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5+ Bedroom Homes for Sale in Boulder, Utah
Boulder sits at about 6,700 feet on the eastern edge of Garfield County, tucked between Boulder Mountain and the slickrock of Grand Staircase-Escalante. The town has roughly 250 year-round residents, no traffic lights, and a working ranch culture that goes back to the 1880s — it was one of the last places in the lower 48 to get its mail by mule train. Larger 5+ bedroom homes here are uncommon by definition; the housing stock leans toward older ranch homesteads, off-grid cabins, and a small number of architect-designed properties built by people who fell in love with the area through Hell's Backbone Grill or the Anasazi State Park Museum. When a five-bedroom does come up, it's usually sitting on acreage with water rights, a barn or shop, and big views toward the Henry Mountains or the Aquarius Plateau.
Buyers shopping this size in Boulder are typically planning for extended family, a working ranch operation, or a multi-generational compound that doubles as a short-term rental during the warm months when Capitol Reef and Escalante traffic peaks. Winters are real here — snow closes Highway 12 over Boulder Mountain periodically from December through March — so heating costs, well depth, and septic capacity matter more than they would in St. George. Inventory turns slowly; a single new listing can be the only 5-bedroom on the market for months. Browse the active listings below to see what's currently available in and around Boulder.
February 2026 · Boulder market
Live from the Utah MLS — what's actually happening in Boulder right now.
Median sale
$585,000
1 closed in February 2026
Median DOM
299 days
listing → contract
Sale-to-list
90.1%
of final list price
Unsold inventory
2
active + pending
1 matching · page 1 of 1
Active listings
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Common questions
About 5+ bedroom homes in Boulder.
How many 5+ bedroom homes are typically for sale in Boulder at one time? ▾
Usually zero to three. Boulder has a tiny population and an even smaller pool of large homes, so this size category often shows no active listings for weeks at a stretch. Setting up an MLS alert is the practical way to catch one when it hits.
What do 5-bedroom homes in Boulder typically sell for? ▾
Pricing varies widely based on acreage, water rights, and whether the property is on-grid. Recent larger homes on meaningful land have generally traded in the $900K to $2M+ range, with architect-built properties and working ranches at the upper end. Smaller older homesteads with five bedrooms occasionally come in lower.
Are these homes usually on well and septic? ▾
Almost always. Boulder has no municipal sewer, and most properties rely on private wells or shares in a local water company plus a septic system. Well depth, flow rate, and water rights are some of the first things to verify during due diligence.
Is short-term rental income realistic for a large Boulder home? ▾
Yes, particularly April through October when travelers are moving between Capitol Reef, Escalante, and Bryce. Garfield County allows STRs but has registration and lodging tax requirements, and HOAs or covenants on specific parcels can restrict them. Verify the rules for the exact property before underwriting rental income.
How accessible is Boulder in winter? ▾
Highway 12 over Boulder Mountain (the route from Torrey) closes during heavy storms, and Hogback grades south toward Escalante can get icy. Most full-time residents keep a 4WD vehicle. Year-round access is reliable, but you should expect occasional delays from December through early spring.
What's the closest airport for buyers flying in to tour? ▾
St. George (SGU) is about 3.5 hours and Cedar City (CDC) is about 3 hours. Salt Lake City International is roughly 4.5 to 5 hours depending on the season and route. Most out-of-state buyers fly into SGU or SLC and drive in through Torrey or Escalante.