Live Pine Valley listings, filtered
Pine Valley homes under $1M
This page lists every Pine Valley home for sale under $1M, with all brokerages included and the feed drawn live from the MLS. The rest of the page covers what the upper end of the regular range buys in the basin and how to approach it.
This page
- Filter
- Price under $1,000,000
- Area
- Pine Valley, UT
- Sort
- Priced high to low
- Feed
- Washington County MLS, live
Want it narrower? Tell me your exact spec.
The listings under $1M
Listing information comes from the Washington County Board of Realtors MLS and is deemed reliable but not guaranteed.
Part 1 of 3
Where Under $1M sits
The local read, a small trick and the pricing tiers
The local read
Under $1M is the upper end of the regular market
In shortUnder $1M is the top of the usual Pine Valley price range, just below the high end. It brings the strongest sites, the most custom character and the best-placed homes in the basin. The list is live from the MLS and starts with the highest price.
Set the frame: under $1M sits near the top of the usual Pine Valley price range. It sits just below the high end. At this number you are buying site, character, and setting as much as square footage. Think of the best-placed lots, the most custom builds, and homes where the mountain setting and the interior finish both matter.
At this level you reach the top of the regular market. These homes have custom character without a fully custom price. They sit on forested lots with strong spots, some near the wilderness boundary. They are not catalog products. Each has a story, a chosen site, a designed kitchen, and a view through the pines. Buying here means reading that value well, rather than picking from a row of similar homes. Larger parcels with real acreage also come into range.
Sales set the price here, and the pace is slow. Few homes sell at this level in a community of about 250 people. So the job is to watch the market closely and know a fair price when a real fit appears. Fewer buyers compete, which gives you time to look. But the right home comes from watching, not browsing. A standing pre-approval keeps you ready to act.
Want to see the ranges next to this one? The under $750K page covers updated homes built for year-round use. The over $1M page is the high end of custom and estate-scale homes. The Pine Valley guide sets the context, and I am glad to go over recent sales with you.
Stretch math
One step up
over $1M sits at the very top of the Pine Valley market. Expect fully custom builds, big forested parcels, and homes where land and design matter most. That end of the market moves on a clock of its own.
One step down
under $750K is the updated, year-round range. Buyers there bid a bit harder than here. It has less of the custom character that defines this one.
Either way
No price range gives the final answer. Tell me your must-haves and I will say which range they fit.
How my dual role works. I am licensed in both real estate and mortgage lending. For any one deal I serve in a single role and name that role to you up front. You are always free to choose your own agent and your own lender. The full explanation is on How I Work.
A small trick
The round number trick
The pricing tiers
Which Pine Valley price range fits your budget?
All Pine Valley homes for sale are split across four pages by price. Every page carries live listings and its own local read, and the tile that glows is this one.
Under $500K
The starting pointSee homes under $500KUnder $750K
One step downSee homes under $750KUnder $1M
Pine ValleyOver $1M
The top of the marketSee homes over $1MOr set your own filters
Open a map of every Pine Valley listingEnter the price, bed and bath counts and home type you want, and the matches appear as pins. Anyone can look without an account.Open the map searchPart 2 of 3
What the money buys
What the money buys, hold, stretch, or step down and the towns next door
What the money buys
Under $1M comes in three shapes
At the top of the usual price range in Pine Valley, every property has a defining attribute. Knowing which matters most to you is the whole focus in a market this selective.
Custom-character mountain homes
Homes built or substantially renovated to a high standard, with designed kitchens, quality finishes, and a level of craftsmanship that sets them apart from the typical cabin. The best-finished homes in the regular market.
The cost: a budget at the top of the usual range. What it buys: a home with real custom character and move-in ready quality.
Premier site and privacy
Homes where the lot does much of the work. Look for real privacy, a strong spot near the wilderness boundary, or the best views through the pines in the community. The setting is the purchase.
The catch: a higher per-foot premium. The upside: a lot position and a setting you cannot replicate.
Larger forested parcels
Properties with real acreage, more land than the typical Pine Valley lot. Privacy, space, and a link to the national forest boundary are what define them.
What you give up: the top of the usual budget. What you get: land, distance from neighbors, and room that a smaller lot cannot provide.
At the top of the usual price range, any given week may show only one shape or none. The live listings above tell you which of these are for sale today.
Hold, stretch, or step down
What each price range buys
A step down or up changes the kind of home, not only its size. Here is how the list price changes what you get. The column in the center belongs to this page.
| Comparison point | Under $750K | Under $1M This page | Over $1M |
|---|---|---|---|
| Typical home shape | Updated year-round cabins on bigger lots | Custom-built homes on choice wooded sites | Fully custom estates on large forested land |
| What you usually give up | Custom building and the very best lots | More of your budget | Patience, since the high end sells slowly |
| What you usually gain | Updated systems with room to grow | Craftsmanship, prime sites and fine finishes | True custom homes and a lot of land |
| Where in the basin | Settled parts of the basin and the forest edge | Well-placed homes and private parcels | Estate land and custom builds at the peak |
| How the competition feels | Steady, with time to compare | Rare, so you watch closely | Slow, picky, and measured in months |
No price range gives a final answer. What matters is the one or two things you will not give up. Name them for me and I will say which column to follow.
The towns next door
What does under $1M buy in the towns next door?
Each town close by has price pages of its own. Here is where under $1M lands in the four nearest towns with pages, plus the page to open in each one.
The gold line in the chart sits at this page's limit, Under $1M.
Census ACS data from 2020-2024 gives the Enterprise figure, a typical home value. My market reports give the other three, each a 2025 median sale price based on Washington County MLS records. These numbers match each town's page, and the source for each is named.
Part 3 of 3
Patience at the top
A four-step play
A four-step play
How to buy at the high end of the usual range
Patience beats speed at this price, and recent sales matter most. With so few homes for sale and few buyers, the job is to watch the market and know a fair price when the right home appears.
Get pre-approved first
A pre-approval letter shows a seller that your offer is serious and that you can close. Keep it up to date so you can move the day the right home lists.
Choose the single thing you refuse to trade away
Custom character, a premier site, or meaningful acreage. At the top of the usual price range these rarely arrive together, so naming the non-negotiable keeps a long, patient search focused.
Get on first-look alerts
Few homes sell at this level in Pine Valley, fewer than in most markets. First-look alerts mean you hear about the right fit the day it appears.
Visit homes with someone who tracks nearby sales closely
At this number a close look at recent sales is everything: what the custom character, the site, or the acreage actually supports. Walk the buying process and the art of the offer whenever you want the detail.
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!!
Quick answers
Under $1M in Pine Valley, answered
This is the top of the regular market. You will find homes with real custom character and fine finishes, homes on prime forested sites with privacy or a notable position, and larger parcels with real acreage. These are one-of-a-kind mountain homes, not everyday cabins. Let the live listings above show what is for sale now.
Near the top, just below the high end. Custom character and prime sites are what you are paying for.
Yes. The under $750K page covers the updated, year-round market. It has a bit more competition than this page, with less custom character.
Often longer than a home in the middle of the market, since few buyers compete. The pace is patient, and recent sales set the price. This page sorts high to low, so the highest-priced homes show first.
Possibly. This range has the best quality in the usual price range, and some custom homes have one-story plans with all the main living on one floor. Use the single-story homes page to browse every one in the area.
A current pre-approval letter and one clear must-have: custom character, a prime site, or real acreage. At this price, patience and a close look at recent sales matter far more than speed.
Talk to Scott
Shopping the top of the usual price range, where the right home is found by watching?
At this number you are buying custom character, a premier site, or meaningful land. Studying what nearby homes sold for is the best step you can take. Tell me your one non-negotiable and I will watch the market with you and go over recent sales before you offer.
Why work with me
- I study nearby sales.Send me a listing and I will pull the last few sales near it. Then I can say whether the asking price makes sense.
- Every home here is open to a showing.It makes no difference which brokerage listed the home. Tell me the ones you like and I set up the tours.
- A lender sees the home too.I am licensed in both real estate and lending. On any one purchase I take one role. If I am your lender, I can raise a flag early on a home that may be hard to finance.
- Prompt replies.Ask me about a listing by call or text. I reply within one business day.
Or call me: (435) 357-4345I reply within one business day.