Homes Under $500,000 in Brian Head, Utah

Almost entirely condos — studios and one-bedrooms in the $200K–$350K range, and two-bedroom units stretching toward $500K depending on building, view, and remodel status. Detached cabins under $500K do come up occasionally, but they're usually older A-frames or units off Aspen Drive and Mammoth Creek that need updating or have tougher winter access.

Yes, Brian Head is one of the most rental-friendly towns in Utah and nightly rentals are allowed town-wide, though individual HOAs set their own rules on minimum stays and management. Buildings like Cedar Breaks Lodge and Giant Steps have established rental programs, while some smaller complexes restrict rentals to 30 days or longer. Always confirm with the HOA before writing an offer.

Plan on $400–$700 per month for most ski-area condos, and some full-service buildings with pools, hot tubs, and front desks run higher. Dues typically cover exterior maintenance, snow removal, water, sewer, trash, and common-area utilities — which is significant given the snow load and elevation.

It can be. Many lenders treat ski-area condos as non-warrantable because of high investor ratios and short-term rental use, which pushes buyers toward portfolio loans, second-home conventional with 20–25% down, or cash. Get pre-approved with a lender who has done Brian Head deals before — it saves a lot of headaches at underwriting.

Utah taxes primary residences at a 45% exemption, but second homes and short-term rentals are taxed at the full assessed value, which roughly doubles the annual bill. On a $400K condo, expect property taxes in the $3,500–$4,500 range depending on Iron County's current rate.

Summer has grown a lot in the last decade. Mountain biking on the Brian Head Resort lift-served trails, ATV access to the Paiute Trail, and proximity to Cedar Breaks National Monument and Zion's east side drive steady June-through-September bookings. Many owners now report summer rental revenue close to winter numbers.