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Homes Under $500,000 in Rush Valley, Utah
Rush Valley sits on the west side of the Oquirrh Mountains in Tooele County, about 50 miles southwest of Salt Lake City and roughly an hour from the SLC airport. It's a rural ranching community of fewer than 500 residents, where parcels tend to run larger than what you'd see on the Wasatch Front and properties often come with outbuildings, water shares, or room for horses. Under $500K in Rush Valley still buys real acreage in many cases — manufactured homes on multi-acre lots, older site-built farmhouses, and the occasional newer build on the edge of town. That price point won't always get you new construction, but it goes considerably further here than it does in Tooele City or Stansbury Park 20 minutes north.
Buyers drawn to this price range in Rush Valley are usually trading commute time for land, quiet, and dark skies. Winters bring real snow at this elevation (around 5,100 feet) and summers stay drier and cooler than St. George but warmer than Park City. Wells and septic systems are the norm rather than municipal hookups, so inspections matter more than they would in a subdivision. Tooele County School District serves the area, and Dugway, Tooele Army Depot, and the growing logistics corridor along I-80 are the main local employers. Browse the active listings below to see what's currently on the market under $500K.
November 2025 · Rush Valley market
Live from the Utah MLS — what's actually happening in Rush Valley right now.
Median sale
$917,800
1 closed in November 2025
Median DOM
51 days
listing → contract
Sale-to-list
92.1%
of final list price
Unsold inventory
—
active + pending
8 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in Rush Valley.
What kind of home does $500K actually buy in Rush Valley? ▾
At this price point you're typically looking at manufactured or modular homes on 1-5 acres, older site-built homes on larger parcels, or smaller newer builds. Lot size tends to be the headline feature — it's common to see 2+ acres included, which is almost unheard of at this price closer to Salt Lake.
Are most homes on well and septic? ▾
Yes. Rush Valley is rural and most properties run on private wells and septic systems rather than municipal water and sewer. Ask for recent well flow tests, water rights documentation, and septic inspection records — these are standard due-diligence items out here.
How long is the commute to Salt Lake City? ▾
Plan on about an hour to downtown Salt Lake in good conditions, going through Tooele and over I-80. Winter storms can add significant time, so many buyers commuting daily either work hybrid schedules or have jobs at Tooele Army Depot, Dugway Proving Ground, or the warehouses along I-80.
Can I keep horses or livestock on these properties? ▾
Most parcels in Rush Valley are zoned to allow horses, cattle, chickens, and other livestock, and many already have corrals, loafing sheds, or barns in place. Confirm specific zoning and any water rights for irrigation with Tooele County before writing an offer.
How active is the Rush Valley market under $500K? ▾
Inventory is thin — Rush Valley is small, so there are often only a handful of active listings at any price point. Homes that are priced right and have usable acreage tend to move quickly, while overpriced or hard-to-finance manufactured homes can sit longer.
Will a standard mortgage work on these properties? ▾
Conventional, FHA, VA, and USDA loans can all work in Rush Valley, and USDA rural development financing is often a strong fit here. Manufactured homes need to meet age and foundation requirements for most loan programs, so confirm the home's classification and HUD tags early in the process.