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Homes Under $500,000 in Oak City, Utah
Oak City sits at the base of the Canyon Mountains in Millard County, about two hours south of Salt Lake on I-15 and a short drive from Delta and Fillmore. It's a small farming town — under 600 residents — with deep pioneer roots, irrigation ditches running through yards, and the kind of quiet that drew people out here in the first place. Under $500K covers most of what trades hands in Oak City: older brick farmhouses on large lots, mid-century ramblers along Main and Center, manufactured homes on acreage, and the occasional newer build on a half-acre or more. Land tends to come with the house here, which is part of the appeal for buyers priced out of the Wasatch Front.
Buyers shopping this price point in Oak City are usually one of three groups: retirees from Utah County wanting space and a slower pace, remote workers willing to trade fiber speeds for elbow room, or families with ties to Delta's mining and power-plant jobs at IPP. Winters are cold but drier than up north, summers are hot with cool nights thanks to the elevation around 5,100 feet, and the night skies are some of the darkest in the state. Oak City Canyon and the Forest Service campground sit right at the edge of town for hiking and ATV access. Inventory is thin — sometimes only a handful of homes are listed at any given time — so it pays to check back often. Browse the active listings below to see what's currently on the market under $500K.
May 2026 · Oak City market
Live from the Utah MLS — what's actually happening in Oak City right now.
Median sale
$475,000
2 closed in May 2026
Median DOM
93 days
listing → contract
Sale-to-list
97.1%
of final list price
Unsold inventory
1
active + pending
1 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in Oak City.
How many homes under $500K are typically for sale in Oak City? ▾
Oak City is a small town and inventory stays low — often just two to six active listings at any given moment, and sometimes zero. Most homes that come up fall under the $500K mark, so the bigger challenge is timing rather than budget. Setting up a saved search with email alerts is the practical way to catch new listings.
What kind of property does $500K buy in Oak City? ▾
At or near $500K you can usually get a updated three- or four-bedroom home on a half-acre to a full acre, often with mature trees, outbuildings, water shares, or a shop. Below $300K you'll see older homes needing work, manufactured housing, or smaller lots in town. Land and outbuildings drive a lot of the value here more than square footage does.
Do Oak City homes come with water rights or shares? ▾
Many do. Oak City Irrigation Company shares are common with larger lots and matter a lot if you plan to keep a garden, pasture, or animals. Always confirm the share count and whether it transfers with the deed — your agent and the title company should verify this before closing.
What's the commute like from Oak City to bigger job centers? ▾
Delta is about 20 minutes northwest and has grocery, schools, and jobs tied to the Intermountain Power Plant. Fillmore is roughly 25 minutes south with county services and I-15 access. Provo is about 90 minutes north, and Salt Lake roughly two hours — doable for occasional trips but not a daily commute for most people.
Are USDA rural development loans an option here? ▾
Yes. Oak City qualifies as a USDA-eligible rural area, which means buyers who meet income limits can finance with zero down through a USDA loan. That's a meaningful tool at this price point and worth asking a local lender about before you start writing offers.
What should I check on older Oak City homes? ▾
Many homes in town are 50+ years old, so pay attention to roof age, electrical panels, septic system condition (most properties are on septic, not city sewer), well versus culinary water, and any older outbuildings. A thorough inspection plus a separate septic inspection is money well spent out here.