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Investment Properties for Sale in Brian Head, Utah
Brian Head sits at 9,600 feet, the highest town in Utah and one of the few Wasatch-adjacent markets built entirely around a ski resort economy. Investment buyers here are almost always chasing short-term rental income rather than long-term tenants — the town's zoning and its visitor base are built for weekly and weekend stays, with skiers filling condos from November through April and mountain bikers, ATV riders on the Brian Head trail system, and Cedar Breaks visitors keeping things busy June through September. That two-season demand curve is what separates Brian Head from a lot of Utah investment markets that go quiet half the year. Condo projects like Cedar Breaks Condos, Brian Head Towers, and Iron Blosam-style stack units dominate the inventory, with cabins and A-frames in Bear Flat and Old Town adding more privacy and higher nightly rates.
Because Brian Head is unincorporated resort land inside Iron County, HOA rules and short-term rental permitting vary building by building — some allow nightly rentals outright, others cap the number of rental units or require on-site management, so confirming a property's actual rental status before writing an offer matters more here than in most Utah towns. Snow load, water lines, and road access up SR-143 also affect which units rent easily in winter versus which sit vacant during storm closures. Price points run from the low $200s for a dated studio condo to $700,000+ for a newer cabin with bunk rooms and a private hot tub. Browse the active listings below to see what's currently on the market.
July 2026 · Brian Head market
Live from the Utah MLS — what's actually happening in Brian Head right now.
Median sale
$278,000
3 closed in July 2026
Median DOM
35 days
listing → contract
Sale-to-list
94.4%
of final list price
Unsold inventory
67
active + pending
20 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.