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Homes Under $300,000 in Beryl, Utah
Beryl is a high-desert farming community in western Iron County, sitting around 5,100 feet of elevation on the Escalante Valley floor. This is alfalfa country — center-pivot circles, a handful of dairies, and long sightlines toward the Bull Valley and Indian Peak ranges. Under $300K in Beryl generally means one of three things: an older manufactured home on five-plus acres, a modest site-built farmhouse from the 1970s or 80s, or raw-land-heavy parcels with a basic shop or cabin. Land is the value here; finished square footage is the bonus. Winters bring cold nights and occasional snow, summers run hot and dry with cool evenings, and the night skies are dark enough that astronomy hobbyists actively seek this zip code out.
Buyers shopping this price point are usually after acreage, animal rights, and distance from neighbors rather than walkable amenities — there are none. Cedar City, 35 miles east on SR-56, handles groceries, the hospital, and Southern Utah University. Enterprise is closer for fuel and a small market. Water rights, well depth, and septic condition matter more here than granite countertops, so plan on a thorough due diligence period and a lender who understands rural manufactured housing if that's the route. USDA rural financing is available to qualified buyers in this area. Browse the active sub-$300K listings below to see what's currently on the market in Beryl and the surrounding Escalante Valley.
January 2026 · Beryl market
Live from the Utah MLS — what's actually happening in Beryl right now.
Median sale
$339,500
1 closed in January 2026
Median DOM
42 days
listing → contract
Sale-to-list
95.6%
of final list price
Unsold inventory
2
active + pending
108 matching · page 5 of 5
Active listings
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Common questions
About homes under $300k in Beryl.
What kind of home can I actually get under $300K in Beryl? ▾
Most listings in this range are manufactured or modular homes on multi-acre parcels, older stick-built farmhouses, or bare-bones cabins and shop-homes. Lot sizes of 5 to 40 acres are common at this price because land out here is cheap compared to the structures on it. Newer site-built homes usually push past $300K once you factor in well, septic, and power hookups.
Does Beryl have city water and sewer, or is everything on a well? ▾
Beryl is unincorporated Iron County with no municipal water or sewer. Properties run on private wells and septic systems, and water rights are a real issue in this basin — the state has restricted new well permits in parts of Beryl-Enterprise due to groundwater decline. Always verify water rights and well status before writing an offer.
How far is Beryl from Cedar City and St. George? ▾
Beryl sits about 35 miles west of Cedar City on SR-56, roughly a 40-minute drive. St. George is about 75 miles south, or an hour and twenty minutes via I-15. Most residents make the Cedar City run for groceries, hospital visits, and SUU.
Can I finance a manufactured home in Beryl with a conventional loan? ▾
It depends on the home. Manufactured homes built after June 1976, permanently affixed to a foundation, and titled as real property can usually qualify for conventional, FHA, or USDA financing. Older single-wides or homes still on titles often require cash or specialty chattel loans. Beryl is also in a USDA-eligible rural zone, which helps qualified buyers.
What's the catch with cheap acreage in Beryl? ▾
The land is genuinely affordable, but infrastructure costs add up fast. Drilling a well can run $25K to $60K depending on depth, septic systems run $8K-$15K, and power line extensions from the nearest pole can cost thousands per pole. Internet is mostly Starlink or fixed wireless. Budget realistically beyond the purchase price.
Are there many homes under $300K active in Beryl right now? ▾
Inventory is thin — Beryl typically has only a handful of active listings at any given time, and the sub-$300K segment turns over slowly. New listings here often sell to cash buyers from out of state looking for off-grid or semi-rural setups. Setting up an MLS alert is the practical way to catch them.