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Homes Under $500,000 in Brookside, Utah
Brookside sits in the southwest corner of Washington County, just past Veyo on Highway 18, at roughly 5,000 feet elevation. That altitude matters: summers here run 10-15 degrees cooler than St. George down in the valley, and winters bring occasional snow rather than the year-round heat of Santa Clara or Bloomington. Homes under $500K in Brookside tend to be smaller ranch-style houses, manufactured homes on permanent foundations, and older country properties on larger lots — the kind of acreage you can't touch for this price in Ivins or Washington City. Many sit on a half-acre or more, with room for a shop, RV parking, or a few animals.
Buyers drawn to this price point in Brookside are usually trading commute time for square footage and quiet. It's about 30 minutes to St. George for groceries, hospitals, and the regional airport, and Pine Valley Reservoir and the Dixie National Forest are 15 minutes the other direction. Inventory turns over slowly here — Brookside is a small community, so the under-$500K segment may only show a handful of active listings at any given time. Water rights, septic systems, and well-vs-culinary water are real questions to ask on most properties out here, not afterthoughts. Browse the active listings below to see what's currently on the market in Brookside under $500K.
May 2026 · Brookside market
Live from the Utah MLS — what's actually happening in Brookside right now.
Median sale
$791,000
1 closed in May 2026
Median DOM
155 days
listing → contract
Sale-to-list
93.1%
of final list price
Unsold inventory
2
active + pending
1 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in Brookside.
What does $500K typically buy in Brookside? ▾
In this price band you're generally looking at a 3-4 bedroom home on 1 to 5 acres, often 1,800-2,400 square feet, with a well, septic, and some combination of barn, shop, or fencing. Newer site-built homes push the upper end of the range, while manufactured homes on acreage tend to land in the $300Ks to low $400Ks.
Are most Brookside homes on well and septic? ▾
Yes. Brookside is rural and not on municipal water or sewer, so almost every property under $500K runs on a private or shared well and a septic system. Lenders will usually require a well flow test and water potability test, and buyers should ask for septic inspection and pumping records during due diligence.
How long is the commute from Brookside to Cedar City? ▾
It's roughly 18-25 minutes east on Highway 56 to reach Cedar City's main shopping, SUU, and the I-15 interchange. Winter driving can add time when storms move through, but the highway is plowed and maintained as a primary route.
Is financing harder out here than in town? ▾
It can be. Conventional and USDA loans both work in Brookside — USDA is often a fit since the area is rural-designated — but appraisers need recent comparable sales, which are thinner than in Cedar City proper. Manufactured homes need to be on a permanent foundation and meet HUD tag requirements for most loan programs.
Do properties under $500K usually include water rights or shares? ▾
Many do, but not all, and the details matter. Some parcels come with a deeded share in a community well, others have a private well permitted for domestic use plus limited irrigation. Always have your agent confirm what conveys with the property and whether the water right is sufficient for any livestock or acreage you plan to irrigate.
How much inventory is typically active in this price range? ▾
Brookside is a small market, so active listings under $500K usually number in the single digits at any given time. New listings can sit longer than Wasatch Front properties, which often gives buyers leverage on price, repairs, and closing costs once an inspection comes back.