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Create my free accountThe market in numbers
What does a home in Blanding cost?
Short answerThe Census puts the typical Blanding home value at about $305,800. That is what owners say their homes are worth, not a sale price. About three in four homes here are single-family houses on their own lots.
My market reports cover Southern Utah. For Blanding, these numbers come from public records: the U.S. Census, the county parcel record and the Utah State Tax Commission. They move slower than sale prices, but anyone can check them.
The Census counts about 1,160 homes in Blanding. About 73% are lived in by their owners, about 27% are rented, and about 6% are held for seasonal use. The median home was built in 1977. The 1970s are the biggest decade, with about 29% of homes, and the 1950s come next, with about 17%. About 77% are single-family houses. About 8% are mobile homes, against 18% across the county. Lots run bigger than in a city. The median is about 0.37 acre, half fall between a quarter and a half acre, and 1 in 10 is an acre or more. New homes are rare. Blanding is a very small market, so one sale can move every city-wide number. Price the property, not the town. These are Census estimates for a small town, so read them as shares.
Prices
- Typical home valueU.S. Census ACS 2020 to 2024, what owners say their homes are worth
- ~$305,800
- Property tax (primary home)Blanding tax area at 2025 rates; the county average is about 0.59%, Utah State Tax Commission
- ~0.63%
The homes
- Lived in by their ownersAbout 27% are rented, U.S. Census ACS 2020 to 2024
- About 73%
- Median year builtThe 1970s are the biggest decade, the 1950s next, U.S. Census ACS 2020 to 2024
- 1977
The place
- PopulationU.S. Census, 2025 estimate; the largest town in San Juan County
- ~3,200
- ElevationAt City Hall; about 5,960 to 6,220 ft across town
- About 6,100 ft
Getting around
- Drive to MonticelloAbout 21 miles north on US-191; the county offices are there
- About 25 min
- Drive to MoabAbout 75 miles north
- About 1 hr 25 min
Sources: U.S. Census Bureau, American Community Survey 2020 to 2024 (typical home value, owner share, year built) and 2025 population estimate; San Juan County parcel record (July 2024); Utah State Tax Commission, 2025 property tax rates. Numbers checked October 15, 2026. Prices move, so ask me for current numbers.
If you are buying
Look at recent sales of homes like the one you want, over a year and not a month. Ask how many sales stand behind any median you are shown. Be pre-approved. A home on the old grid, a manufactured home and acreage on a well and septic each get their own loan review. With few sales to compare, the appraisal matters more. That is the lender's check on what a home is worth. No FEMA flood map covers Blanding, so look at the ground, stay up out of the washes, and ask an insurance agent what cover you can buy. Test every home for radon. Outside the city, ask what water rights come with the land and who supplies power. On USDA's map, Blanding is not ruled out. The program's other rules decide the rest, so ask a lender.
If you are selling
Start with what similar homes sold for, over a whole year of sales. With few recent sales nearby, the appraisal can matter more. What a buyer checks depends on the home. On an older home on the grid, it is the structure and the updates. On a manufactured home, it is the land under it and how it finances. On acreage, it is the water, the well and the septic. On a lot by pinyon and juniper, it is the wildfire look. Have the water and utility story in writing before you list land outside the city.
What is my home worth?I am licensed in both real estate and lending. On any one purchase I take one role. If I am your lender, I can tell you early if a home could be hard to get a loan on. You are always free to choose your own agent and your own lender. The full explanation is on How I Work.
Only in Blanding
What makes the Blanding market different?
Short answerIt is a small town on a high mesa where the city runs the utilities, no FEMA map draws the flood line, and the land outside the city line plays by different rules.
Blanding and Monticello sit within a few thousand dollars of each other. Moab runs far higher. Richfield runs a little higher, and Price runs lower. The median Blanding home was built in 1977, a little newer than in Monticello, Price or Richfield.
U.S. Census Bureau, American Community Survey 2020 to 2024: what owners say their homes are worth, not sale prices. Compare Utah cities side by side
No FEMA flood map
No FEMA flood map covers Blanding, and the city is not on FEMA's list of flood insurance communities. That does not mean water never runs. Look at the ground, stay up out of the washes, and ask an insurance agent what flood cover you can buy. The city can tell you about drainage on a lot.
One city bill
Inside the city line, the City of Blanding supplies power, natural gas, water, sewer, trash and storm water, with one application. Outside the line, homes may run on a well, a septic tank and propane. City water and sewer reach out there only if a connection is approved. Ask who supplies power.
Yards drink treated city water
The water is runoff from the Abajo Mountains, stored in city reservoirs and treated at a city plant, with three deep wells as backup. The city has no large second water system for yards. Rates are tiered and change with the year's water condition. In September 2026 the reservoirs were 34% and 74% full, and the Drought Monitor showed severe drought. Outside town, a new well needs a water right from the State Engineer.
Wildfire at the edge of town
The Babylon Fire started in late June 2026 in the Abajo Mountains and burned more than 100,000 acres. It destroyed several structures and was fully contained in mid-August, and the area reopened on August 20, 2026. Lots by pinyon and juniper need a wildfire look. Homes in the state's high-risk map area can carry a yearly state fee.
The mill is public record
Energy Fuels Resources (USA) Inc. runs the White Mesa Uranium Mill, about six miles south. Utah's Department of Environmental Quality licenses it, and its permits and monitoring reports are public on the department's page. Read them yourself and decide what matters to you.
Distance is part of the deal
The town has one full grocery, Clark's Market, and it is closed on Sunday. There is no Walmart. For the big-box run, Cortez, Colorado is about 1 hr 30 min away. Moab is about 1 hr 25 min, and Salt Lake City is about 5 hr 20 min. Winter roads and wildlife add time.
Shop by part of town
Which parts of Blanding should I look at first?
Short answerBlanding has no named subdivisions in the county record, so think in areas, from the 1905 grid around Main and Center out to the county land past the city line.
The townsite grid around Main and Center
The streets were laid out in the 1905 survey, around City Hall at 50 West 100 South. These are the older homes, and most were built before 1980. City Hall, the library, Central Park, the visitor center and Pioneer Park are here. Main Street is US-191. On an older home, check the structure and the updates.
The west side, campus and museum
USU Blanding is about 3 minutes from City Hall, and Edge of the Cedars is about 5 minutes. Most of the town's parcels sit west of Main Street. The northwest quarter has the biggest share of homes built after 1980.
The north edge toward the Abajos
This is north of 400 North along US-191, and it is the highest ground in town. Recapture Reservoir is about 11 minutes north, and the city reservoirs are at Walter C. Lyman Park. Abajo Peak rises over 11,000 feet just north.
The south side along US-191
Blue Mountain Hospital is about 4 minutes from City Hall. The Wellness Center, Centennial Park and Clark's Market are here, and the ground falls toward the south edge. The airport is 2.7 miles out, and the turn onto UT-95 is about 4 miles out.
Outlying land with a Blanding address
About 390 parcels in the county record have a Blanding address but sit outside the city, north and south of the line. Wells, septic and propane are common. City water or sewer comes only if the city approves a connection, and you should ask who supplies power. Ask what water rights come with the land. Edge lots by pinyon and juniper need a wildfire look.
Every part of town, in the Blanding guide
The guide walks the town from the 1905 grid out to the north edge, the south side and the county land, with the checks for each lot.
Read about the neighborhoodsLooking at the next towns over? See homes for sale in Monticello and Moab.
Selling in Blanding
Want to sell your home in Blanding?
List it with a partner agent I trust in San Juan County. Your home gets featured on MovingUtah. Buyers read these pages while they shop for a home in Blanding. I make the connection and stay involved. Commissions are always negotiable.
Start with what your home is worth. There is no cost, and you do not have to list.
Call or text (435) 357-4345. I reply within one business day.
Selling outside Southern Utah. In Iron, Washington, Kane, Garfield, and Beaver counties I am your listing agent. Elsewhere in Utah, I connect you with a partner agent I trust in that area. If you choose to work with an agent I refer, that agent's brokerage pays my brokerage (Real Broker, LLC) a referral fee out of their compensation, never an added cost to you. You are always free to choose any agent you wish, and using a referred agent is never required.
FAQ
Questions people ask about Blanding listings
They come from the local MLS feed and update through the day. New Blanding listings show up the day they go on the market. Homes that sell or go under contract drop off. It is the same data agents use.
Yes. It shows listings from every brokerage that takes part in the MLS, not just the homes one office has listed.
No. You can look at every listing without one. A free account is for when you want the site to keep watch for you.
You can save the homes you like and save your searches. You get an email when a new home fits your search or a price changes. You pick how often the emails come, and you can stop them any time.
The U.S. Census puts the typical Blanding home value at about $305,800 (ACS 2020 to 2024). That is what owners say their homes are worth, averaged over five years, not a sale price. The Census counts about 1,160 homes, most of them single-family houses on their own lots, from older homes on the 1905 grid to manufactured homes and land outside the city on a well and septic. One sale can move every city-wide number, so check recent sales of similar homes over a whole year.
My base is Southern Utah. For a Blanding move, I connect you with a partner agent I trust in San Juan County for the showings, the offer and the closing. I stay on your file for the homework and the loan side. If you work with an agent I refer, that agent's brokerage pays my brokerage a referral fee out of the agent's pay. It is not an added cost to you, and you are always free to choose any agent.
Not to look, and not to talk with me. You will want one before you write an offer. A pre-approval is a lender's letter that says how much you can borrow. Sellers take it seriously, and it settles your real budget. The USDA map does not rule out Blanding. The program's other rules, such as income limits, decide the rest, so ask a lender. The pre-approval guide shows how it works, and the USDA loan guide covers that program.
List it with the partner agent I connect you with in San Juan County, and your home gets featured on MovingUtah. The get featured page shows how that works. A home valuation is a good first step.
Inside the city line, the City of Blanding supplies power, natural gas, water, sewer, trash and storm water on one application. Outside the city, homes may run on a well, a septic tank and propane. The city offers water and sewer outside town only if a connection is approved, and you should ask who supplies power. A new well needs a water right from the State Engineer. Confirm each provider for the exact address. The Blanding utilities section explains more.
No. White Mesa is a separate community about 12 miles south on US-191, about 15 minutes from City Hall, and it is not part of the city. Whether a home sits inside the city decides its tax area, its utilities and its rules. If you want to search around White Mesa, or toward Bluff about 30 minutes south, tell me and I will point you to the right place. The Blanding neighborhoods section shows the parts of town.
For more answers about living in Utah, see the Utah FAQ.
Client reviews
What a past client said
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Posted by past clients on Google and Experience.com.
If you want a very competent, knowledgeable, personable, honest realtor, who has your back every step of the way, Scott is your guy! He leaves no stone unturned and genuinely has your best interests in mind at all times. He communicates every move. Working with Scott definitely made this the easiest and most stress free real estate transaction that I have ever experienced!! Thank you, Scott!!
Talk to Scott
Want a partner agent in Blanding on your side?
I am Scott Buehler. My base is Southern Utah, so for a Blanding move I connect you with a partner agent I trust who knows the mesa and the canyon country. Tell me your budget, the part of town, and what you must have. I stay on your file for the homework and the loan side.
How it works in Blanding
- Ask me about any listing.Send me a Blanding listing you like. I will get the partner agent's read on it and tell you what to check before you write an offer.
- A partner agent on the ground.I connect you with a partner agent I trust in San Juan County for the showings, the offer, and the closing. I stay on your file.
- A lender's eye on the listing.I am licensed in both real estate and lending. On any one purchase I take one role. If I am your lender, I can tell you early if a home could be hard to get a loan on.
- A reply within one business day.Ask me about any home on this page. Call or text, and I get back to you within one business day.
Or call me: (435) 357-4345I reply within one business day.
Referral disclosure. Outside Southern Utah, I connect home sellers and buyers with partner agents I trust in their area. If you choose to work with an agent I refer, that agent's brokerage pays my brokerage (Real Broker, LLC) a referral fee. The fee comes out of the agent's compensation; it is not an added cost to you. You are always free to choose any agent you wish, and using a referred agent is never required.