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Homes Under $500,000 in Big Water, Utah
Big Water sits in Kane County right off Highway 89, about 15 minutes from the Glen Canyon Dam in Page, Arizona, and roughly two hours from St. George. It's a small town — population hovers around 500 — set in the red-rock country between Lake Powell and Grand Staircase-Escalante National Monument. Under $500K covers most of what trades hands here, which is part of why the area attracts buyers priced out of St. George and Washington County. Inventory leans toward manufactured homes on large lots, modest site-built houses from the 1980s and 90s, and the occasional newer custom build. Acreage parcels with utilities run are also common in this price band, which is rare elsewhere in southern Utah.
Climate is high desert: hot summers (mid-90s to low 100s in July), mild winters with overnight freezes, and around 250 sunny days a year. Water comes from the Big Water Culinary system, and most homes use propane and septic rather than natural gas and sewer. The trade-off for the remote setting is direct access to Lone Rock Beach, Wahweap Marina, and slot canyons most Utahns drive a full day to reach. Buyers here are typically retirees, remote workers, Lake Powell regulars wanting a base camp, or investors running short-term rentals tied to park tourism. Browse the active listings below to see what's currently on the market under $500K in Big Water.
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
15 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in Big Water.
What does $500K actually buy in Big Water? ▾
At this price point you can typically find a 3-bedroom site-built home on a quarter to half acre, a newer manufactured home on one to five acres, or a fixer with outbuildings and RV hookups. Lot sizes tend to be generous compared to St. George or Hurricane at the same price. Newer construction under $500K is limited but does come up a few times a year.
Is Big Water a good fit for short-term rental investors? ▾
It can be. Kane County is friendlier to short-term rentals than many Utah jurisdictions, and proximity to Lake Powell, Antelope Canyon, and the Grand Staircase drives steady tourist demand spring through fall. Confirm current Big Water town ordinances and any HOA rules on a specific property before assuming nightly-rental income.
How does Big Water compare to Page, Arizona on price? ▾
Big Water generally runs cheaper than Page for comparable square footage, partly because Page has more services, a hospital, and Lake Powell School District. Many Big Water residents commute the 15 minutes to Page for work, groceries, and healthcare. The Utah-side property tax structure is also a factor some buyers weigh.
What utilities should I expect on homes in this price range? ▾
Most properties run on propane for heat and cooking, septic systems instead of municipal sewer, and culinary water from the Big Water system. Electricity is through Garkane Energy. Internet has improved with fixed wireless and Starlink options, but cable broadband is not standard — verify connectivity if you work remotely.
Are there financing quirks for manufactured homes here? ▾
Yes. Manufactured homes need to be on a permanent foundation and titled as real property to qualify for conventional, FHA, or VA financing. Older single-wides and homes still on the original chassis often require cash or specialty chattel loans. A local lender familiar with Kane County properties will save time.
How long do homes under $500K typically sit on the market? ▾
It varies with the season and with Lake Powell water levels, which influence tourism demand. Well-priced move-in-ready homes often go under contract within 30-60 days, while raw land and fixers can sit considerably longer. Winter months are slower for showings since most buyers travel through in warmer weather.