actually buy in Tabiona? ▾
In Tabiona, under $500K usually gets you a single-family home on acreage, an older farmhouse with outbuildings, or a cabin-style build on a few wooded acres. Land is the bigger value driver than square footage out here — it's common to see 2-5 acres included at this price point. Fully remodeled homes with water rights tend to push past the $500K mark.
Are water rights typically included with homes in this price range? ▾
Sometimes, but not always. Many rural Tabiona properties carry irrigation shares tied to the Duchesne River or local ditch companies, and those shares can add significant value. Always ask the listing agent to confirm what water rights, if any, transfer with the sale — it's one of the most important questions in Duchesne County.
How far is Tabiona from Heber, Park City, and Salt Lake? ▾
Tabiona sits about 45 minutes east of Heber over Wolf Creek Pass, roughly an hour from Park City, and around 90 minutes to Salt Lake City. Wolf Creek Pass can get snowy in winter, so factor that into your commute or weekend-travel plans.
Is well and septic standard for homes out here? ▾
Yes. Tabiona is unincorporated rural Duchesne County, so almost every home runs on a private well and septic system rather than municipal utilities. Buyers should budget for well flow tests and septic inspections during due diligence, and ask about the age and condition of both systems.
Can I get a conventional mortgage on these rural properties? ▾
Usually yes, though acreage-heavy listings or fixer-uppers sometimes need a renovation loan or a portfolio lender. USDA Rural Development loans are also worth a look in Tabiona since the area qualifies geographically. Talk to a lender experienced with rural Utah properties before writing offers.
How many homes under $500K are typically active in Tabiona? ▾
Tabiona is a small market — inventory often sits in the single digits, and the under-$500K segment can be even tighter. New listings move quickly when they're priced right, so it pays to set up MLS alerts and be ready to tour on short notice.