Live Beaver listings, filtered
The typical Beaver home is valued right around $350,000, so under $500K is the top of the standard market: the largest in-town builds, the strongest rural parcels, and the most developed Eagle Point mountain product before the high-end cap. Fed live from the MLS and priced high to low.
In a hurry? Skip to the listings or see how the price rungs trade.
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The local read
Set the frame: with the typical Beaver home valued right around $350,000, under $500K is the top of the standard market, well above the middle and the threshold where the high end begins. At this number you are buying the best of what the valley floor and the mountain micro-market offer, and the properties start to feel like deliberate choices rather than available options.
What the budget reaches here is the high end of each category. The largest newer detached homes in the in-town grid, 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 more developed Eagle Point product: the new Polestar resort condos, the West Village at Eagle Point parcels with cleared pads, and the more finished cabin-style homes in Beaver Canyon at a price below the full custom tier.
This is a patient, comp-driven end of the market. Fewer buyers compete, homes take longer to sell, and the work is reading each property on its own merits. A standing pre-approval keeps you ready when the right one lists.
Looking at the brackets on either side? The under $400K page is the everyday market: the broadest mix in town, with more listings. The over $500K page is the high end: custom builds, the best acreage, and estate-level mountain product. The Beaver guide covers both the town and the Eagle Point micro-market, and I am happy to walk the comps with you.
One rung up: over $500K is the high end of the Beaver market: custom builds, the best acreage and equestrian properties, and the most refined mountain estates. It runs on its own, slower clock.
One rung down: under $400K is the everyday bracket: updated ramblers, post-2000 infill, and the first rural acreage, with more inventory and a touch more activity 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
At the top of the standard market, almost everything is one of three kinds of property, and each is the best version of its type in a small-city mountain market. Knowing which one you are after focuses a search this selective.
The top of the in-town detached market: larger post-2000 homes with finished basements, full garages, and the best current finishes in the grid. These are the homes that use all of the budget rather than leaving room to grow.
The trade: an in-town setting in exchange for the largest footprint and the best finishes the valley floor can deliver.
Real acreage toward Greenville, Adamsville, Manderfield, and North Creek, with irrigation shares, outbuildings, and established infrastructure. Horse property in its most developed form before the custom and estate tier.
The trade: distance from the town center in exchange for the most developed rural parcels the valley rim has to offer at a standard-market price.
More finished mountain property: the new Polestar resort condos that began coming online for the 2025-26 season, cleared West Village at Eagle Point parcels, and the more developed cabin-style homes in Beaver Canyon. Each carries winter-access and county-permit realities to understand before closing.
The trade: winter-logistics complexity and county-permit research in exchange for resort-adjacent mountain property at the top of the standard price ladder.
Any single week leans heavier in one shape than another in a market this selective. The live grid below settles which is real right now. The Beaver guide covers the full town geography and the Eagle Point micro-market.
Hold, stretch, or step down
The bracket below and the high end above buy a different kind of property, 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 $400K | Under $500KThis page | Over $500K |
|---|---|---|---|
| Typical home shape | Updated ramblers, post-2000 infill, and the first rural acreage | The largest in-town builds, the strongest rural parcels, and developed mountain product | Custom builds, the best acreage, and estate-level mountain property |
| What you usually give up | The largest builds and the most developed rural and mountain product | The most budget in the standard market, and custom-level finish | Patience, mostly: the high end trades slowly |
| What you usually gain | The most listings and the widest choice in a thin market | The largest footprints, the best rural infrastructure, and resort mountain access | Full custom finish, the best acreage, and one-of-a-kind mountain estates |
| Where it tends to land you | The established grid and newer in-town infill lots | The top in-town builds, the strongest rural positions, and Eagle Point | Custom builds anywhere in the valley and the mountain |
| How the competition feels | The busiest bracket in a thin market | Patient and selective, rarely rushed at the top of a small market | Slow and one-of-a-kind: found by watching |
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 $500,000: new Beaver listings at the top of the standard 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: over $500k, under $400k.
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 bracket rewards patience and a careful comp read. With fewer properties and fewer buyers, the work is matching the right strength to your priorities and understanding each property on its own terms.
A pre-approval letter still anchors a serious offer at this level. Keep it current so you are ready when the right property lists in a market where listings at the top are infrequent.
In-town footprint, rural acreage, or mountain access. At the top of the standard market these rarely all arrive together, so naming the non-negotiable keeps a long search honest.
Mountain product at this level means county jurisdiction, winter-access logistics, and county permit requirements for short-term rentals. Know the rules before a showing so you can evaluate clearly.
At the top of the standard market in a thin inventory, a careful comp read is the whole game. Walk the buying process and the art of the offer whenever you want the detail.
At this number in Beaver you are buying the best the valley floor and the mountain have to offer within the standard price ladder. Tell me your non-negotiable and I will flag the properties that deliver it.
Selling a Beaver home under $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 top of the standard market: the largest in-town builds with finished basements and full garages, the strongest rural parcels with real acreage and established infrastructure, and more developed Eagle Point mountain product including the new Polestar resort condos and the better-finished cabin homes in Beaver Canyon. Let the live listings above show what is currently on the market.
I set Beaver's price brackets from the inventory actually listed here, so they track how buyers in Beaver really search. Under $500K sits near the top of the standard market, where the high end begins.
Yes. The under $400K page is the everyday bracket: updated ramblers, post-2000 infill, and the first rural acreage, with more inventory than this page.
Longer than the mid-market, with fewer buyers and a patient, comp-driven pace. A particularly strong property can still move in season. This page sorts high to low by price so you catch the right one just as it tops the list.
Yes. The larger in-town builds often include a single-story main floor over a finished basement, and some of the stronger rural parcels carry a rambler-style home.
A current pre-approval letter and a clear non-negotiable: in-town footprint, rural acreage, or mountain access. At the top of the standard market, patience and a careful comp read matter more than speed.