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Create my free accountThe market in numbers
What does a home in Mona cost?
Short answerThe Census puts the typical Mona home value at about $483,700. That is what owners say their homes are worth, not a sale price. Nearly every home here is a single-family house on its own lot.
My market reports cover Southern Utah. For Mona, these numbers come from public records: the U.S. Census and the Utah State Tax Commission. They move slower than sale prices, but anyone can check them.
The Census counts about 517 lived-in homes in Mona, and 501 of them are owned by the people in them, about 97%. Only about 18 are held for seasonal use, so this is a year-round town. About 98% are single-family houses on their own lot, and about ten are mobile homes. The median home was built in 2001, about half went up in 2000 or later, and about one in ten dates from 1939 or earlier. The town grew from 850 people in 2000 to 1,750 in 2020, and growth slowed after 2022. The city asks for at least half an acre, with a lot at least 75 feet wide, in its main zones. Recent plats run one to one and a half acres. Often only a few homes are for sale at a time, so one acreage sale can move the whole average. These are Census estimates with a wide margin, so read them as shares.
Prices
- Typical home valueU.S. Census ACS 2020 to 2024, what owners say their homes are worth
- ~$483,700
- Property tax (primary home)Mona tax area at 2025 rates, about the Juab County average, Utah State Tax Commission
- ~0.52%
The homes
- Owned by the people in them501 of 517 lived-in homes, U.S. Census ACS 2020 to 2024
- About 97%
- Median year builtAbout half went up in 2000 or later, U.S. Census ACS 2020 to 2024
- 2001
The place
- PopulationU.S. Census, 2025 estimate; 850 in 2000 and 1,750 in 2020
- ~1,960
- ElevationAt the city office, below Mount Nebo
- About 4,970 ft
Getting around
- Drive to NephiAbout 9 miles south; the hospital and the grocery store are there
- About 12 min
- Drive to ProvoAbout 34 miles north on I-15
- About 35 min
Sources: U.S. Census Bureau, American Community Survey 2020 to 2024 (typical home value, owner share, year built) and 2025 population estimate; 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
In Mona you price the home and its land, not the town. Compare each home with recent sales of similar homes nearby, not with the Census figure. Be pre-approved. In a small market, being ready the day the right home appears matters. An older farmhouse, acreage on a well and septic, and a parcel where irrigation shares carry real value each take their own path through loan approval. Ask about the water before the price, and get three answers in writing: which shares and water rights come with the land, what serves the parcel today, and whether the city can connect a building lot. Test every home for radon. FEMA has no flood map for Mona, so ask about drainage on low ground. On USDA's map, the whole town sits outside the ineligible area. Income limits and other rules decide the rest, so check the address and ask a lender.
If you are selling
Start with what similar homes sold for nearby. With so few sales nearby, the appraisal matters even more. That is the lender's check on what the home is worth. Have the water story in writing before you list: which irrigation shares and water rights go with the land, and what serves it. On acreage, the well, the septic, the fencing and the shares set the value.
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 Mona
What makes the Mona market different?
Short answerIt is a farm town on large lots, where the water rights decide what you can build, and where the gas, the rail line and the power lines are part of the checklist.
By the Census measure, a Mona home is worth about the same as one in Spanish Fork, a little more than one in Santaquin, and about $50,000 to $70,000 more than one in Payson or Nephi. The median Mona home was built in 2001, the same as in Spanish Fork, newer than in Nephi or Payson, and older than in Santaquin.
U.S. Census Bureau, American Community Survey 2020 to 2024: what owners say their homes are worth, not sale prices. Compare Juab and Utah counties
Water comes first
Mona has three kinds of water: city water, irrigation water from the Mona Irrigation Company, which is a separate company, and private wells outside the city lines. City code asks for one-quarter share of Mona Irrigation water for every half acre, and a share cannot be split below one quarter. Shares come with some land and not with other land. The planning chair said in 2024 that irrigation water is not delivered seven days a week. Water questions here are title questions, so get the answers into the contract.
The wells are closed
The Division of Water Rights says the Northern Juab Valley is closed to new groundwater rights. A lot with no water right and no city hook-up cannot just drill a new well. A new home must also hand the city 1.5 acre-feet of water rights, on top of impact fees. An acre-foot is the water it takes to cover one acre a foot deep.
A fault to the east, no flood map
Utah's fault study zone runs along the mountain front about 1.8 miles east of town. It is the Nephi segment of the Wasatch fault, and a lot inside a study zone needs a fault study before building. FEMA has no flood map for Mona, so a lender's flood check will not show a zone. Ask about drainage near Currant Creek and the reservoir.
The city sells the gas
Mona City runs its own gas system and buys gas through Nephi City, so the bill follows the market and winter bills can swing. Enbridge does not serve Mona. In July 2026 the council said a home may not disconnect from the city gas system, and a reserve tank is allowed after the Gas Department reviews it.
The rail line, the power lines and the west side
A Union Pacific line runs north and south between town and I-15, and big power lines run on the west side. In April 2026 Juab County approved a permit for a data center on about 361 acres across Goshen Road, and residents packed a county meeting in September 2026 to oppose it. Ask the county where the permit stands, and see a west-side parcel in person.
Test for radon
In Mona's ZIP code, 62% of state tests ran at or above 4 pCi/L, the EPA fix-it level. That is 58 tests, as of June 2019. Test every home before you close.
Shop by part of town
Which part of Mona should I look at?
Short answerMona is a small street grid on the west side of I-15. Read it by place, from the old townsite out to the acreage, where the lots grow and the water questions change.
Town center, the old townsite
This is the old grid along Main Street, once Highway 91. The city office, the post office, the city park and Pioneer Memorial Park are here, and Mona Elementary is about 2 minutes away. Homes run from pioneer-era farmhouses to mid-century houses, on city water and sewer. Check the structure and the updates, not just the charm.
The east side
Newer plats fill in toward the freeway. These streets went up from the 2000s to the 2020s, where most of Mona's growth went. East Hill Meadow is a five-lot plat off 750 East, with lots of about 1.25 and 1.5 acres. A Union Pacific line runs between town and I-15, so check how close a lot sits.
The south end
The south end runs out to Burraston Road. Burraston Ponds are about 10 minutes by car, and the Mona Road runs south toward Nephi, about 12 minutes.
The north
Farm ground runs north along Old Highway 91 toward Mona Reservoir, about 3 miles north, or 9 to 11 minutes. The lavender farm sits north of town.
The west side
This is county land. The Currant Creek power plant is about 7 minutes from the city office, with the Mona substation, big power lines and greenhouses beside it. A data center permit was approved in April 2026 on about 361 acres across Goshen Road, and it was opposed at a September 2026 county meeting. See a west-side parcel in person.
East of I-15
The land climbs toward Mount Nebo and the national forest. This is outside town, since every home inside town is west of I-15. The Willow Creek trailhead is about 16 minutes away, and a mapped fault zone runs along the mountain front. Check internet by address, since fiber and cable were missing at the point checked east of I-15.
Valley acreage
Hay ground and horse property run toward the foothills, with Nebo views, from an acre and a half up to ten acres. Wells, septic and Mona Irrigation Company shares decide what this land is worth, parcel by parcel. The shares do not always come with the land.
Every part of town, in the Mona guide
The guide walks the town from the old grid on Main Street out to the farm ground, the power plant side and the foothills, with the checks for each lot.
Read about the neighborhoodsLooking at the towns nearby? See homes for sale in Nephi, Santaquin and Payson.
Selling in Mona
Want to sell your home in Mona?
List it with a partner agent I trust in the Juab Valley. Your home gets featured on MovingUtah. Buyers read these pages while they shop for a home in Mona. 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 Mona listings
They come from the local MLS feed and update through the day. New Mona 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 Mona home value at about $483,700 (ACS 2020 to 2024). That is what owners say their homes are worth, averaged over five years, not a sale price. Homes run from pioneer farmhouses on the old grid to newer subdivision homes and acreage toward the foothills, where irrigation shares, a well and septic set the value. Often only a few homes are for sale at a time, and a few sales can move any median, so price the home against recent sales of similar homes nearby.
My base is Southern Utah. For a Mona move, I connect you with a partner agent I trust in the Juab Valley 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. On USDA's map, the whole town of Mona sits outside the ineligible area, so USDA rural loans are open to buyers who qualify. Check the address, because income limits and other rules decide the rest. 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 the Juab Valley, and your home gets featured on MovingUtah. The get featured page shows how that works. A home valuation is a good first step.
Sometimes. Mona Irrigation Company shares come with some land and not with other land. City code asks for one-quarter share per half acre, and a share cannot be split below one quarter. The Northern Juab Valley is closed to new groundwater rights, so a lot without a right cannot just drill a well. For a building lot, confirm the city can connect it and what water rights you must bring. A new home must also hand the city 1.5 acre-feet of water rights. Get every answer in the contract. The Mona guide and the water rights guide explain more.
Mona is in Juab County, at the north end of the Juab Valley. The county offices are in Nephi, about 12 minutes south. Santaquin, about 16 minutes north, is the first town across the line in Utah County. Taxes, schools and county services follow Juab County. Sales tax is 7.05% in Mona, against 7.45% in Santaquin and Payson. The Mona guide has more.
For more answers about living in Utah, see the Utah FAQ.
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!!
Talk to Scott
Want a partner agent in Mona on your side?
I am Scott Buehler. My base is Southern Utah, so for a Mona move I connect you with a partner agent I trust who knows the valley. 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 Mona
- Ask me about any listing.Send me a Mona 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 the Juab Valley 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.