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Homes Under $500,000 in Woodland Hills, Utah
Woodland Hills sits above Salem and Elk Ridge at the base of Loafer Mountain, and it's one of the smallest, quietest cities in Utah County — mostly acreage lots, horse property, and custom-built homes on the hillside. Because of that, homes under $500K here are the exception rather than the rule. Utah County's tax rolls show most Woodland Hills parcels are half-acre or larger, and new construction on the hillside routinely runs well past $700K, so anything under $500K tends to be an older cabin-style home, a smaller lot near the entrance off 1200 East, or an occasional fixer that hasn't been touched since the 1990s building boom in this area. For buyers priced out of Alpine or Highland but wanting the same mountain-adjacent feel without the price tag, this end of the market is worth watching closely — inventory turns over slowly and listings under $500K don't sit long once they hit the MLS. Commute-wise, you're looking at roughly 15-20 minutes down to I-15 through Salem or Spanish Fork, which matters if you're working in Provo or Orem. Browse the active listings below to see what's currently on the market at this price point.
August 2026 · Woodland Hills market
Live from the Utah MLS — what's actually happening in Woodland Hills right now.
Median sale
$875,000
1 closed in August 2026
Median DOM
38 days
listing → contract
Sale-to-list
100.1%
of final list price
Unsold inventory
14
active + pending
7 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.