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Single Story Homes for Sale in Big Water, Utah
Big Water sits in the far southern tip of Kane County, about 20 minutes west of Page, Arizona and a short drive from the Wahweap entrance to Lake Powell. The town was originally founded in the 1970s by a splinter polygamous group and later incorporated; today it's a quiet community of roughly 470 residents spread across flat desert terrain at around 4,100 feet of elevation. Because the land is level and lots are generous, the vast majority of homes here were built as single-story ranches, manufactured homes on permanent foundations, or low-slung custom desert builds. Two-story construction is genuinely rare, which makes the single-level filter less of a narrowing tool and more of a confirmation of what Big Water already is.
Buyers gravitating toward one-level homes in Big Water tend to fall into three camps: retirees who want no stairs and easy maintenance, Lake Powell boaters who need a low-cost base camp with room for a boat and trailer, and remote workers priced out of Page or St. George. Summer highs regularly clear 100°F, winters are mild with little snow, and most homes are slab-on-grade with refrigerated air or swamp coolers. Inventory is always limited given the town's size, so single story listings move when they're priced right. Browse the active listings below to see what's currently on the market 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
5 matching · page 1 of 1
Active listings
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Common questions
About single story homes in Big Water.
Why are single story homes so common in Big Water? ▾
Big Water was platted in the 1980s as a small desert community, and most of the original housing stock was built as ranch-style or modular single-level homes on flat lots. The terrain south of town is mostly level slickrock and sand, so builders had no reason to add stairs. Newer construction has mostly followed that same one-level pattern.
What price range should I expect for a single story home here? ▾
Big Water is one of the most affordable towns in Kane County. Most single-level homes trade in the $250,000 to $450,000 range, with larger custom builds on acreage occasionally pushing higher. Inventory is thin — the town has fewer than 500 residents — so active listings at any given time are limited.
Is single-level living practical for retirees in Big Water? ▾
Yes, and that's a big part of the buyer pool here. The flat layout of the town, mild winters (snow is rare at 4,100 ft), and proximity to Lake Powell make it attractive for retirees who want no stairs and low maintenance. The tradeoff is distance — Page, AZ is 20 minutes away for groceries and medical, and Kanab is about 50 miles.
Do single story homes here typically sit on larger lots? ▾
Most do. Lot sizes commonly run from a quarter acre up to several acres, especially on the outskirts toward the Glen Canyon NRA boundary. That makes room for RV parking, boat storage, and detached garages — important for the Lake Powell crowd who keep watercraft at home between trips.
Are there HOA restrictions limiting home height or style? ▾
Most of Big Water has no HOA. The town itself has minimal zoning enforcement compared to larger Utah municipalities, which is part of why you see a mix of manufactured homes, site-built ranches, and custom desert contemporaries side by side. Always verify with the county before assuming you can add a second story or outbuilding.
How does the climate affect single-level home design here? ▾
Summers run hot — regularly over 100°F in July — so most one-level homes have low-pitched roofs, deep eaves, and heavy insulation to manage cooling loads. Slab-on-grade foundations are standard since the ground rarely freezes. Expect to see swamp coolers, refrigerated AC, or both.