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Homes with Views for Sale in Big Water, Utah
Big Water sits in Kane County at the northern edge of Lake Powell, about eight miles from the Glen Canyon Dam and Page, Arizona. The town is tiny — fewer than 500 full-time residents — but it's surrounded by some of the most photographed terrain in the Southwest: the Vermilion Cliffs to the south, the Kaiparowits Plateau rising to the north, and slot-canyon country (Wahweap, Wiregrass, Antelope) cut into the desert just outside town. Because lots here are large and the land tilts toward the lake and the cliffs, view properties aren't rare in the way they are in a built-out subdivision. What varies is which view you're buying: red-rock cliff faces, open desert toward Powell, or the dark-sky horizon that makes this stretch of Utah a favorite for astrophotographers.
Buyers shopping view homes in Big Water tend to fall into a few camps — Lake Powell second-home owners who want quieter ground than Page, retirees who want acreage and no HOA, and short-term-rental investors targeting the Antelope Canyon and houseboat crowd. Prices run wide, from manufactured homes on view acreage in the low $300s to custom builds with cliff frontage well above $700K. Summer highs push past 100°F and winters are mild, so outdoor living space — covered patios, rooftop decks, walk-out lots — actually gets used most of the year. Browse the active listings below to see which views are on the market right now.
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
8 matching · page 1 of 1
Active listings
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Common questions
About homes with views in Big Water.
What kinds of views do Big Water homes typically have? ▾
Most view homes face south or east toward the Vermilion Cliffs, Lake Powell's distant bays, or the open desert running toward Page. Some elevated lots on the north side of town capture the Kaiparowits Plateau and the Straight Cliffs. Night-sky views are a real selling point — Big Water has almost no light pollution.
How close are these homes to Lake Powell? ▾
Big Water is roughly 15-20 minutes from the Wahweap Marina boat ramps and about the same to Lone Rock Beach. You can see parts of the lake from higher lots in town, but no homes are directly waterfront — the shoreline is inside Glen Canyon National Recreation Area.
What's the price range for view properties in Big Water? ▾
Entry-level view homes — often manufactured on an acre or more — start around $275K-$350K. Stick-built homes with framed cliff or lake views generally run $450K-$700K, and custom builds on larger parcels can exceed $800K. Raw view lots are also available, often in the $40K-$120K range.
Can I short-term rent a view home in Big Water? ▾
Yes — Big Water is friendlier to short-term rentals than most Utah towns, and proximity to Antelope Canyon, Horseshoe Bend, and Lake Powell drives steady nightly-rental demand. Confirm current town and Kane County rules with your agent before closing, since regulations evolve.
Are there HOAs or building restrictions that protect views? ▾
Most of Big Water is unincorporated-feeling with minimal HOA coverage, so view protection is largely a function of lot size and topography rather than CC&Rs. Buying on a rim lot or against BLM land is the more reliable way to lock in a view long-term.
What should I check before buying a view home here? ▾
Verify the well or culinary water source, septic condition, and whether the lot has paved access — some Big Water roads are dirt and get rough in monsoon season. Also ask about wind exposure; the same ridgelines that frame the views catch strong spring gusts off the Kaiparowits.