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Homes Under $500,000 in Manti, Utah
Manti sits in the middle of Sanpete County about two hours south of Salt Lake on US-89, and it's one of the few Utah towns where a $500,000 budget still gets you real house plus real land. The town is anchored by the white limestone Manti Utah Temple on the hill, the annual Mormon Miracle Pageant grounds, and Snow College just up the road in Ephraim. Most of the housing stock is a mix of older brick pioneer-era homes near Main Street, mid-century ramblers on quarter-acre lots, and newer builds on the south and east edges of town where alfalfa fields are slowly being subdivided. Under $500K in Manti is the meat of the market — not the bottom — so the selection typically includes 3-4 bedroom homes with garages, shop space, or room for a horse.
Buyers moving here are usually relocating from the Wasatch Front for breathing room, retiring near family, or working remotely and trading commute time for acreage. Winters are cold (Manti sits at about 5,600 feet and gets real snow), summers are dry and warm but milder than St. George, and the surrounding Manti-La Sal National Forest puts hunting, ATV trails, and Palisade State Park within a short drive. Property taxes in Sanpete County run noticeably lower than Utah or Salt Lake County, which stretches the budget further. Browse the active listings below to see what's currently on the market under $500,000.
April 2026 · Manti market
Live from the Utah MLS — what's actually happening in Manti right now.
Median sale
$312,375
2 closed in April 2026
Median DOM
6 days
listing → contract
Sale-to-list
97.6%
of final list price
Unsold inventory
24
active + pending
31 matching · page 2 of 2
Active listings
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Common questions
About homes under $500k in Manti.
What does $500K buy in Manti right now? ▾
In Manti, $500K is closer to the upper end of the market than the entry point. Most sales land in the $300K–$450K range, which typically gets you a 3–4 bedroom home on a standard lot, sometimes with a shop, garden space, or a partially finished basement. Newer builds on the south and west sides push closer to the cap.
Are there many homes under $500K available in Manti? ▾
Yes — the majority of Manti's inventory falls under $500K. It's a small town of roughly 3,500 people in Sanpete County, and pricing reflects that rural setting rather than Wasatch Front numbers. Selection ebbs and flows seasonally, with more listings hitting in spring and summer.
What's the commute like from Manti to bigger job centers? ▾
Manti sits on Highway 89 about 2 hours south of Salt Lake City and roughly an hour from Provo via the Nephi route. Most local employment is tied to Snow College in Ephraim (15 minutes north), Sanpete Valley Hospital, agriculture, and the LDS Manti Temple. Many remote workers buy here for the lower cost of living.
Do these homes typically come with land or outbuildings? ▾
Plenty of properties under $500K in Manti include a quarter-acre to a full acre, and detached shops, barns, or chicken coops are common given the agricultural roots of the area. If acreage or horse property matters to you, narrow the search by lot size — there are options in this price range.
What should buyers know about water and irrigation here? ▾
Many older Manti lots carry irrigation shares from the Manti Irrigation Company, which is a real perk for gardens and pastures during hot Sanpete summers. Shares don't always transfer automatically with the sale, so confirm with the seller and the irrigation company before closing.
Is financing straightforward on Manti homes at this price point? ▾
For most homes under $500K, conventional, FHA, and VA loans all work. USDA Rural Development loans are also worth asking about — much of Sanpete County qualifies, and that opens the door to zero-down financing for buyers who meet income limits.