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Homes Under $500,000 in Woodland Hills, Utah
Woodland Hills is a quiet foothill town tucked above Salem and Spanish Fork on the south end of Utah County, where homes climb the western slope of Loafer Mountain and most lots run a half-acre or larger. It's a low-density community by design — there's no commercial district, no stoplight, and the views west across Utah Valley are part of what people move here for. Because of the larger parcels, custom builds, and elevation, the median sale price in Woodland Hills typically sits well north of $700K, which makes anything under $500K relatively rare on the MLS.
When sub-$500K listings do appear, they tend to fall into a few categories: vacant building lots with utilities stubbed nearby, older homes that predate the bigger custom-build wave, manufactured homes on acreage, or fixer properties where the value is in the land and the view. Buyers at this price point should plan to ask hard questions about water shares, septic systems, and winter road access, since the town sits at roughly 5,200 feet and gets real snow. Nebo School District serves the area, and you're about 15 minutes to I-15 at Spanish Fork and roughly an hour to the Salt Lake airport. Browse the active listings below to see what's currently available under $500K in Woodland Hills.
May 2026 · Woodland Hills market
Live from the Utah MLS — what's actually happening in Woodland Hills right now.
Median sale
$1,055,000
1 closed in May 2026
Median DOM
14 days
listing → contract
Sale-to-list
105.5%
of final list price
Unsold inventory
12
active + pending
11 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.