Live Manti listings, filtered
Manti homes under $400K
Every Manti home for sale under $400K shows below, whichever brokerage listed it, straight from the MLS. Scroll past the listings to see what this budget buys here and how to shop it.
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- Manti, UT
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- Wasatch Front Regional MLS, live
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The newest listings under $400K
Listing information comes from the Wasatch Front Regional Multiple Listing Service and is deemed reliable but not guaranteed.
Part 1 of 3
Where Under $400K sits
The local read, the median line and the pricing tiers
The local read
Under $400K is the middle of the Manti market
In shortCensus figures put a typical Manti home at about $310,700 (ACS 2020-2024), and this price range covers it. Expect old stone and brick houses on the pioneer grid, mid-century homes on city lots, and now and then a bigger parcel. Listings arrive straight from the MLS, with the newest at the top.
Start with the Census figure. A typical Manti home is valued at about $310,700 (ACS 2020-2024), so this range sits near the middle of town. Manti has about 1,160 homes in all, so no price range here is crowded. Old houses on the pioneer grid, in-town houses, mid-century homes and the odd larger parcel all turn up at this price.
The homes in town lean old. Many are limestone or brick houses from the pioneer and early-1900s years, and about a third of all homes date from 1939 or earlier. Near the low end of this range, the price follows the condition: a roof, old wiring, a kitchen from another decade. Closer to $400K you see sounder mid-century houses and a bigger lot now and then. Trading price for a project can pay off when the inspection backs it up.
With so few homes for sale, you may not get a second weekend to decide. A fairly priced home can go under contract fast, mostly in spring and early summer. Get a pre-approval letter in hand first, so you can act the day a good fit appears.
Earlier in the process? The Manti guide covers the full town picture, and the live listings below show what is actually on the market right now. When something looks right, send me the address and I will dig into that home.
Stretch math
One step up
under $600K is where larger homes, better-kept homes and the first parcels on the east side and at the farm edge come into reach. If your budget has some give, that step buys more house.
The lowest range
Nothing sits below this page on the Manti ladder. A smaller budget means a different kind of home, such as an older house or a project, not a cheaper page.
Either way
Think of this number as a starting guess for Manti. Send me your must-haves and I will say whether they fit under $400K or need the next page up.
How this works. Scott Buehler is licensed in both real estate and mortgage lending and may assist with financing across Utah; local representation in Manti comes through a partner agent. Every role is disclosed, and you are always free to choose your own agent and your own lender. More on How I Work.
The median line
Under $400K on the Manti price line
The typical home value for Manti, about ~$310,700, sits inside Under $400K. The bar stretches from the cheapest page to the priciest. Gold marks this page. A pin on the bar marks where Manti's typical home value falls.
The pricing tiers
Which Manti price range fits your budget?
Every Manti listing lives on one of these pages. Each page has its own live feed and its own short write-up. The tile that is lit is the page you are reading.
Under $400K
MantiUnder $600K
One step upSee homes under $600KUnder $800K
Two steps upSee homes under $800KOver $800K
The top of the marketSee homes over $800KOr set your own filters
Search every Manti home on one mapChoose your own price, beds, baths and home type, then see every match on the map. You do not need to sign in to look around.Open the map searchPart 2 of 3
What the money buys
What the money buys, stretch up, or hold here and the towns next door
What the money buys
Under $400K comes in three shapes
Many of the homes for sale in Manti land in this range. Find the shape below that fits your plans, and the search gets easier in a town this small.
Older in-town homes needing work
Pioneer-era and early-1900s houses on the old grid, priced for their condition. A roof, a kitchen or the wiring may need work. You get a full lot, big trees and the limestone look that Manti is known for.
The catch: repairs that were put off, and an inspection that finds them before you do. What you get: a stand-alone house on a real lot in the middle of town.
Established mid-century homes on the grid
Post-war and mid-century houses on city lots, with city water and sewer and finishes of every age. Some have real updates and some are original, so read each one on its own history. This shape is the steady core of what sells in this range.
The downside: an older house and a list of fixes that changes from house to house. The payoff: a sound in-town lot on the old street grid.
Larger lots toward the valley edges
A few small acreage parcels at the south end of town or out near the edge of the grid, where lots grow. Some use a well and septic instead of city service, so check utilities and irrigation shares parcel by parcel.
The cost: unclear utilities and a spot farther from the middle of town. What it buys: extra land for the typical price in town.
In a town this size, a week can pass with only a few homes in this range. The Homes for Sale page has everything on the market now.
Stretch up, or hold here
What each price range buys
Each step up buys a different kind of home, not only a larger one. Read across to see what changes with each higher list price. Your page is the one marked in the first column.
| Comparison point | Under $400K This page | Under $600K | Under $800K |
|---|---|---|---|
| Typical home shape | Older houses that need work; mid-century homes on city lots | Larger homes, some with updates; first east-side and farm-edge parcels | East-side lots near the forest; real acreage; finely kept old stone houses |
| What you usually give up | Condition, newer finishes and, at times, city water and sewer | Some extra budget, spent on size and condition | A bigger budget, spent on the setting or the land |
| What you usually gain | Several home kinds | Extra room, a better-kept house, and a first taste of acreage | Big lots, views toward the forest, and old-stone character |
| Where these homes sit | Older blocks near Main Street and mid-century streets | The tidier in-town blocks, plus the south edge of town | The east side climbing toward the forest, and big parcels at the valley edge |
| How the competition feels | Busy, with buyers who move quickly | A bit calmer, since fewer buyers chase each home | Slow and quiet, so a buyer can take time |
Which column fits depends on your must-haves, and one or two of them usually point to a single page. Send me yours and I will tell you which page deserves your attention.
The towns next door
What does under $400K buy in the towns next door?
Neighboring towns keep their own price pages. These are the closest ones, and each link opens the page that matches a budget of under $400K.
The gold line is drawn at this page's cap of Under $400K.
Each number comes from that town's own page, and the source is listed. Drive times come from the Utah drive times tool.
Part 3 of 3
How to shop this price range
A four-step play
A four-step play
How to shop the middle of a small market
Even so, the list here stays short. Being ready, and knowing what you want, wins the home.
Get pre-approved first
In a town this small, a pre-approval letter shows a seller you can close. Line it up before you fall for a house, not after.
Decide how much work you will take on before you tour
Near the low end of this range, condition and put-off repairs set the price. Decide now how much work you will take on. That one choice trims the search more than any filter can.
Get on first-look alerts
A fairly priced home here can go under contract before a second weekend comes. Catching it the morning it lists is half the battle.
Bring the Manti checklist to every tour
Many Manti houses are old, so ask about the wiring, the plumbing, any irrigation shares, and the flood map near South Creek. Read the buying process guide and the guide to making an offer before you put anything in writing.
Client reviews
What a past client said
These are real reviews from past clients, shown as they wrote them.
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!!
Quick answers
Under $400K in Manti, answered
Mostly older houses. You will see pioneer-grid homes that need work, mid-century houses on city lots, and now and then a larger edge parcel. Many homes in town lean old, so at the low end the condition sets the price. The mix changes week to week, so check the listings above for today.
It is above it. The U.S. Census puts a typical Manti home at about $310,700 (ACS 2020-2024), so under $400K takes in the middle of the town. I built these price ranges from the homes that are actually listed here, so they match how Manti buyers search.
Yes, this is the lowest page, and the typical Manti home value falls inside it. At the bottom of this range the few homes are the smallest or the ones in the worst shape. They can sell quickly if the price is right.
A fairly priced home near the middle of the market can go under contract in a single spring weekend. Winter gives buyers more time. In either season, being ready counts for more here than speed alone.
Yes. Some older Manti houses are one level, and so are some mid-century builds. A one-story listing in Utah can still sit over a full basement. Few come up at this price. The listing data does not always tag the layout, so scan the full list of Manti homes by eye for floor plans.
A pre-approval letter, a firm idea of how much work you will take on, and a short list of must-haves. In a market this small you may not get a second weekend to decide, so being ready is most of your edge.
Talk to Scott
Shopping near the middle of Manti prices, with only a few homes to pick from
Even at the middle of the market, Manti has only so many homes. Tell me what you can spend and what you must have. I will watch for real matches, look up recent sales of similar homes, and say plainly when a low price hides a problem.
How it works in Manti
- A second look before you offerChoose any Manti listing and pass it along to me. The partner agent looks it over, and I pass along what to check before you write an offer.
- Someone local to show itI pair you with a partner agent in the Sanpete Valley who handles the showings, the offer and the closing.
- A lender's eye, tooI am licensed in both real estate and lending. On any one purchase I take one role. If I am your lender, I can warn you early when an old stone home or a lot on a well may be harder to finance.
- Replies in a dayCall or text with a question about any listing here, and I answer 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.