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Homes Under $500,000 in Annabella, Utah
Annabella sits in Sevier County a few minutes north of Richfield, a small farming town of a few hundred people surrounded by alfalfa fields and views of the Pahvant Range. It's not a resort market, and that's exactly why the price makes sense here — most homes that come up for sale in Annabella land comfortably under $500K, whether that's an older brick farmhouse on an acre with water shares, a newer manufactured home on a half-acre lot, or a modest single-level built in the last twenty years. Lot sizes tend to run larger than what you'd see in Richfield city limits, since a lot of Annabella parcels came out of old agricultural divisions, so buyers often get room for animals, a shop, or a garden without paying a premium for it.
Under $500K in this area usually means you're not competing with out-of-state cash buyers or vacation-home shoppers the way you would in Washington County or near Sanpete's growing edges — this is a working local market driven by people who commute to Richfield, Sevier Valley Hospital, or the local school district, or who want acreage without small-town-tourist pricing. Utilities and property taxes here run lower than the Wasatch Front, which stretches that budget further toward acreage or outbuildings rather than square footage alone. Winters bring real snow and cold, so check heating systems and well/septic condition closely before writing an offer. Browse the active listings below to see what's currently on the market in Annabella.
May 2026 · Annabella market
Live from the Utah MLS — what's actually happening in Annabella right now.
Median sale
$342,000
1 closed in May 2026
Median DOM
24 days
listing → contract
Sale-to-list
95.5%
of final list price
Unsold inventory
2
active + pending
9 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in Annabella.
How much house does $500K actually buy in Annabella? ▾
In Annabella, $500K typically lands you a 3-4 bedroom home on a larger lot, often with outbuildings, water shares, or pasture space — things that would cost double along the Wasatch Front. Newer builds and homes with acreage push toward the top of that budget, while older farmhouses and modest ramblers sit well below it.
Are there many active listings under $500K in Annabella right now? ▾
Annabella is a small town of roughly 800 people, so inventory is thin — often just a handful of homes on the market at any given time. The listings below reflect what's currently active on the Sevier County MLS, and turnover can happen quickly when something well-priced hits.
Does $500K typically include irrigation water or acreage in Annabella? ▾
Often yes. Many Annabella properties come with shares in the local irrigation company, which is a real value-add for anyone wanting a garden, horses, or a few head of livestock. Always confirm water shares transfer with the sale — they don't always — and check the share count against your intended use.
What are property taxes like on a sub-$500K home here? ▾
Sevier County has some of the lower effective property tax rates in Utah, and a primary residence in Annabella generally runs well under 1% of assessed value after the residential exemption. On a $450K home that often pencils out to roughly $1,800-$2,200 annually, though the county assessor's site has the exact parcel figures.
How's the commute from Annabella to jobs in Richfield or beyond? ▾
Richfield sits about 7 miles north on US-89 — a 10-12 minute drive — and that's where most residents work, shop, and access the regional hospital. I-70 is just past Richfield for anyone heading to Salina, Green River, or over to the Wasatch Front via I-15, which is roughly a 2.5 hour run to Provo.
Is financing a rural Annabella home any different than a suburban purchase? ▾
It can be. USDA Rural Development loans are available in Annabella and offer 0% down for qualified buyers, which is a real tool at this price point. Properties with significant acreage, outbuildings, or agricultural use sometimes need a lender comfortable with rural appraisals — worth lining up early.