Live Providence listings, filtered
Providence homes under $500K
Providence homes under $500K are all listed below, pulled live from the MLS from every brokerage. Read on for what this money buys in town and how to go about buying at this price.
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- Providence, UT
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- Wasatch Front Regional MLS, live
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The newest listings under $500K
Listing information comes from the Wasatch Front Regional Multiple Listing Service and is deemed reliable but not guaranteed.
Part 1 of 3
Where Under $500K sits
The local read, the median line and the pricing tiers
The local read
Under $500K sits a bit below the Providence middle
In shortBy the U.S. Census ACS 2020-2024, a typical Providence home is valued at about $515,900. Under $500K sits just below that line. It holds townhome-style homes, older houses near Main and Center, and some newer streets, fed live from the MLS and sorted newest first.
Start with the middle of town. Per the U.S. Census ACS 2020-2024, owners put a typical Providence home near $515,900, so a $500K budget sits a little under it. Logan is about 9 minutes north. This page holds the widest mix of homes in a small town, and only a few list at a time. Sound ones that are ready to move into get looked at quickly.
Townhome-style and attached homes are the steadiest supply. About 9% of Providence homes are townhome-style, and some sit near Gateway Drive in the northwest corner. Older detached houses on the grid around Main and Center are the second kind. Their price reflects age and condition, not a poor location. Near the top of the range, houses from the 2000s and 2010s begin to show. They sit on newer streets toward River Heights and the Logan side. Homes on the east hillside with views almost always cost more than this.
A low price draws quick offers, so be ready before you tour. A pre-approval letter in hand lets you act the day a good home lists. Well-priced homes can go under contract within a weekend in spring. Spring is also the busiest time for this kind of home, while late fall and winter loosen the pace a little.
Want the wider picture first? The Providence guide covers the whole town. When a listing looks right, share what you are after. A Cache Valley partner agent will pull the full record on that home before you drive out.
Stretch math
One step up
under $750K is the next page. It brings larger houses on newer streets, bigger established homes, and the first east hillside views.
The lowest range
Nothing sits below this page. This is the bottom of the Providence price list. The choice here is about type and condition. It might be a townhome-style home, an older house near Main and Center, or a home that needs work.
Either way
Treat a price page as a place to start. Tell a partner agent your must-haves, and the agent will match them to the page where they really fit.
How this works. Scott Buehler is licensed in both real estate and mortgage lending and may assist with financing across Utah; local representation in Providence 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 $500K compared with a typical Providence home
Under $500K lands under the typical home value for Providence, ~$515,900. The bar covers the price pages from lowest to highest, and gold marks the page you are on. The thin line shows the typical home value.
The pricing tiers
Which Providence price range fits your budget?
The four pages below cover all of Providence. Each lists its own homes live and adds local notes for that price. The highlighted one is this page.
Under $500K
ProvidenceUnder $750K
One step upSee homes under $750KUnder $1M
Two steps upSee homes under $1MOver $1M
The top of the marketSee homes over $1MOr set your own filters
Map all of Providence yourselfChoose your own price, beds, baths and type of home. The matches appear as pins, and looking is free with no account.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
Three kinds of home fit under $500K
A small town does not list many homes at once, so one week can lean heavily toward one kind and be thin on another. These three kinds cover nearly everything below $500K. Knowing which you would accept keeps the search honest.
Townhome-style and attached homes
These are the homes that list most often at this price. Attached homes share a wall and give up a private yard, and in return they cost the least in Providence. Move-in condition is more common here than in the older houses.
The catch: a shared wall and less room inside. The upside: the lowest prices in town.
Older houses on the Main and Center grid
Established houses on the old blocks near Main Street and Zollinger Park, priced for their age and condition. About 1 home in 25 in town was built before 1940, so look past the charm and inspect the bones. You get mature trees and a short walk to the park.
The catch: repairs put off for years and an inspection that matters. What you get: a detached house on a real lot in the old part of town.
Newer houses at the top of the range
Near $500K, houses built in the 2000s and 2010s begin to appear on newer streets toward River Heights and the Logan side. The median Providence home was built in 2000, so these fit the age of the town. One may list now and then.
The downside: a newer subdivision setting, a small lot, or less room inside. The payoff: a newer build year at a lower price.
A week may show only a handful of homes at this price. The Homes for Sale page shows what is listed today.
Stretch up, or hold here
What changes as the price goes up
Each page up the list buys a different kind of home, not a bigger copy of this one. The table follows five things as the price rises. The gold-edged column on the left is this page.
| Comparison point | Under $500K This page | Under $750K | Under $1M |
|---|---|---|---|
| Typical home shape | Townhome-style homes, older houses near Main and Center, a few newer streets | Larger houses on newer streets, big established homes, first views from the east hillside | Large finished houses, the upper east hillside, the first big lots |
| What you usually give up | A private yard, a newer build, or recent updates | More money for more space and a better setting | The top spend among the usual ranges |
| What you usually gain | Town's lowest prices, wide mix | Newer years built, more room, early hillside views | Canyon-edge settings, high-end finishes, real land |
| Where you will be looking | Attached homes and the old blocks near the church | Newer streets, the lower hillside, updated established blocks | The upper east hillside and big-lot addresses |
| How the competition feels | The widest range, yet good ones still sell quickly | Steadier, with more time to look | Slow-paced, priced from recent sales |
Pick the page by your one or two must-haves, not by the number alone. Send me those and a Cache Valley partner agent will tell you which column to shop.
The towns next door
What does under $500K buy in the towns next door?
Towns around Providence set their prices on their own pages. Here is how under $500K compares in the four closest towns that have price pages, with a link to each.
Gold marks this page's cap of Under $500K.
Each number is taken from that town's price page, where its source is named. Minutes of driving come from the Utah drive times tool.
Part 3 of 3
A plan for buying here
A four-step play
A four-step play
A plan for buying under $500K
Good homes at this price do not wait long. The buyers who win are ready before the listing goes live. Take the four steps below one at a time.
Get pre-approved first
A pre-approval letter is the entry ticket when sellers act quickly. Get it sorted before you fall for a home, not after.
Pick attached and move-in, or detached with work
Decide early how much work you will take on. A townhome-style home you can move into and an older house that needs repairs call for different budgets. Settling this narrows the search faster than any price filter.
Watch for new listings daily
Well-priced homes near $500K can go under contract inside a weekend in spring. Catching a good fit early on the day it posts is half the battle. A Cache Valley partner agent can send you matches as they appear.
Have a local compare recent sales before you offer
A low price is sometimes low for a good reason, such as age, systems, or condition. A partner agent can show you what similar nearby homes sold for. For the details, read about the buying process and how to make an offer.
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 $500K in Providence, answered
Mostly townhome-style and attached homes, older detached houses near Main and Center, and the low end of the newer streets. A newer detached home on the east hillside is rare at this number. The mix shifts from week to week, so let the live listings above show what is for sale now.
Yes, it sits just under the middle. Owners put the typical Providence home at about $515,900, so this is the lowest page and the one with the widest mix. I set the price pages from homes actually listed here, so they match how buyers search.
Sometimes, though it is the thinnest slice of a small market. Expect townhome-style units or the smallest attached homes, and expect to act quickly when a sound one lists. This is the lowest price page in Providence.
Spring and early summer. A move-in home can go under contract within a weekend then. Fall and winter are slower and kinder to buyers, which is why this page sorts newest first and why saved searches help.
Sometimes. Rambler is the Utah word for a single-story home, and at this price they turn up mostly as older detached houses or attached homes. A home listed as one story often sits over a full basement, so the stairs are still real. The single-story homes page filters for them.
Start with the age of the roof, wiring, plumbing and heating, because the price often reflects them. About 1 home in 25 in Providence was built before 1940, so a full inspection matters. Ask in writing about the city water hookup and any yard water shares before you write an offer.
Talk to Scott
Ready to shop under $500K in Providence?
Give me your budget and your must-haves. A Cache Valley partner agent will flag the sound homes while they are fresh. The agent will say so plainly if a low price hides a real problem.
How it works in Providence
- Send me a listing, get a straight readSpot a Providence listing that interests you? Send it over. I ask the partner agent about it and pass along what to look at closely before an offer.
- A local agent for tours and offersI introduce you to a partner agent in Cache Valley whom I trust. That agent walks you through homes, writes the offer and stays with you to the closing.
- A lender's eye, tooI am licensed in both real estate and lending. On any one purchase I take one role. When I am the lender, I will tell you early if a home looks hard to finance.
- Answers within a business dayCall or text about any home on this page, and expect to hear back 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.