bds
|
ba
|
sqft
ac lot
|
car garage
|
|
Homes Under $500,000 in Loa, Utah
Loa is the quiet seat of Wayne County, a high-desert ranching town at just over 7,000 feet on Highway 24 between Richfield and Capitol Reef National Park. Homes under $500K make up the bulk of what trades here — this isn't Park City or St. George, and that's the appeal for buyers priced out of the Wasatch Front. In this range you'll typically see older village homes on big in-town lots, mid-century ranchers along 100 North and Main, newer builds in the small subdivisions south of town, and the occasional manufactured home on an acre or two in Lyman or Fremont just up the road. Many properties come with irrigation shares, outbuildings, or room for horses, which is part of why people move here in the first place.
The trade-off is remoteness: the nearest hospital and full grocery selection are in Richfield, about an hour over the mountain, and Salt Lake is a 3.5-hour drive. What you get in return is dark skies, real winters, hay fields, easy access to Fish Lake and Capitol Reef, and a tight community where the high school football games still pull a crowd. Inventory in Loa is thin — sometimes only a handful of active listings county-wide — so under-$500K homes that check the right boxes tend to move when they hit the market. Browse the active listings below to see what's currently available in Loa and the surrounding Rabbit Valley towns.
September 2025 · Loa market
Live from the Utah MLS — what's actually happening in Loa right now.
Median sale
$81,900
1 closed in September 2025
Median DOM
157 days
listing → contract
Sale-to-list
92.0%
of final list price
Unsold inventory
1
active + pending
5 matching · page 1 of 1
Active listings
Prefer the map?
See all 5 homes under $500k on a map
Pan around Loa and refine by drawing your own boundary.
Common questions
About homes under $500k in Loa.
What kind of home does $500K buy in Loa? ▾
In Loa and the surrounding Rabbit Valley towns (Lyman, Bicknell, Fremont, Torrey), $500K is solidly mid-to-upper market. That budget typically reaches updated 3-4 bedroom homes on larger lots, newer manufactured or modular homes on acreage, or older farmhouses with outbuildings and irrigation shares. Raw land with a small cabin can come in well under that number.
Are most homes in Loa on well and septic? ▾
Loa itself has municipal water and sewer for in-town properties, but anything on the outskirts or in Lyman, Fremont, and the surrounding ranch land is usually on a well and septic system. Ask for well logs and septic inspection records before closing — production rates and water rights vary a lot in Wayne County.
How long is the drive to bigger services from Loa? ▾
Richfield is about an hour northwest over the mountain and has the nearest hospital, Walmart, and chain stores. Salt Lake City is roughly 3.5 hours north, and Capitol Reef National Park sits about 30 minutes east through Torrey. Most Loa residents make a Richfield run every week or two for major errands.
Is Loa a year-round community or mostly seasonal? ▾
Loa is a working year-round town — it's the Wayne County seat, home to the county offices, the high school, and ranching families who have been there for generations. That's different from Torrey, which leans more seasonal because of Capitol Reef tourism. Winters are cold and snowy at 7,000 feet, but the roads stay open and life keeps moving.
Can I find acreage under $500K around Loa? ▾
Yes — this is one of the few places in Utah where a home on 1-5 acres is still attainable under $500K, and you'll sometimes see larger parcels with irrigation rights in that range too. Check whether water shares from the Fremont River system convey with the property, since those add real value for pasture or hay.
What should buyers know about the elevation and climate? ▾
Loa sits at about 7,060 feet, so summers are mild (highs in the low 80s) and winters are genuinely cold with snow on the ground from December through March. Garden seasons are short, heating costs run higher than St. George or the Wasatch Front, and you'll want a home with good insulation and a reliable wood or propane backup.