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Homes Under $300,000 in Monticello, Utah
Monticello sits at 7,069 feet on the east side of the Abajo Mountains in San Juan County, which makes it one of the few towns in Utah where sub-$300K still buys you a real house on a real lot — not a condo, not a fixer in a flood zone. The town runs about 2,000 people, leans heavily on ranching, the San Juan School District, and a steady trickle of Canyonlands and Blue Mountain tourism. Winters are genuinely cold (it gets more snow than Park City some years), summers stay in the 70s and 80s, and the night skies are dark enough that the town hosts an annual star party. For buyers priced out of Moab an hour north, Monticello is the practical alternative.
Inventory under $300K here typically means older single-family homes on quarter-acre to half-acre lots, a handful of manufactured homes on land, and the occasional small ranch parcel with an aging house on it. Expect 1960s–1990s construction, detached garages or carports, mature cottonwoods, and irrigation rights on some of the larger lots. Cash and conventional financing both work well in this price band, and USDA Rural Development loans are available throughout Monticello since the entire town qualifies as rural. Active listings turn over slowly — sometimes only a dozen homes hit the market in a given quarter — so it pays to set up alerts. Browse the current listings below to see what's on the market right now.
June 2026 · Monticello market
Live from the Utah MLS — what's actually happening in Monticello right now.
Median sale
$286,250
1 closed in June 2026
Median DOM
12 days
listing → contract
Sale-to-list
103.0%
of final list price
Unsold inventory
17
active + pending
30 matching · page 1 of 2
Active listings
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Common questions
About homes under $300k in Monticello.
What kind of home can I realistically get for under $300K in Monticello? ▾
Most listings in this range are 2-4 bedroom single-family homes built between the 1940s and 1990s, typically 1,000-1,800 square feet on lots from a quarter-acre up. You'll also see manufactured homes on owned land and the occasional cabin-style property. Move-in ready homes near the upper end of the range exist but go quickly.
How many homes under $300K are usually active in Monticello? ▾
Monticello is a small market — total active inventory often sits between 15 and 40 homes town-wide, with maybe 5 to 15 of those under $300K at any given time. Turnover is slow, so it pays to set up alerts rather than check once a week.
Are these homes on city water and sewer or well and septic? ▾
Homes inside Monticello city limits are generally on municipal water and sewer. Properties on the outskirts or in the surrounding county often run on a private well and septic system, which is worth confirming in the listing before you tour.
What are property taxes like in San Juan County? ▾
San Juan County has some of the lowest effective property tax rates in Utah, often well under 0.6% of market value on a primary residence with the homeowner exemption. On a $275,000 home that usually pencils out to roughly $1,000-$1,400 a year.
Is Monticello a reasonable place for remote workers under this budget? ▾
Yes — fiber internet has reached much of town through local providers, and the cost of living is well below the Wasatch Front. The trade-off is distance: the nearest commercial airport options are Moab (regional), Grand Junction, or Durango, each roughly 1.5 to 2.5 hours away.
Do USDA loans work in Monticello? ▾
Monticello qualifies as a USDA Rural Development area, so eligible buyers can use a USDA loan with zero down on most homes here, which is a real advantage at this price point. Income limits apply and the property has to meet USDA condition standards.