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Homes Under $500,000 in Venice, Utah
Venice sits at the south end of Sanpete County, a farming community along US-89 where cattle ranches and hay fields still outnumber subdivisions. It's a place people move to on purpose, not by accident, and the housing stock reflects that — mostly single-family homes on generous lots, many with acreage or water shares attached, built anywhere from the early 1900s to recent construction in nearby Gunnison and Centerfield. Under $500K here doesn't mean a starter box on a postage-stamp lot; it often means three or four bedrooms, a shop or barn, and enough ground to keep horses or run a small hobby farm, something that would cost triple along the Wasatch Front.
Sanpete County's economy runs on agriculture, Snow College in nearby Ephraim, and a growing number of remote workers who commute two hours to Provo or Salt Lake only a few times a month. Winters are cold and snowy — this is high-desert valley country at about 5,500 feet elevation — so buyers should expect real heating bills and check on well versus culinary water and septic versus sewer before writing an offer. At this price point in Venice you're also competing with fewer buyers than in Utah County, which means more room to negotiate and less pressure to waive inspections. Browse the active listings below to see what's currently on the market under $500K.
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
1 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.