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Homes Under $500,000 in Venice, Utah
Venice is a small unincorporated community in Sevier County, sitting between Richfield and Joseph along the Sevier River at roughly 5,300 feet elevation. The under-$500K price band covers most of what actually trades here — older farmhouses on irrigated acreage, manufactured homes on permanent foundations, and a smaller pool of newer builds that occasionally come up on the side roads off Highway 89. Because Sevier County's median sale prices have historically run well below the Wasatch Front, this price point in Venice often buys square footage and land that would be impossible in Utah County or Washington County. Expect a mix of 3-bed/2-bath ranchers, hobby farms with outbuildings, and the occasional fixer with water shares attached.
Buyers drawn to Venice are usually after the rural Sevier Valley lifestyle: quick access to Fish Lake, Big Rock Candy Mountain, and the Pahvant range for hunting and ATV riding, plus a 10-minute drive into Richfield for groceries, the hospital, and Snow College's Richfield campus. Winters are cold with real snow, summers run warm and dry, and irrigation water is a bigger factor in pricing than most newcomers expect. I-70 is minutes away, putting Salt Lake about two and a half hours north and St. George about two and a half hours southwest. Inventory in this price range turns over slowly — sometimes only a handful of homes are active at a time — so checking back regularly matters. Browse the active listings below to see what's currently on the market in and around Venice.
June 2026 · Venice market
Live from the Utah MLS — what's actually happening in Venice right now.
Median sale
$205,000
1 closed in June 2026
Median DOM
44 days
listing → contract
Sale-to-list
89.1%
of final list price
Unsold inventory
—
active + pending
2 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in Venice.
How many homes under $500K are typically active in Venice at one time? ▾
Venice is a small community, so active inventory often sits between zero and a handful of listings on any given day. Many buyers also watch nearby Joseph, Sigurd, and Richfield to widen the pool, since those towns are within a few minutes' drive and share the same school district.
What does $500K actually buy in Venice compared to the Wasatch Front? ▾
In Venice, $500K often buys a 3- or 4-bedroom home on anywhere from a quarter-acre up to a few acres, sometimes with irrigation shares, a shop, or horse setup. The same budget on the Wasatch Front typically gets a smaller home on a city lot with no land or outbuildings.
Do homes in Venice usually come with water rights or shares? ▾
Many of the larger parcels do carry shares in local irrigation companies, which matters a lot if you plan to keep pasture, livestock, or a large garden. Always confirm the specific shares in writing during the contract period, since water is conveyed separately from the deed in some cases.
What schools serve Venice? ▾
Venice falls within the Sevier School District. Most kids attend schools in Richfield, including Ashman Elementary, Red Hills Middle, and Richfield High, all a short drive north on Highway 89.
Is financing under $500K straightforward in a rural area like Venice? ▾
Conventional, FHA, VA, and USDA Rural Development loans all work in Venice, and USDA is worth a close look here since the area qualifies for zero-down rural financing on eligible properties. Manufactured homes on permanent foundations are financeable but require a lender comfortable with rural and manufactured product.
How long do homes under $500K take to sell in Venice? ▾
Days on market in the Sevier Valley tend to run longer than along the Wasatch Front — often 60 to 120 days for typical listings, and longer for properties with unusual land or water situations. Priced-right homes in clean condition still move quickly when they hit.