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Investment Properties for Sale in Apple Valley, Utah
Apple Valley sits just east of Hurricane on State Route 59, about 25 minutes from St. George and a direct shot to Zion National Park's east entrance through Hildale. The town is small — under 1,000 residents — but it's caught the attention of investors for a few specific reasons: lot sizes are larger than anything you'll get inside St. George city limits, zoning allows horses and outbuildings on most parcels, and proximity to Zion makes short-term rental math work when the regulations cooperate. Most properties here sit on 1 to 5 acres, with a mix of manufactured homes, site-built single-family, and raw land waiting on a build. Price points typically run well below the St. George median, which is what draws buy-and-hold investors looking for cash-flow rather than appreciation plays.
The investment angle splits into three lanes locally: long-term rentals serving Hurricane and Colorado City workers, vacation rentals catering to Zion-bound travelers, and land banking ahead of the slow but steady Washington County growth pushing east. Short-term rental rules are stricter than many out-of-state buyers expect — Apple Valley falls under Washington County jurisdiction for unincorporated stretches, and the town itself has its own ordinances, so verifying STR eligibility parcel-by-parcel is non-negotiable before you write an offer. Water shares, septic condition, and well depth also move the needle on value out here far more than square footage does. Browse the active listings below to see what's currently on the market, and reach out if you want help running rental comps or pulling zoning specifics on a particular address.
April 2026 · Apple Valley market
Live from the Utah MLS — what's actually happening in Apple Valley right now.
Median sale
$619,500
2 closed in April 2026
Median DOM
86 days
listing → contract
Sale-to-list
99.7%
of final list price
Unsold inventory
8
active + pending
3 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Apple Valley.
Are short-term rentals allowed in Apple Valley? ▾
It depends on the parcel. The Town of Apple Valley regulates STRs within its boundaries, while unincorporated pockets fall under Washington County rules. Some zones permit nightly rentals outright, others require a conditional use permit, and a few prohibit them entirely. Always verify with the town clerk and pull the current zoning map before assuming a property can be operated as a vacation rental.
What kind of cash flow can a long-term rental realistically produce here? ▾
Long-term rents in Apple Valley generally track Hurricane rates minus a small discount for the commute — typically $1,400 to $2,200 for a 3-bedroom depending on condition and acreage. With purchase prices often $100K to $200K below comparable Hurricane homes, cap rates can pencil better than anywhere else in the St. George metro, though tenant pools are thinner.
Why are so many listings manufactured homes? ▾
Apple Valley was platted with larger lots and looser building requirements than most Washington County towns, which made manufactured housing the dominant build type for decades. For investors this matters because financing options narrow — many lenders won't touch pre-1976 units, and newer doublewides on permanent foundations qualify for conventional loans while others are chattel-only.
How does water work on these properties? ▾
Most Apple Valley homes run on private wells or shared water systems rather than municipal water, and water rights are a separate asset that may or may not convey with the land. Well depth, gallons-per-minute, and shared-well agreements all affect both financeability and long-term operating cost. Get the well log and any water share documentation during due diligence.
How close is Zion National Park for vacation rental marketing? ▾
The east entrance at Mount Carmel Junction is roughly 45 minutes via SR-59 and US-89, and the main Springdale entrance is about an hour through Hurricane and La Verkin. That's farther than Springdale or Rockville rentals but at a meaningfully lower price per door, which is the trade-off STR operators here are making.
Is land banking a viable strategy in Apple Valley? ▾
It can be, but the timeline is long. Washington County growth is moving east slowly, and Apple Valley lacks the infrastructure — municipal water, sewer, commercial base — that drives rapid appreciation. Buyers holding land here should plan on 7-to-15-year horizons and budget for property taxes and weed abatement in the meantime.