bds
|
ba
|
sqft
ac lot
|
car garage
|
|
Homes Under $500,000 in Central Valley, Utah
Central Valley sits in Sevier County in south-central Utah, a small ranching community a few miles south of Richfield off US-89. This is rural Utah at its most authentic: hay fields, cattle operations, a tight-knit population under a thousand, and the Sevier River running through the bottomland. Buyers shopping homes under $500K here are typically looking for something the Wasatch Front stopped offering years ago — actual land with the house, a quiet road, and a payment that doesn't eat half the paycheck. Most listings in this price band include anywhere from a quarter-acre lot in town up to a few irrigated acres on the outskirts, often with outbuildings, shop space, or room for horses.
The trade-off is distance. Richfield (population ~7,900) handles groceries, the regional hospital, and Sevier School District services about ten minutes north. Salt Lake City is roughly a 2.5-hour drive up I-15 and US-50; St. George is about 2.5 hours south. What you gain is access to Fishlake National Forest, Big Rock Candy Mountain, the Paiute ATV Trail system, and some of the darkest night skies in the lower 48. Summers run hot and dry, winters bring real snow but less than the northern valleys, and irrigation shares are a normal part of property ownership out here. Inventory in Central Valley is thin by nature — only a handful of homes change hands in a typical year — so the listings below represent most of what's currently on the market under the $500K mark.
June 2026 · Central Valley market
Live from the Utah MLS — what's actually happening in Central Valley right now.
Median sale
$346,162
1 closed in June 2026
Median DOM
28 days
listing → contract
Sale-to-list
96.4%
of final list price
Unsold inventory
13
active + pending
10 matching · page 1 of 1
Active listings
Prefer the map?
See all 10 homes under $500k on a map
Pan around Central Valley and refine by drawing your own boundary.
Common questions
About homes under $500k in Central Valley.
What does $500K actually buy in Central Valley? ▾
At this price point you can typically get a 3-4 bedroom home on anywhere from a quarter-acre to several acres, often with a detached shop or barn. Newer construction is limited, so most inventory is 1970s–2000s builds, with some newer modular and manufactured homes mixed in. Properties with usable acreage and water rights tend to push toward the upper end of the range.
Are there many active listings under $500K in Central Valley at any given time? ▾
Inventory is thin. Central Valley is a small town, and it's common to see only a handful of active listings — sometimes just one or two — at any moment. Most serious buyers also watch nearby Koosharem, Burrville, Annabella, and Richfield to widen the search.
Do homes in this price range usually include water rights? ▾
Often yes, but never assume. Irrigation shares through the local canal company are valuable and are typically itemized in the listing or title work. If you plan to keep livestock, irrigate pasture, or maintain a large garden, confirm exactly how many shares convey before you write an offer.
What are property taxes like in Sevier County? ▾
Sevier County has some of the lower effective property tax rates in Utah, generally running well under 1% of assessed value for a primary residence (the residential exemption knocks taxable value down to 55%). On a $400K home, annual taxes typically land in the $1,400–$1,800 range.
Can I get a conventional or USDA loan on rural properties here? ▾
Yes. Central Valley falls within USDA Rural Development eligible areas, which means qualified buyers can use zero-down USDA financing on most single-family homes. Conventional and FHA loans also work, though manufactured homes and properties with significant acreage sometimes need a portfolio or ag lender.
What's the nearest town with full services? ▾
Richfield, about 15 minutes north on SR-24/US-89, is the regional hub — Sevier Valley Hospital, Walmart, Snow College's Richfield campus, and the main grocery and hardware stores are all there. Salina, Monroe, and Loa are also within easy driving distance for smaller errands.