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Homes Under $500,000 in Beryl, Utah
Beryl sits out in the high desert of Iron County, about 30 minutes west of Cedar City on Highway 56, at an elevation around 5,100 feet. This is ranching and farming country — alfalfa circles, hay operations, and properties measured in acres rather than square feet of lot. Under $500K in Beryl typically buys you something the Wasatch Front simply can't offer: a manufactured or stick-built home on anywhere from 1 to 40+ acres, often with a well, a shop or outbuildings, and unobstructed views of the Escalante Desert and the Pine Valley Mountains to the south. Most buyers landing here are coming from California, Las Vegas, or the St. George area looking for elbow room, off-grid potential, or horse property without the Washington County price tag.
The trade-offs are real and worth understanding before you tour. Beryl is unincorporated, served by Iron County for roads and the Iron County School District (kids generally bus to Enoch or Cedar City). There's no municipal water — every property runs on a private well, and water rights matter here. Winters bring snow and overnight lows in the teens; summers are dry and warm but cooler than St. George thanks to elevation. Cell service varies by carrier, and high-speed internet usually means fixed wireless or Starlink. Inventory is thin, so listings under $500K move when they're priced right. Browse the active listings below to see what's currently available in Beryl and Beryl Junction.
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
111 matching · page 1 of 5
Active listings
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Common questions
About homes under $500k in Beryl.
What does $500K actually buy in Beryl? ▾
At this price point you're typically looking at a 3-bed manufactured or modular home on 5 to 40 acres, often with a well, septic, and a detached shop or barn. Stick-built homes exist but are less common and tend to push closer to the top of the range. Bare land with water rights alone can run $80K–$200K depending on acreage.
Does Beryl have city water or are properties on wells? ▾
Beryl is unincorporated and has no municipal water system. Every home runs on a private well, and Utah water rights are tied to the property. Before closing, verify the well's gallons-per-minute output, depth, and that the water rights transfer with the deed — your title company and a water rights attorney can confirm.
Can I get financing on rural acreage properties out here? ▾
Yes, but loan type matters. USDA Rural Development loans work well in Beryl since the entire area qualifies as rural. Conventional financing is available on stick-built homes, while older manufactured homes (pre-1976 or on non-permanent foundations) can be tough — FHA and VA both require permanent foundations and HUD tags. Cash and seller financing are also common here.
What school district serves Beryl? ▾
Beryl falls under Iron County School District. Most students bus into Enoch Elementary, Canyon View Middle, or Cedar City schools depending on age and address. The bus ride is real — plan on 30-45 minutes each way — which is why a number of Beryl families homeschool or use online charter options.
How far is Beryl from Cedar City and St. George? ▾
Beryl Junction is about 30 miles west of Cedar City (roughly 35 minutes on Highway 56) and around 75 miles north of St. George via I-15 and SR-56. Cedar City handles most grocery, medical, and Costco-style runs, while St. George is the regional hub for larger shopping and the closest commercial airport beyond Cedar's small regional field.
Is Beryl a good fit for horses, livestock, or off-grid setups? ▾
It's one of the better spots in southern Utah for that lifestyle. Zoning is agricultural across most parcels, there are no HOAs, and neighbors run cattle, horses, chickens, and the occasional alpaca herd without issue. Off-grid solar setups are common given the sunshine and the cost of extending power to remote parcels — just confirm power availability at the road before assuming a grid tie.