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Homes Under $300,000 in Big Water, Utah
Big Water sits in Kane County at the south end of Lake Powell, about seven miles north of the Arizona line on US-89. The town has fewer than 500 residents, so the MLS inventory here is thin on any given week — but when homes do come up under $300K, they tend to be smaller manufactured or modular homes on generous desert lots, older stick-built houses from the 1980s, or vacant-land-plus-structure combinations near Ethan Allen Drive and the streets laid out by the original Glen Canyon City plat. The draw is straightforward: proximity to Wahweap Marina and Lone Rock Beach (about 15 minutes), Page, AZ for groceries and the regional airport (20 minutes), and direct access to slot canyons, the Paria, and Grand Staircase-Escalante.
Buyers shopping the sub-$300K range in Big Water are usually one of three profiles: retirees looking for a low-cost desert base near the lake, remote workers who want acreage and dark skies without HOA rules, or short-term rental investors targeting the Page/Lake Powell tourism market. Summers run hot — triple digits from June through August — and winters are mild with occasional freezing nights, so HVAC condition and well/septic status matter more than they would in a Wasatch Front purchase. Cell service is decent on Verizon, fiber is limited, and most lots rely on propane and septic. Browse the active listings below to see what's currently on the market at this price point.
December 2024 · Big Water market
Live from the Utah MLS — what's actually happening in Big Water right now.
Median sale
$329,000
1 closed in December 2024
Median DOM
213 days
listing → contract
Sale-to-list
99.7%
of final list price
Unsold inventory
—
active + pending
9 matching · page 1 of 1
Active listings
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Common questions
About homes under $300k in Big Water.
What kind of homes are actually available under $300K in Big Water? ▾
Most sub-$300K listings here are manufactured homes on half-acre to one-acre lots, older 1,000–1,600 sq ft site-built homes, or fixer-uppers needing cosmetic work. True new construction at this price is rare. Land-with-cabin or land-with-RV-hookup parcels also show up in this range.
How many homes are typically for sale in Big Water at any given time? ▾
Big Water is a small market — usually only 5 to 20 active residential listings across all price points, and the sub-$300K segment may have just a handful. Inventory turns slowly, so setting up MLS alerts is the practical way to catch new listings.
Can I use a home in Big Water as a short-term rental? ▾
Yes. Big Water has no HOA in most subdivisions and Kane County's STR rules are friendlier than many Utah municipalities. Investors target the Lake Powell and Antelope Canyon tourist traffic out of nearby Page, AZ. Confirm current permitting with Kane County before closing.
Are utilities like water, sewer, and internet reliable here? ▾
Big Water has municipal culinary water in most platted areas, but many properties run on septic rather than sewer. Internet options are limited — typically fixed wireless, Starlink, or cellular hotspot. Power is grid-connected through Garkane Energy.
How does Big Water compare to buying in Page, Arizona for the same budget? ▾
Utah-side prices in Big Water are generally lower per square foot than Page, and there's no Arizona state income tax consideration if you're a Utah resident. Page has more services, schools, and the hospital, while Big Water trades amenities for acreage, quiet, and lower property taxes.
What should I inspect carefully on a sub-$300K Big Water home? ▾
Roof condition (UV exposure is brutal), HVAC age, septic system, well or water hookup status, and any foundation movement on manufactured homes. Older homes from the Glen Canyon City era can have outdated electrical panels and plumbing worth budgeting to update.