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Homes Under $500,000 in Leeds, Utah
Leeds sits about 15 minutes north of St. George right off I-15, tucked between Silver Reef and the red cliffs of Pine Valley Mountain. It's a small town — under 1,000 residents — with a rural feel, larger lot sizes than you'll see in Washington or Hurricane, and quick access to Quail Creek and Sand Hollow for boating. Under $500K in Leeds typically gets you into older single-family homes on bigger parcels, manufactured homes on owned land, townhomes in the newer pockets near Silver Reef, or the occasional fixer with horse property potential. Because Leeds doesn't have the inventory volume of nearby St. George, listings in this price band move when they're priced right, and selection can be thin some months.
Climate-wise, Leeds shares the Southern Utah pattern — hot, dry summers in the high 90s to low 100s, mild winters that rarely see lasting snow, and roughly 250+ sunshine days a year. That means year-round outdoor use of patios, RV pads, and detached shops, which matter to a lot of buyers landing in this price range. Zion National Park is about 35 minutes east, the St. George Regional Airport is 20 minutes south, and Las Vegas is a two-hour drive. Property taxes in Washington County run low compared to the Wasatch Front, which stretches a sub-$500K budget further than it would in Salt Lake or Utah counties. Browse the active listings below to see what's currently on the market in Leeds under $500K.
April 2026 · Leeds market
Live from the Utah MLS — what's actually happening in Leeds right now.
Median sale
$900,000
1 closed in April 2026
Median DOM
6 days
listing → contract
Sale-to-list
100.5%
of final list price
Unsold inventory
6
active + pending
1 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in Leeds.
How many homes under $500K are typically available in Leeds at one time? ▾
Inventory in Leeds is thin — the town has fewer than 500 housing units total. At any given time, you may see anywhere from zero to a handful of listings under $500K. Setting up an MLS alert is the most practical way to catch new ones when they hit.
What kind of homes can I realistically get in Leeds for under $500K? ▾
Most options in this range are manufactured or modular homes on permanent foundations, older site-built homes from the 1980s-90s with 1,200-1,800 square feet, or smaller condos and townhomes in the Silver Reef community. Larger acreage parcels and newer builds generally price above $500K.
Are there HOA fees to watch for in this price range? ▾
It depends on the subdivision. Silver Reef and a few smaller pocket communities carry monthly HOA dues; most of central Leeds and the rural acreage parcels do not. Always check the listing for HOA status, fees, and CC&Rs before writing an offer.
Is well water or culinary water more common in Leeds? ▾
Most homes inside town limits are on Leeds Domestic Water Company culinary service. Properties on the outskirts may rely on a shared or private well, and some larger parcels carry separate irrigation shares. The water source affects both monthly cost and lending requirements, so confirm it early.
How does Leeds compare to nearby Hurricane or Washington for sub-$500K buyers? ▾
Hurricane and Washington have more inventory and newer construction under $500K, but lots are smaller and neighborhoods denser. Leeds trades selection for space, quiet, and proximity to BLM land and Silver Reef's ghost-town trails. Commute times to St. George are similar — 20 to 25 minutes.
Can I finance a manufactured home in Leeds with a conventional or FHA loan? ▾
Yes, if the home is on a permanent foundation, titled as real property, and built after June 1976. FHA, VA, and conventional loans all work for qualifying manufactured homes. Older units or those still on a chassis title typically require chattel financing instead.