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Investment Properties for Sale in Beaver, Utah
Beaver is a small town of about 3,400 people sitting at 5,900 feet on I-15, almost exactly halfway between Salt Lake City and St. George. For investors, that location matters: steady highway traffic supports lodging, storage, and short-term rental demand, while the surrounding ranchland, Tushar Mountains, and Eagle Point Ski Resort 18 miles east bring in seasonal visitors year-round. The local economy leans on agriculture, the Intermountain Power Project, geothermal energy operations near Roosevelt Hot Springs, Beaver Valley Hospital, and tourism tied to fishing on the Beaver River and snowmobiling in the Tushars.
Investment inventory in Beaver runs the gamut from older brick homes on quarter-acre lots in the historic grid south of Center Street, to small multi-units, to rural parcels with water shares and outbuildings outside city limits. Price points remain well below Wasatch Front and Washington County numbers, which is part of why 1031 exchange buyers from Utah County and Salt Lake have been quietly active here. Short-term rental rules are set by Beaver City and Beaver County and have shifted in recent years, so confirming current licensing before underwriting an STR pro forma is essential. Long-term rental demand is thin but persistent, with low vacancy driven more by scarce supply than population growth. Browse the active listings below to see what's currently on the market, and reach out if you want rent comps or zoning details on a specific address.
May 2026 · Beaver market
Live from the Utah MLS — what's actually happening in Beaver right now.
Median sale
$432,000
1 closed in May 2026
Median DOM
21 days
listing → contract
Sale-to-list
96.0%
of final list price
Unsold inventory
24
active + pending
15 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Beaver.
What kinds of investment properties typically come up in Beaver? ▾
The mix usually includes small single-family rentals near downtown, older homes on large lots that can be converted to duplexes or short-term rentals, and rural acreage with outbuildings or water rights. You'll also occasionally see roadside commercial-residential combos along Main Street and I-15 frontage parcels suited to lodging or storage.
Does Beaver allow short-term rentals? ▾
Beaver City and Beaver County have been friendlier to short-term rentals than many Wasatch Front cities, but rules vary by zone and have tightened in recent years. Always confirm current STR licensing, nightly-stay limits, and lodging tax requirements with Beaver City directly before underwriting a property as a vacation rental.
Who rents long-term in Beaver? ▾
The long-term tenant pool is small but steady: Intermountain Power Project workers, Cove Fort and geothermal plant employees, ranch hands, teachers, hospital staff at Beaver Valley Hospital, and travelers connected to the I-15 corridor. Vacancy is usually low simply because rental inventory is thin, but rents are correspondingly modest.
What price range should I expect for a rental-grade home? ▾
Entry-level single-family homes in town generally trade in the low-to-mid $300s, with fixer-uppers and very small homes sometimes dipping below that. Properties with acreage, shops, or water shares run higher. Cash-on-cash returns tend to look better here than in Utah County, but appreciation has historically been slower.
Is Beaver a realistic market for a 1031 exchange? ▾
Yes, particularly for investors trading out of higher-priced Wasatch Front or St. George properties and wanting lower price points, cleaner cap rates, or land with agricultural use. Inventory is thin, so most 1031 buyers identify replacement property well before their 45-day window opens.
How far is Beaver from the nearest major airport? ▾
Beaver sits roughly 200 miles south of Salt Lake City International and about 110 miles north of St. George Regional, right on I-15 at exits 109 and 112. That midway location is part of what makes lodging-oriented investments and traveler-focused rentals viable here.