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Homes Under $500,000 in Washington, Utah
Washington sits just east of St. George along the I-15 corridor, sharing the same red-rock landscape, mild winters, and 300-plus sunshine days a year that draw buyers to Southern Utah in general. Under $500K in Washington still gets you real options — something that's increasingly rare in Washington County. Expect to see a mix of single-level patio homes in Coral Canyon, older ramblers in the original township near Washington Fields Road, townhomes near Telegraph Street, and newer construction pushing south toward Long Valley and Warner Valley. Most homes in this range run 1,400 to 2,200 square feet on smaller lots, often with HOA-maintained landscaping that suits seasonal residents and retirees.
Buyers shopping this price band tend to fall into a few camps: first-time owners priced out of St. George proper, remote workers relocating from California or the Wasatch Front, and retirees trading down from larger homes. Washington's property taxes are among the lowest in the country, the commute to St. George is under 15 minutes, and Pine View and Crimson Cliffs schools serve most of the area. Inventory under $500K moves faster than the higher tiers, especially for updated three-bedroom homes with a two-car garage and no pool maintenance to worry about. Browse the active listings below to see what's currently on the market in Washington under $500,000.
May 2026 · Washington market
Live from the Utah MLS — what's actually happening in Washington right now.
Median sale
$515,995
62 closed in May 2026
Median DOM
47 days
listing → contract
Sale-to-list
98.3%
of final list price
Unsold inventory
514
active + pending
168 matching · page 7 of 7
Active listings
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Common questions
About homes under $500k in Washington.
What kind of home can I actually get in Washington for under $500K? ▾
Most of the inventory in this range is three-bedroom, two-bath homes between 1,400 and 2,000 square feet, built in the 1990s through 2010s. Townhomes and patio homes in Coral Canyon and Stucki Farms make up a big share, with some detached single-family homes in Washington Fields and the older grid near downtown Washington.
Are HOA fees common in this price range? ▾
Yes — a large portion of homes under $500K in Washington sit in planned communities with HOAs covering front-yard landscaping, community pools, and sometimes roof or exterior maintenance. Fees typically run $80 to $250 per month. If you want a fully detached home with no HOA, expect a smaller pool of options, mostly in the older Washington Fields area.
How does Washington compare to St. George at this price point? ▾
You generally get more square footage and a newer build year in Washington than you do in St. George for the same money, especially compared to Bloomington or Green Valley. The tradeoff is that Washington's lots tend to be smaller and the community feel is more suburban-master-planned than established.
What are property taxes like on a $400K–$500K home here? ▾
Utah's primary-residence tax rate effectively taxes 55% of market value, so a $450,000 home used as a primary residence runs roughly $1,800 to $2,200 per year in Washington County. Second homes and investment properties are taxed on 100% of value and run nearly double.
Is new construction available under $500K in Washington? ▾
Yes, though the selection has tightened. Builders like Holmes Homes, Visionary, and Ence still offer townhomes and smaller single-family floor plans in the high $300Ks to high $400Ks in communities south of Telegraph and out toward Long Valley. Base prices climb quickly once you add upgrades, so confirm the all-in number before writing an offer.
How fast do homes under $500K sell in Washington? ▾
When priced correctly and shown well, homes in this band typically go under contract in two to four weeks. Updated single-level homes with a garage move fastest because they appeal to retirees, first-time buyers, and investors at the same time.