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Homes Under $300,000 in Mt Pleasant, Utah
Mt Pleasant sits in Sanpete County, about 30 minutes south of Ephraim on Highway 89, and it's one of the few pockets left in Utah where $300,000 still buys a real house on a real lot rather than a starter condo. This is farm and ranch country at the base of the Wasatch Plateau, with Snow College nearby in Ephraim and a commute to Provo that runs 60-75 minutes depending on Spanish Fork Canyon traffic. Homes at this price point here tend to be older brick ranches and farmhouses from the 1900s-1970s, many on quarter-acre to full-acre lots, sometimes with a shop, barn, or irrigation share attached. Some need updating; others have already been redone by owners who wanted the acreage without the Wasatch Front price tag.
Buyers chasing homes under $300K in Mt Pleasant are usually looking for one of three things: a slower pace of life with room for animals or a garden, a rental or fix-and-flip project in a market where labor and land are still cheap, or a retirement or second home within striking distance of fishing at Gooseneck Reservoir and hunting on the plateau. Winters bring real snow and cold — expect lows in the teens and a wood stove or propane backup isn't unusual — so factor heating costs into any older home you're considering. Property taxes and insurance run noticeably lower here than in Utah County or Washington County, which stretches the budget further. Browse the active listings below to see what's currently on the market.
June 2026 · Mt Pleasant market
Live from the Utah MLS — what's actually happening in Mt Pleasant right now.
Median sale
$439,000
3 closed in June 2026
Median DOM
87 days
listing → contract
Sale-to-list
100.8%
of final list price
Unsold inventory
23
active + pending
41 matching · page 1 of 2
Active listings
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Common questions
About homes under $300k in Mt Pleasant.
What kind of home does $300K actually buy in Mt Pleasant? ▾
Most often it's a 2–3 bedroom older home on a deep lot inside the historic grid, frequently brick with original hardwoods and a detached garage or shed. You'll also see the occasional updated bungalow, a small rambler from the 70s–90s, or a manufactured home on its own land. Move-in-ready and fully renovated homes tend to push above $300K, so expect some cosmetic work at this price.
Are there many homes under $300K available in Mt Pleasant at any given time? ▾
Inventory is thin compared to bigger Utah markets — Mt Pleasant is a town of around 3,500 people, so active listings under $300K usually sit in the single digits. New listings move fast when they're priced right, especially in the spring and summer ahead of the Snow College academic year.
Is Mt Pleasant a reasonable commute to Provo or Nephi? ▾
Nephi is about 45 minutes north on Highway 132, and Provo is roughly 75–90 minutes depending on canyon conditions through Thistle. It's doable for hybrid schedules but most full-time commuters either work locally, in Ephraim, or remotely.
Do homes in this price range usually include irrigation water? ▾
Many of the older in-town lots come with shares in the Mt Pleasant Irrigation Company or pressurized secondary water, which is a big deal for keeping a large yard or garden green through Sanpete summers. Always verify shares are deeded with the property — they don't always transfer automatically, and replacement cost can run several thousand dollars.
What should I watch for on inspections in older Mt Pleasant homes? ▾
Knob-and-tube or aluminum wiring, original galvanized plumbing, undersized electrical panels, and aging furnaces or boilers are the common issues in the historic stock. Foundation settling on the 1800s brick homes is also worth a close look, along with roof age given the snow load at 5,900 feet.
Are property taxes lower in Sanpete County than along the Wasatch Front? ▾
Yes — Sanpete County's effective property tax rate is among the lower ones in Utah, and combined with the cheaper purchase price, total annual taxes on a sub-$300K home in Mt Pleasant often come in well under what a comparable Utah County home would owe. Confirm exact amounts with the county assessor before closing.