Live Beaver listings, filtered
The typical Beaver home is valued right around $350,000, so over $500K is the top of the Beaver market, a small and distinct slice that runs on its own clock. This is custom builds, the best equestrian and acreage properties, and the estate-level mountain product at Eagle Point, fed live from the MLS and priced high to low.
In a hurry? Skip to the listings or see how the price rungs trade.
This page's filter
Want it narrower? Tell me your exact spec.
The local read
Here is the frame: with the typical Beaver home valued right around $350,000, over $500K is the top of the market in a mountain county seat of 3,600 people. This is not a larger version of the mid-market. These are custom builds, the best equestrian and acreage properties on the valley rim and in the hamlets, and the most refined mountain product up Beaver Canyon, and they trade slowly, on their own terms.
What lives at the top of Beaver's ladder is genuinely distinct. Custom and architect-touched homes on the valley floor, often with shops, oversized garages, and finished-out lower levels, sitting on lots that carry no equivalent in any lower bracket. The best equestrian parcels toward Greenville, Adamsville, and Manderfield, with deep irrigation rights and outbuildings that took decades to build out. And at Eagle Point, the premium end of Tushar Mountain Estates and the best of the West Village and Polestar product, where architecture and access carry as much of the value as the square footage.
This is the most patient, comp-driven end of a thin market. Very few properties trade here in any given year, true comparables are scarce, and each listing is evaluated on its own attributes. A standing pre-approval or proof of funds keeps you credible when a genuine fit appears.
Want the brackets just below? The under $500K page is the top of the standard market, and the under $400K page covers the everyday market beneath it. The Beaver guide covers the town, the valley hamlets, and the Eagle Point micro-market, and I am glad to talk through the high end.
The ceiling: There is no rung above this one. Over $500K is the top of the Beaver ladder, so the differences here are about land, architecture, and mountain access rather than the next price band.
One rung down: under $500K is the top of the standard market: the largest in-town builds, the strongest rural parcels, and the more developed Eagle Point product, with more inventory and a somewhat faster pace than the custom tier.
Either way: The bracket is a search filter, not a verdict. Tell me what the property has to do, whether that is acreage, a shop, a view, or a custom build, and I will tell you where it actually lives.
What the money buys
The high end of the Beaver market is small and distinct, but it sorts into three types of property. Each is bought for a different reason, whether architecture, land, or mountain access, and knowing which focuses a thin, patient search.
Bespoke builds on the valley floor with designed interiors, shops or oversized garages, and finished lower levels. These are one-of-a-kind properties with no direct equivalent in any lower bracket. Inventory is rare by nature.
The trade: a longer search and a patient timeline in exchange for a custom home built to specifications no resale property can match.
The top rural parcels on the valley rim, toward Greenville, Adamsville, Manderfield, and North Creek, with deep irrigation rights, full outbuilding infrastructure, and the land and privacy that define the high end of Beaver County agriculture.
The trade: distance from the town center in exchange for land, water rights, and an established rural infrastructure that took generations to build.
The best of Tushar Mountain Estates and West Village at Eagle Point, plus the premium Polestar condo units coming online at the resort. Resort-adjacent at roughly 10,000 feet, with the full range of winter-access and county-permit realities that come with mountain property in Beaver County.
The trade: winter-logistics complexity and county-permit research in exchange for one-of-a-kind mountain access and resort proximity.
Inventory at the top of the Beaver market is thin and turns over slowly, so any given week may show only a handful across all three shapes. The live grid below shows what is on the market right now. The Beaver guide covers the full geography: valley, hamlets, and mountain.
Hold, or step down
The two brackets below buy a different kind of property, not a smaller version of what is here. Here is the honest, list-price read on what changes as you reach the top. The right column is this page.
| Comparison point | Under $400K | Under $500K | Over $500KThis page |
|---|---|---|---|
| Typical home shape | Updated ramblers, post-2000 infill, and the first rural acreage | The largest in-town builds, most developed rural properties, and Eagle Point product | Custom builds, the best equestrian acreage, and premium mountain property |
| What you usually give up | Custom finish, the best acreage infrastructure, and premium mountain access | Full custom level and the most developed land and mountain property | Time, mostly: the high end in a thin market trades slowly |
| What you usually gain | More listings and more options across the everyday market | The largest footprints, the strongest rural positions, and resort-adjacent access | Full custom homes, the best land, and one-of-a-kind mountain estates |
| Where it tends to land you | The established grid and newer in-town infill lots | The largest in-town positions and the developed Eagle Point product | Custom-build lots anywhere in the valley and the best mountain positions |
| How the competition feels | The busiest bracket in a thin market | Very slow and comp-driven at the top of a small market | The slowest, most patient end, found by watching |
The rung is a starting filter, not a verdict. At the top, the right property comes down to land, architecture, and mountain access. Tell me what matters most and I will tell you where to watch.
Priced high to low
Fed straight from the local MLS with a floor of $500,000: new high-end Beaver listings appear here as they list, and sold homes drop off. Use the on-grid filters to raise the floor further or narrow by beds, baths, or type.
See every listing on the map
The full Beaver inventory with the map, list view, and search filters. No account needed to look.
Hear about new matches first
Tell me what you are after and I will flag new listings that fit, usually the morning they go live.
This bracket too tight?
Browse every Beaver listing, or slide the ladder: under $500k.
If the grid looks thin today, that is the real market, not a glitch: inventory in this bracket moves in waves and some weeks it genuinely runs lean. Tell me what you are after and I will flag the next match as soon as it lists.
Listing information comes from the local MLS and is deemed reliable but not guaranteed.
A four-step play
The high end of the Beaver market rewards patience and a careful read over speed. With thin inventory and scarce comparables, the work is watching the market and knowing value when it lists.
At the top, sellers expect a serious, ready buyer. A current pre-approval letter or proof of funds keeps you credible when a genuine fit appears in a market where listings are rare.
Custom architecture, equestrian acreage, or mountain access. At this level the property is bought for one or two defining features, so naming them keeps a long, patient search focused.
Premium Eagle Point product means county jurisdiction, winter-access planning, county permits for short-term rentals, and a different financing profile than in-town property. I walk through all of it before any offer goes in.
With few true comparables at the top of a thin market, judging value is the entire task. That is where 20-plus years of working Southern Utah earns its keep. Walk the buying process and the art of the offer whenever you want the detail.
The top of the Beaver market is thin, patient, and one-of-a-kind. Tell me what the property has to do, whether that is acreage, a custom build, or mountain access, and I will watch the market with you and read the comps before you offer.
Selling a Beaver home over $500K? The buyers reading this page are searching for exactly what you have. List it with me, Scott Buehler, and it gets featured across MovingUtah, on the pages they are already reading.
Quick answers
The high end: custom and architect-touched homes on the valley floor with shops and finished lower levels, the best equestrian and acreage parcels on the valley rim with deep irrigation rights, and premium mountain property at Eagle Point including Tushar Mountain Estates and the Polestar resort condos. These are one-of-a-kind properties, not larger versions of mid-market homes. Inventory is thin. Let the live listings above show what is on the market now.
It is small, distinct, and very slow. Over $500K is the top of the ladder, a thin slice of a market of roughly 1,400 total units. True comparables are scarce, and each property is evaluated on its own attributes.
The under $500K page is the top of the standard market: the largest in-town builds, the strongest rural parcels, and the more developed Eagle Point product, with more inventory and a somewhat faster pace than the custom and estate tier on this page.
Often months, and that is the normal rhythm at the top rather than a warning sign. Very few properties trade here each year, buyers are few, and each listing is evaluated on its own merits. This page sorts high to low by price so you catch a rare fit near the top.
Yes. Many of the custom homes and the best rural properties at the top of the market include a single-story main floor, sometimes with a finished walkout lower level.
A current pre-approval letter or proof of funds and a clear sense of the one or two features that define the property for you: custom architecture, equestrian acreage, or mountain access. At the high end of a thin market, patience and a careful comp read matter far more than speed.