Butch Cassidy's boyhood valley on the upper Sevier River. Homes for sale, local market insight, and expert representation in Circleville from the Donavan & Tyson Team.
Circleville is the largest town in Piute County and the southernmost on US Highway 89 before the road climbs toward Panguitch. It fills the floor of Circle Valley, a nearly round basin ringed by mountains that the Sevier River enters from the south and leaves to the north, at about 6,000 feet. The Tushar Mountains rise to the west, the Sevier Plateau to the east, and Kingston Canyon leads east toward Otter Creek. The 2020 Census counted 550 residents across about 11 square miles of town.
Settlers arrived in 1864, abandoned the valley during the Black Hawk War in 1866, and returned in the 1870s. The town's most famous son is Robert LeRoy Parker, better known as Butch Cassidy, who grew up on his family's homestead just south of town; the restored Parker cabin is a roadside stop on US-89. The town park holds a 2016 memorial to the Southern Paiute people killed in the 1866 Circleville Massacre, a history the community has chosen to acknowledge openly.
Circleville today is cattle and hay country. Residents are multi-generation ranch families, school and county employees, and retirees and newcomers who wanted an authentic ranching valley with trout water and public land on every side.
Circleville Elementary, a small K-8 school in town, serves the south end of the county; high school students ride to Piute High School in Junction, about ten minutes north. The town has a park, fire station, church, post office, a cafe or two and basic services on US-89. Panguitch is about 35 minutes south for a grocery store and clinic; Richfield, with Sevier Valley Medical Center, Snow College Richfield and full shopping, is about an hour north.
For recreation, Otter Creek State Park is about 20 minutes east through Kingston Canyon and Piute Reservoir is 15 minutes north, both excellent trout fisheries. The Sevier River runs the length of the valley. The Paiute ATV Trail passes through the area, and the American Discovery Trail, a coast-to-coast hiking route, runs right through town. Bryce Canyon National Park is about an hour south via Panguitch, and Fishlake and Dixie national forests are at the valley's edge. Hunting season is a community event.
Salt Lake City is roughly 3 hours 15 minutes; I-70 at Sevier is about 45 minutes; I-15 at Beaver is about an hour via SR-20.
Circleville's housing is a mix of pioneer-era brick homes, mid-century farmhouses, manufactured homes and a few newer custom builds on the town grid, surrounded by working ranches, irrigated hay ground and river-bottom pasture. Small acreages with a home, corrals and water shares are the typical rural listing, and bare ranch ground of 20 to several hundred acres comes up periodically. Days on market tend to be long, and inventory is thin.
Because only a few properties sell each year, Redfin and Zillow do not currently publish a dependable median for Circleville; a single ranch sale can double or halve the number. Rather than quote a figure that will not match any actual house, we pull Piute and Garfield County comparables and value acreage on a per-acre and water basis. Historically Circle Valley has been among the more affordable ranch markets in Central Utah.
Buyers are ranchers, retirees, hunters and anglers, and remote workers who want space. Most homes here are typically eligible for USDA rural development financing, which can mean zero down for qualified buyers; we can check a specific address with you. Sellers should have water rights, grazing permits and any conservation or lease agreements organized before listing; they are the core of a Circleville property's value.
Robert LeRoy Parker, later known as Butch Cassidy, grew up on his family's homestead about a mile south of town. The restored Parker cabin sits along US-89 and is a popular stop.
Garfield Memorial Hospital in Panguitch is about 35 minutes south and Sevier Valley Medical Center in Richfield is about an hour north. Circleville has volunteer fire and EMS.
Yes. Circle Valley is active cattle and hay country with irrigation from the Sevier River. Most acreage listings include water shares, and we verify them as part of every transaction.
Free home valuations, full MLS access, and two agents who know Piute County street by street.