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Investment Properties for Sale in Brian Head, Utah
Brian Head sits at 9,600 feet, Utah's highest incorporated town and the closest ski resort to Las Vegas at about two and a half hours south. That drive-time math is exactly why cabins and condos here rent well: skiers from Vegas, St. George, and Cedar City fill winter weekends, while summer brings mountain bikers running the Brian Head Resort lift-served trails, ATV riders on Panguitch Lake and Dixie National Forest routes, and travelers using it as a cool-air base near Cedar Breaks National Monument and Bryce Canyon. Most investment stock is condos in complexes like Cedar Chalets, The Coach House, and Ashdown Vista, plus standalone cabins along Highway 143 — inventory that turns over on a two-season rental calendar rather than the single peak most Utah mountain towns depend on.
Because Brian Head is unincorporated-adjacent and zoned for short-term rentals in most of its condo and cabin districts, buyers can self-manage through Airbnb and VRBO or hand it to one of the local property managers already running dozens of units in town. HOA dues matter more here than price per square foot — snow removal, road maintenance at altitude, and shared amenities like hot tubs and shuttle access all get baked into monthly costs, so run those numbers before comparing cap rates to Park City or Midway. Winters bring real snow load and occasional road closures on SR-143, which owners factor into cleaning turnaround and guest communication. Browse the active listings below to see what's currently on the market.
August 2026 · Brian Head market
Live from the Utah MLS — what's actually happening in Brian Head right now.
Median sale
$520,000
8 closed in August 2026
Median DOM
78 days
listing → contract
Sale-to-list
95.3%
of final list price
Unsold inventory
62
active + pending
17 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Brian Head.
Do short-term rentals (nightly/weekly) actually pencil out in Brian Head? ▾
Brian Head is one of the few Utah towns where nightly rentals are broadly allowed by zoning, which is the main reason investors look here in the first place. Winter ski season (December through March) and the cool-summer escape from St. George and Las Vegas heat (July-August) drive most of the occupancy. Realistic gross revenue for a well-furnished 2-3 bedroom condo near the lifts typically runs $35K-$60K annually, with cabins farther up the mountain doing more.
What's the difference between buying a condo at the resort base versus a cabin in the surrounding subdivisions? ▾
Condos at Giant Steps or Navajo base offer true ski-in/ski-out and the highest nightly rates per square foot, but HOA dues run $400-$700/month and cover heavy snow load maintenance. Cabins in areas like Bear Flat, Aspen Ridge, or Mammoth Creek give you more square footage and privacy for the dollar, but you'll deal with private snow removal contracts and longer drives to the lifts.
How does Brian Head's 9,800-foot elevation affect property maintenance and rental operations? ▾
Snow loads here are some of the heaviest in Utah — roofs, decks, and plumbing have to be built for it, and freeze-related claims are the most common insurance issue. Most successful investors hire a local property manager who handles plowing, hot tub service, and emergency calls, which typically runs 20-30% of gross rental revenue. Budget for higher heating costs too; winter lows regularly drop below zero.
Are there HOA or town rules I should check before buying for STR use? ▾
Brian Head Town itself permits nightly rentals town-wide, but individual HOAs sometimes layer on minimum stay requirements or rental caps — Cedar Breaks Lodge and a few condo associations have specific rules worth reading before you write an offer. Also confirm the unit has a current town business license and transient room tax registration, which transfer with proper paperwork at closing.
What price range do investment-grade properties trade in? ▾
Studio and one-bedroom condos at the base have historically traded in the $200K-$320K range, two-bedroom units around $350K-$500K, and three-bedroom cabins with strong rental history typically $550K-$900K. Larger luxury cabins with hot tubs, garages, and 6+ sleeping spots can clear $1M+ but also command the highest nightly rates.
Is summer revenue enough to carry the property, or is this really a ski-season play? ▾
Ski season is still the bigger revenue driver, but summer has grown significantly — the town markets ATV trails, the Brian Head Resort lift-served mountain biking, and proximity to Cedar Breaks National Monument and Bryce. Many owners now see 35-45% of annual revenue from May through October, which makes the cash flow less seasonal than it was a decade ago.