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Homes Under $500,000 in Orangeville, Utah
Orangeville sits in Emery County along the base of the Wasatch Plateau, about two hours south of Provo and roughly 2.5 hours from Salt Lake City's airport. It's a small, quiet town of fewer than 1,500 residents where the pace is deliberate and the landscape — canyon country bleeding into high-elevation meadows — does a lot of the selling on its own. What draws serious buyers here isn't a trendy zip code; it's the value. Homes under $500,000 in Orangeville represent the overwhelming majority of the local market, which means buyers in this price range have genuine options: single-family ranch homes on large lots, properties with acreage, and older but solid construction that's been updated over the years. Median home prices in Emery County routinely run well below the Wasatch Front average, so $400K–$500K can buy meaningful square footage and real land here — not a starter condo.
The area attracts a specific kind of buyer: remote workers who want a mortgage payment that doesn't require two professional salaries, retirees leaving the crowded Wasatch Front corridor, and outdoor enthusiasts who want quick access to the San Rafael Swell, Joe's Valley Reservoir, and the Manti-La Sal National Forest. Winters in Orangeville are cold — expect lows in the teens — and summers are warm but not the blast-furnace heat of St. George. The local school district is the Emery County School District, a small rural system with tight-knit communities at each campus. If the sub-$500K range is your target, Orangeville is worth a hard look. Browse the active listings below to see what's currently on the market.
May 2026 · Orangeville market
Live from the Utah MLS — what's actually happening in Orangeville right now.
Median sale
$291,450
1 closed in May 2026
Median DOM
22 days
listing → contract
Sale-to-list
100.5%
of final list price
Unsold inventory
4
active + pending
7 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in Orangeville.
What does $500K actually buy in Orangeville? ▾
In Orangeville, $500K is closer to the top of the market than the middle. At this price point buyers can typically get a well-maintained 3-4 bedroom home on a larger lot, often with outbuildings, a shop, or a few acres for animals. Newer construction or fully remodeled homes with acreage tend to push toward or past this number.
How many homes under $500K are usually on the market in Orangeville? ▾
Orangeville is a small town of roughly 1,400 residents, so inventory is thin year-round. It's common to see only a handful of active listings at any given time, and homes priced under $500K make up the majority of what's available. Setting up MLS alerts is the most practical way to catch new listings.
Are there financing programs that help in this price range? ▾
Yes. Much of Emery County qualifies for USDA Rural Development loans, which allow 0% down for buyers who meet income limits. FHA and VA loans also work well under $500K here, and conventional loans are straightforward since most homes appraise without issue at these prices.
What's the property tax situation in Orangeville? ▾
Emery County has some of the lower effective property tax rates in Utah, often landing around 0.55-0.65% of assessed value. On a $400K home that typically works out to roughly $2,200-$2,600 per year, which is meaningfully less than buyers see along the Wasatch Front.
Can I find acreage under $500K here? ▾
Often, yes. Unlike most of Utah, Orangeville and the surrounding Castle Valley still offer homes on half-acre to multi-acre parcels within this budget. Properties with irrigation shares, horse setups, or shop space do exist under $500K, though they move quickly when priced right.
What's the commute like from Orangeville? ▾
Most working residents commute to Castle Dale, Huntington, Price, or the Huntington and Hunter power plants — all within 10 to 30 minutes. Salt Lake City is about 2.5 hours northwest via Highway 6, so this is a place for people who want to live in rural Emery County, not commute to the Wasatch Front.