Beaver homes under $500K

In shortThe U.S. Census puts the typical Beaver home value at about $280,100 (ACS 2020-2024), so under $500K is the top of the usual price range: the largest in-town builds, the strongest rural parcels, and what is left of the Eagle Point mountain market after the 2026 fire. The listings come live from the MLS, priced high to low.

Set the frame: under $500K is the top of the usual price range, well above the middle and the threshold where the high end begins. At this number you are buying the best of what the valley and the Eagle Point mountain area offer, and each home starts to feel like a choice you make on purpose.

What the budget reaches here is the high end of each category. The largest newer detached homes on the east side and north end of town, with finished basements and full garages. The strongest rural parcels toward the valley rim, with real acreage, irrigation shares, and outbuildings toward Greenville, Adamsville, Manderfield, and North Creek. And Eagle Point property: the Polestar resort condos, West Village parcels with cleared pads, and cabin homes up Beaver Canyon. The mountain side of the market has changed this year. A fire in June 2026, the Cottonwood Fire, burned about 145 to 150 cabins and condos at Eagle Point. A flood in July then took out parts of SR-153, which stays closed to the public above town. UDOT does not expect general travel to resume until at least 2027, and the ski resort is shut for the 2026-27 season. Before you look at anything up there, ask about the road, the lot and what rebuilding might involve.

This is a patient end of the market, where recent sales set the price. Fewer buyers compete, homes take longer to sell, and the work is reading each property on its own merits. A standing pre-approval puts you in a position to act the day the right one posts.

Want to compare the ranges on both sides of this one? The under $400K page is the everyday market: the broadest mix in town. The over $500K page is the high end: custom builds, the best acreage, and estate-level mountain property. The Beaver guide covers both the town and the Eagle Point mountain area, and I can walk you through the recent sales.

How my dual role works. I am licensed in both real estate and mortgage lending. On any one purchase I take one role only, never both at once, and every role is disclosed. You are always free to choose your own agent and your own lender. The full explanation is on How I Work.

Between them, these pages cover all the Beaver homes for sale. Each one shows its own live feed and a write-up for that range. The lit tile marks this page.

Or set your own filters

At the top of the usual price range, almost everything is one of three kinds of property, and each is the best version of its type in a small mountain town. Knowing which one you are after focuses a search this selective.

Some weeks show plenty of in-town homes and almost no mountain listings, or the reverse. The listings at the top of this page will show which of these three shapes is listed this week. The Beaver guide covers the full town geography and the Eagle Point mountain area.

The range below and the high end above each hold a different kind of property, not a shrunk or stretched copy of this one. Each row below shows what shifts as the list price moves up or down a range. You are reading the middle column now.

A price tells you where to start, not what to buy. Choose the one or two things your home must have and the right column gets clear. Tell me what those are and I will help you pick the column.

Nearby towns each have their own set of price pages. Below, the three closest towns show where under $500K falls and which page to open.