Quick answer
Brian Head is a tiny ski town (151 residents in the 2020 Census) built around Brian Head Resort, which advertises Utah's highest base elevation and about 350 inches of snow a year. Most buyers here are looking for a cabin or condo as a second home or nightly rental rather than a full-time residence. If that's you, I'm happy to walk you through the town's rental licensing rules and what mountain ownership really involves.
Brian Head market update
Small market: the September median and days on market reflect only 4 sales, and whether condos or cabins sold swings the median a lot.
Residential, September 2026. Updated October 2026, source: WCBR MLS via Flexmls.
Thinking about moving to Brian Head?
If you're reading this, you're probably weighing a move to Southern Utah and wondering whether Brian Head is the right fit. I help relocation buyers sort through exactly that question, so let me share what I'd tell you over coffee.
Brian Head sits in the mountains above Parowan, in Iron County, and it's built around Brian Head Resort. The full-time population is tiny: the 2020 Census counted just 151 residents. Most homes are cabins and condos owned as second homes or used as nightly rentals. NOAA's Brian Head weather station sits at about 9,770 feet, so this is real high-mountain living.
In this guide I'll walk you through neighborhoods, costs, schools, weather and things to do, and I'll try to be honest about the tradeoffs.
What kinds of homes are in Brian Head?
"Best" depends on how you want to live. Here are a few areas buyers often ask me about:
Condos near the resort
Condominiums are common in Brian Head and are a popular choice for second-home and nightly-rental buyers.
Mountain cabins
Cabins on wooded lots around town, from smaller getaways to larger family retreats.
Second homes vs. full-time living
Most owners use their property part-time. If you're planning to live here year-round, think carefully about winter access and daily services.
What does it cost to live in Brian Head?
Brian Head is a small, seasonal market, so monthly numbers jump around. In September 2026 just 4 homes sold (Flexmls). Over the previous 12 months monthly medians ranged from about $175,000 to $807,000, largely depending on whether condos or cabins happened to sell that month. The median active list price was about $299,500 in September 2026.
- Active listings: 46 in September 2026 (Flexmls MLS, residential).
- Taxes: Utah has a flat 4.45% state income tax. Utah's 45% residential property tax exemption applies only to a qualifying primary residence, so a second home is generally taxed on its full value. Ask the Iron County Assessor about your situation.
What should you know about the resort and nightly rentals?
The resort. Brian Head Resort first opened on January 7, 1965. Its press kit lists two mountains, 650 skiable acres, 8 lifts serving 71 trails, a 9,780-foot base and a 10,920-foot summit. The resort's site says the 2025/26 season ran 160 days, and it offers summer mountain biking and hiking from Giant Steps Mountain.
Nightly rentals. According to the Town of Brian Head, renting a cabin or condo for less than 30 consecutive days requires a Town business license. You'll need an application, an owner affidavit, proof of insurance and a fire inspection. Fire inspections repeat every other year, and nightly-rental licenses expire at the end of every September. Owners also pay an annual nightly-rental fee and a 1.5% quarterly Enhanced Service Business License Fee on gross rental earnings, and they must have a Utah sales tax ID. The Town says homes not connected to its water system aren't eligible for a short-term rental license.
HOAs. Many condo projects and some cabin areas have their own HOA rules, which can include rental restrictions. Read each HOA's documents before you buy. I'll help you get them early.
How are the schools in Brian Head?
Brian Head is in Iron County, so it's served by the Iron County School District. According to the NCES Common Core of Data, the district had 18 schools and 14,125 students in 2024–25. Confirm which schools serve a specific address with the district, and keep winter road conditions in mind for a daily commute.
I'm a REALTOR, not an education expert, so I don't rank schools. The official Utah School Report Card has performance data.
What is the weather like in Brian Head?
Brian Head is cold and snowy. NOAA's 1991–2020 normals for the Brian Head station show an average January high of about 30°F with lows near 10°F, and a July high of about 71°F. The station averages no days at 90°F or higher. Brian Head Resort advertises about 350 inches of snow a year, and its season typically runs from early November into May.
| Month | Jan | Feb | Mar | Apr | May | Jun | Jul | Aug | Sep | Oct | Nov | Dec |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| High °F | 30 | 32 | 39 | 44 | 55 | 67 | 71 | 69 | 61 | 48 | 38 | 28 |
| Low °F | 10 | 12 | 17 | 18 | 27 | 36 | 42 | 43 | 35 | 24 | 17 | 10 |
Source: NOAA NCEI 1991–2020 climate normals, Brian Head station USC00420900 (elevation about 9,770 ft). NOAA doesn't publish a snowfall normal for this station; the snowfall figure on this page is the resort's own.
What is there to do in Brian Head?
- Skiing & snowboarding: Brian Head Resort's two connected mountains, plus night skiing and snow tubing.
- Summer mountain biking & hiking: Lift-served biking and trails from Giant Steps Mountain.
- Cedar Breaks National Monument: Less than 5 miles away, according to the resort.
- Parowan: About 12 miles down the mountain, with groceries, schools and the Parowan Gap petroglyphs nearby.
Frequently asked questions about living in Brian Head
How many people live in Brian Head, Utah?
The 2020 Census counted 151 full-time residents. Most homes are second homes or nightly rentals.
Can I rent my Brian Head cabin or condo nightly?
Renting for less than 30 consecutive days requires a Town of Brian Head business license, a fire inspection, insurance and a Utah sales tax ID, according to the Town. Licenses expire at the end of every September. HOAs may have their own rules.
How much snow does Brian Head get?
Brian Head Resort advertises about 350 inches a year. NOAA doesn't publish a snowfall normal for its Brian Head station.
How high is Brian Head?
NOAA's Brian Head weather station sits at about 9,770 feet, and the resort lists a 9,780-foot base and a 10,920-foot summit.
How cold does Brian Head get?
NOAA's normals show an average January high of about 30°F and lows near 10°F.
