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Homes Under $500,000 in Tabiona, Utah
Tabiona is a small ranching community tucked into the Duchesne River valley on the back side of the Uinta Mountains, and the under-$500K price band is where most of the real activity happens here. At this level, buyers are typically looking at older farmhouses on a few acres, modest cabins, manufactured homes with land, or the occasional newer build on a rural lot. The town itself has a population of just a few hundred, one K-12 school, and a pace of life that's a world away from the Wasatch Front — yet you're still only about 45 minutes from Heber over Wolf Creek Pass and roughly 90 minutes from Salt Lake City when the road is clear.
What makes Tabiona compelling at this price point is what your money buys: acreage, irrigation potential, mountain access, and quiet. Elk and deer hunting units surround the area, the Uinta high country and Moon Lake are short drives away, and many properties carry water rights or room for horses. Winters are cold and snowy at 6,500 feet of elevation, so buyers should ask about heating systems, well depth, septic condition, and road maintenance before writing offers. Financing rural acreage can also take a lender familiar with USDA loans or properties on well and septic. Browse the active listings below to see what's currently on the market under $500,000 in Tabiona.
April 2026 · Tabiona market
Live from the Utah MLS — what's actually happening in Tabiona right now.
Median sale
$465,000
1 closed in April 2026
Median DOM
39 days
listing → contract
Sale-to-list
97.1%
of final list price
Unsold inventory
3
active + pending
8 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in Tabiona.
What kind of property does $500K actually buy in Tabiona? ▾
In Tabiona, under $500K usually gets you a single-family home on acreage, an older farmhouse with outbuildings, or a cabin-style build on a few wooded acres. Land is the bigger value driver than square footage out here — it's common to see 2-5 acres included at this price point. Fully remodeled homes with water rights tend to push past the $500K mark.
Are water rights typically included with homes in this price range? ▾
Sometimes, but not always. Many rural Tabiona properties carry irrigation shares tied to the Duchesne River or local ditch companies, and those shares can add significant value. Always ask the listing agent to confirm what water rights, if any, transfer with the sale — it's one of the most important questions in Duchesne County.
How far is Tabiona from Heber, Park City, and Salt Lake? ▾
Tabiona sits about 45 minutes east of Heber over Wolf Creek Pass, roughly an hour from Park City, and around 90 minutes to Salt Lake City. Wolf Creek Pass can get snowy in winter, so factor that into your commute or weekend-travel plans.
Is well and septic standard for homes out here? ▾
Yes. Tabiona is unincorporated rural Duchesne County, so almost every home runs on a private well and septic system rather than municipal utilities. Buyers should budget for well flow tests and septic inspections during due diligence, and ask about the age and condition of both systems.
Can I get a conventional mortgage on these rural properties? ▾
Usually yes, though acreage-heavy listings or fixer-uppers sometimes need a renovation loan or a portfolio lender. USDA Rural Development loans are also worth a look in Tabiona since the area qualifies geographically. Talk to a lender experienced with rural Utah properties before writing offers.
How many homes under $500K are typically active in Tabiona? ▾
Tabiona is a small market — inventory often sits in the single digits, and the under-$500K segment can be even tighter. New listings move quickly when they're priced right, so it pays to set up MLS alerts and be ready to tour on short notice.