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Investment Properties for Sale in Blanding, Utah
Blanding sits at about 6,100 feet in San Juan County, roughly 20 minutes south of Monticello and an hour from Moab. It's a small town of around 3,700 people, and the investment market works differently here than on the Wasatch Front. Prices are far lower, with many single-family homes well under $300,000. Rents are modest, so the numbers depend on buying right and keeping costs low. Demand comes from a few steady sources: Utah State University Blanding campus (part of USU Eastern's regional presence), San Juan School District staff, San Juan Hospital and clinic workers, and seasonal crews tied to tourism, oil and gas, and public lands work.
Most investors here look at long-term rentals, small duplexes, and older homes that can be updated and rented to local employees or students. Blanding is close to Bears Ears National Monument, Edge of the Cedars State Park, Natural Bridges, and Hovenweep, which brings steady visitor traffic. Nightly rental rules and zoning are tighter and less developed than in Moab, so check city ordinances before you plan on short-term income. Winters are cold and dry with real snow, and summers are hot but mild at night, so heating costs and roof and plumbing condition matter on older stock. Browse the active listings below to see what's currently on the market.
October 2026 · Blanding market
Live from the Utah MLS — what's actually happening in Blanding right now.
Median sale
—
1 closed in October 2026
Median DOM
71 days
listing → contract
Sale-to-list
—
of final list price
Unsold inventory
14
active + pending
3 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Blanding.
What kind of rental income can I expect from an investment property in Blanding? ▾
Long-term rentals to USU Blanding staff, students, and county/BLM employees typically run $900-$1,400 a month depending on size and condition. Short-term rentals tied to Bears Ears and Natural Bridges traffic can bring in more during spring and fall shoulder seasons, but winter occupancy drops off sharply since this isn't a ski destination.
Are short-term rentals actually legal in Blanding? ▾
Inside Blanding city limits, short-term rental use generally requires a business license and compliance with local ordinance, so confirm current rules with the city before buying with Airbnb income in mind. Properties out in unincorporated San Juan County fall under separate county regulations that can be more permissive or more restrictive depending on the area, so don't assume the rules match the city.
Why are prices in Blanding so much lower than St. George or Moab? ▾
Blanding is a smaller working town, not a resort market, with a population under 4,000 and less speculative buying pressure. The area also sees far fewer relocating retirees and remote workers than southern Utah's bigger tourist towns, which keeps demand and prices lower even with year-round highway traffic passing through.
Do I need to worry about water rights or wells when buying an investment property here? ▾
Yes. Some parcels, especially outside city limits, rely on private wells or shared water systems rather than municipal culinary water, and water shares can affect both usability and resale value. Get a clear title report and, if a well is involved, a water quality and yield test before closing.
Is there local property management available for out-of-state investors? ▾
Options are limited compared to bigger Utah markets. Most owners either self-manage remotely with a local contact for turnovers and repairs, or hire a property manager based out of Moab, about 75 miles north, who covers a wider rural territory.
What's driving demand for rentals in Blanding right now? ▾
Bears Ears National Monument, Natural Bridges National Monument, and the broader Cedar Mesa recreation area pull steady visitor traffic through town, since Blanding is the last real services stop before those attractions. USU Blanding and county government jobs add a smaller but more stable base of long-term renters.