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Investment Properties for Sale in Annabella, Utah
Annabella sits in Sevier County about three miles north of Richfield, roughly halfway between Salt Lake and St. George on I-70. With a population under 1,000 and a working-rural economy built on alfalfa, cattle, and commuters who drive into Richfield for jobs at Sevier Valley Hospital, Intermountain Health, the school district, and the coal and gypsum operations nearby, the investment math here is different from anything on the Wasatch Front. Entry prices on small single-family homes and older farmhouses with outbuildings tend to land well below the Utah median, and long-term rental demand is driven by hospital staff, teachers, and tradesmen who want a quieter address than Richfield proper without adding much commute.
For investors, the realistic plays in Annabella are long-term single-family rentals, small horse properties with shop or barn income potential, and occasional fix-and-flip work on mid-century homes that have been in the same family for decades. Short-term rental demand exists but is seasonal — Fish Lake, Big Rock Candy Mountain, and Fremont Indian State Park pull traffic through Sevier County in summer and during hunts, while winter is quiet. Water shares, irrigation rights, and septic condition matter more here than in any metro market, and they meaningfully change a property's rental ceiling and resale value. Browse the active listings below to see what's currently on the market in and around Annabella.
May 2026 · Annabella market
Live from the Utah MLS — what's actually happening in Annabella right now.
Median sale
$342,000
1 closed in May 2026
Median DOM
24 days
listing → contract
Sale-to-list
95.5%
of final list price
Unsold inventory
2
active + pending
1 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Annabella.
What kinds of investment properties actually trade in Annabella? ▾
Most inventory is single-family homes on lots ranging from a quarter acre to a few acres, plus the occasional small horse property or older farmhouse with shop space. True multifamily is rare in town — investors looking for duplexes or fourplexes usually have to look in Richfield or Salina. Land parcels with irrigation shares also come up and can pencil out for build-to-rent.
What rents can a long-term rental realistically pull in Annabella? ▾
A clean 3-bed, 2-bath single-family home in Annabella or nearby Richfield typically rents in the $1,400–$1,800 range depending on condition, acreage, and whether a shop or pasture is included. Homes that accept horses or have fenced pasture command a premium because that inventory is thin across Sevier County.
Is short-term rental (Airbnb) viable here? ▾
It can work, but it's seasonal. Summer traffic to Fish Lake, the Paiute ATV Trail, and Capitol Reef plus fall deer and elk hunts drive bookings from roughly May through October. Winter occupancy drops sharply, so most investors underwrite STRs on a blended annual basis and confirm Sevier County and town rules before committing.
Do water rights and irrigation shares really change the deal? ▾
Yes — significantly. Properties with deeded irrigation shares (often through Annabella Irrigation Company or similar) hold value better and open up pasture rental, hay production, or horse boarding as side income. Always ask the listing agent for share counts and whether they convey with the property.
How does financing work on rural Utah investment properties? ▾
Conventional investment loans work on standard homes inside town limits. Once you get into acreage, outbuildings, or working ag features, some lenders pull back and you may need a portfolio lender, a local credit union, or Farm Credit. USDA loans don't apply to investment purchases, only owner-occupied.
What's the exit strategy in a town this small? ▾
Buyer pools are smaller than in metro Utah, so price-to-condition matters more on resale. The healthiest exits tend to be well-maintained 3-bed homes priced for local hospital and school-district employees, or acreage parcels marketed to out-of-state buyers wanting a Utah base near Fish Lake and the national parks.