Live Beaver listings, filtered
The typical Beaver home is valued right around $350,000, so under $400K reaches just past the middle of the market. This is the broadest everyday supply in a mountain-valley town of about 3,600: updated ramblers, post-2000 infill, and the first rural acreage, 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: I set Beaver's price bands from the inventory actually listed here, so they track how buyers in Beaver really search. under $400K takes in the broadest mix the town has. In a market of about 1,427 housing units, that still means a smaller grid than buyers come from in bigger markets, but this is where you find the most consistent supply and the widest range of what Beaver actually holds, from the value end below the typical home value up through the first newer builds and rural parcels above it.
This bracket buys a real detached home on a real lot. Updated mid-century ramblers in the established grid, post-2000 infill on newer lots, and occasionally the older stone or brick houses in move-in condition. Most of the post-2000 infill added to the town's housing stock is concentrated in this range, and it tends to be single-story with a yard rather than attached. Toward the top of the bracket, the first rural acreage parcels out toward the valley hamlets of Greenville, Adamsville, and Manderfield begin falling within reach.
Competition is the steadiest here. More buyers shop this everyday bracket than any other, and a well-priced move-in-ready home still draws multiple offers in spring. A pre-approval in hand keeps you from being the buyer who sees the right one and cannot move. Winter slows things enough to breathe a little.
Weighing this against the bracket below or the next rung up? The under $300K page is the entry floor, thinner and faster. The under $500K page is the top of the standard market, where the cleanest newer builds, the strongest rural parcels, and the Eagle Point mountain product show up. The cost of living page sets the wider budget picture, and I am happy to talk through what this bracket actually looks like right now.
One rung up: under $500K is the top of the standard Beaver market: the largest in-town builds, the strongest rural parcels, and the first developed Eagle Point mountain product. The step buys the best of what the area offers before the high-end cap.
One rung down: under $300K is the entry floor in Beaver: older ramblers, manufactured homes, and homes that need work. Less supply and faster competition than this page.
Either way: The bracket is a search filter, not a verdict. Tell me the must-haves and I will tell you which rung they live on.
What the money buys
Almost everything in this bracket is one of three kinds of home, and across the everyday range the balance runs from move-in-ready established stock up to the first newer builds and rural parcels. Knowing which of the three you are after focuses the search.
The signature of the Beaver everyday market: single-story detached homes in the established grid that have had a kitchen, bath, or systems update. Move-in condition, real lots, and the most reliable supply in this bracket.
The trade: an older build decade in exchange for the most consistent move-in supply at an everyday price.
Newer detached homes built on remaining in-town lots since 2000, often with current floor plans and updated systems. These homes represent the newer additions to the town's housing stock built since 2000.
The trade: a newer-lot setting that may be farther from the historic center in exchange for newer construction and lower near-term upkeep.
Rural parcels toward Greenville, Adamsville, and Manderfield on the valley rim, the first land-heavy option to fall within reach. Horse property and irrigation ground start to appear at the top of this bracket.
The trade: distance from the town center in exchange for land, a larger footprint, and the rural character of the valley hamlets.
Any single week leans heavier in one shape than another. The live grid below settles which is real right now. The Beaver guide maps the town's geographic areas if you want a feel for the neighborhoods before you browse.
Hold, stretch, or step down
The bracket below and the bracket above buy a different kind of home, not a smaller or bigger version of this one. Here is the honest, list-price read on what changes when you cross a line. The middle column is this page.
| Comparison point | Under $300K | Under $400KThis page | Under $500K |
|---|---|---|---|
| Typical home shape | Mid-century ramblers, manufactured homes, and fixers | Updated ramblers, post-2000 infill, and the first rural acreage | The largest in-town builds, the strongest rural parcels, and mountain product |
| What you usually give up | Move-in condition and reliable supply | Some of the very lowest absolute price | The most budget in the standard market |
| What you usually gain | The lowest price in the market | The most listings and the widest choice in a thin market | The largest footprints, the best rural infrastructure, and mountain access |
| Where it tends to land you | Older grid blocks and valley hamlet parcels | The established grid and newer in-town infill lots | The top in-town builds, the strongest rural positions, and Eagle Point |
| How the competition feels | Thin and fast: the sound ones draw immediate attention | The busiest bracket in a thin market | Patient and selective, rarely rushed at the top of a small market |
The rung is a starting filter, not a verdict. The right one comes down to the one or two must-haves driving your search. Tell me what those are and I will tell you which line to shop.
Priced high to low
Fed straight from the local MLS and capped at $400,000: new Beaver listings across the everyday market appear here as they list, and sold homes drop off. Use the on-grid filters to set your own floor and 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, under $300k.
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
This is the most active part of a thin market. Readiness and a clear must-have list win it.
In the everyday bracket, a pre-approval letter separates the buyers who can act from the ones who cannot. In a market this size, the right home can draw attention fast.
Decide up front: updated rambler in the grid, newer infill on a quieter lot, or the first rural parcel out toward the hamlets. One clear priority narrows the search in a market where the total pool is small.
This is the steadiest bracket in Beaver, but well-priced move-in homes still move in spring. Seeing a fit the morning it lists keeps you ahead of the competition.
Understanding what a finished basement, an updated kitchen, or a half-acre lot is genuinely worth in this market is where local experience pays off. Walk the buying process and the art of the offer whenever you want the detail.
This bracket is the heart of the Beaver market, but it is still a small grid. Tell me your range and your must-haves and I will flag the right homes the morning they list.
Selling a Beaver home under $400K? 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 everyday market: the broadest mix in a mountain-valley town of about 3,600. Updated mid-century ramblers in the established grid, post-2000 infill on newer lots, occasionally historic stone or brick in move-in condition, and the first rural acreage parcels toward the valley hamlets. This is the widest choice in a thin market. The live listings above settle which is real right now.
I set Beaver's price brackets from the inventory actually listed here, so they track how buyers in Beaver really search. Under $400K covers the everyday market, from the value end up through the first newer builds and rural parcels.
Yes, though that is the entry floor, the thinnest, fastest slice of the market. The under $300K page covers it: older ramblers, manufactured homes, and homes that need work.
A well-priced move-in home in the everyday bracket can draw multiple offers in spring. Winter is calmer. Beaver is a thin market, about 1,400 units total, so the right listing at the right price still moves quickly. This page sorts high to low by price so you see fits at the top.
Very often, yes. Most of the everyday Beaver stock is already single-story: ramblers are the dominant type in the established grid, and many of the post-2000 in-town builds are single-story with full basements.
A pre-approval letter and a short, honest must-have list. In the everyday bracket of a thin market, a well-priced move-in home can go quickly, so being organized before you start touring keeps you in the running.