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Homes Under $500,000 in Woodland Hills, Utah
Woodland Hills sits above Salem and Elk Ridge on the east bench of Utah County, a small equestrian-friendly city of large lots, tree-lined streets, and views across Utah Lake to the Oquirrhs. It's not a place known for cheap housing — most of the city is built out with half-acre to one-acre parcels and custom homes well north of $700K. Homes under $500K here are the exception, not the rule, and they tend to be older ranch-style or split-level houses from the 1970s-90s built before the city's newer custom-home boom, sometimes needing updates, sometimes on smaller in-fill lots near the city's edges toward Salem.
Because inventory this size moves fast and doesn't come around often, buyers watching this price point in Woodland Hills need to move quickly when something lists — a starter or downsizer home here still gets you the same low-key mountain setting, Nebo School District boundaries, and 15-20 minute drive to Payson, Spanish Fork, or the I-15 corridor for commuting toward Provo. It's a smart entry point for buyers priced out of similar acreage in Alpine or Cedar Hills but who still want the bench-top views and rural feel without leaving Utah County. Browse the active listings below to see what's currently on the market at this price.
June 2026 · Woodland Hills market
Live from the Utah MLS — what's actually happening in Woodland Hills right now.
Median sale
$2,487,179
3 closed in June 2026
Median DOM
9 days
listing → contract
Sale-to-list
100.8%
of final list price
Unsold inventory
10
active + pending
8 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in Woodland Hills.
Are there usually homes under $500K available in Woodland Hills? ▾
Honestly, not many. Woodland Hills is a small foothill community of roughly 1,500 residents where most homes sit on half-acre to multi-acre lots and trade well into the $700K–$1.5M range. When a sub-$500K listing does hit the MLS, it's typically vacant land, a smaller older home, or a property needing significant work.
What would I realistically get for under $500K here? ▾
At this price point in Woodland Hills, expect either a building lot with mountain or valley views, a manufactured home on acreage, or an older single-family home that hasn't been updated. Newer construction and larger custom homes are almost always above the $500K mark in this zip code.
Should I consider nearby cities if nothing's available? ▾
Yes. Salem, Elk Ridge, Payson, and Spanish Fork all border Woodland Hills and have far more inventory under $500K, including newer builds. You'll still be close to the same canyons, Loafer Mountain trails, and the Nebo School District boundary.
What school district serves Woodland Hills? ▾
Woodland Hills is part of Nebo School District. Most kids attend Salem Elementary, Salem Junior High, and Salem Hills High School, all a short drive down the hill in Salem.
Are there HOA fees or special considerations at this price point? ▾
Woodland Hills itself doesn't have a city-wide HOA, but the town levies its own municipal services and many properties rely on private wells or shared water systems. On a budget under $500K, pay close attention to water rights, septic condition, and access road maintenance — those details matter more here than in a typical subdivision.
How long do affordable Woodland Hills listings usually stay on the market? ▾
Sub-$500K listings in Woodland Hills tend to move quickly when they're priced right because inventory at that level is so thin. Land parcels can sit longer depending on utility access, but a livable home under $500K rarely lasts more than a couple of weeks.