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Investment Properties for Sale in Castle Dale, Utah
Castle Dale sits at the heart of Emery County, a coal and ranching community about two hours south of Provo on Highway 10. Investment buyers here aren't chasing appreciation the way they might in Washington County — they're buying cash-flowing rentals tied to steady, if modest, local demand. Emery Power Plant, Hunter and Huntington plants nearby, the county school district, and a trickle of outdoor recreation traffic headed to the San Rafael Swell and Goblin Valley keep a baseline of renters in town: plant workers, county employees, and seasonal hunters or ATV riders looking for short stays. Home prices in Castle Dale remain well under state averages, often putting single-family rentals within reach for under $200,000, which means rent-to-price ratios can pencil out better than they do along the Wasatch Front.
What draws investors specifically to this market is low competition and low entry cost rather than rapid growth. Duplexes and older single-family homes near Main Street tend to hold long-term tenants employed at the power plants or with Emery County government, and lot sizes here are large enough that some properties carry extra income potential from a shop, RV pad, or accessory unit. Water rights and outbuildings matter more in Castle Dale than in suburban markets, so it's worth checking what conveys with each parcel before assuming a number pencils out. Browse the active listings below to see what's currently on the market.
June 2026 · Castle Dale market
Live from the Utah MLS — what's actually happening in Castle Dale right now.
Median sale
$650,000
3 closed in June 2026
Median DOM
50 days
listing → contract
Sale-to-list
85.4%
of final list price
Unsold inventory
10
active + pending
4 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Castle Dale.
What kind of rental yields are realistic in Castle Dale? ▾
Gross yields on long-term rentals in Castle Dale often land in the 8–11% range, which is stronger than most Wasatch Front markets because purchase prices stay low while rents are anchored to power plant and county wages. Cash-on-cash returns depend heavily on your financing, but the lower entry point makes 20–25% down conventional loans workable for many investors. Always verify actual rents with local property managers since the sample size in town is small.
Who are the typical tenants in Castle Dale? ▾
The core tenant base is workers at the Huntington and Hunter power plants, Emery County government and school district employees, and families connected to coal and ranching operations. Turnover tends to be lower than in college towns or resort areas because people move here for specific jobs and stay. Expect long-term renters rather than transient ones.
Is short-term rental (Airbnb) demand strong here? ▾
STR demand is modest and seasonal, mostly tied to recreation in the San Rafael Swell, Joe's Valley climbing, Wedge Overlook, and Millsite Reservoir. Occupancy peaks spring through fall and drops sharply in winter. Most investors find long-term rentals more predictable, but a well-positioned STR near recreation access can supplement income if you accept the seasonality.
What are property taxes and insurance like in Emery County? ▾
Emery County has some of the lower effective property tax rates in Utah, generally well under 1% of market value for primary residences and modestly higher for non-owner-occupied. Insurance costs are reasonable since the area isn't in a high wildfire or flood zone for most parcels. Always pull a specific tax history from the county assessor before underwriting a deal.
Are there concerns about the local economy with coal in decline? ▾
Yes, this is the single biggest risk factor for Castle Dale investors. The Huntington plant has a scheduled retirement date and coal jobs have contracted over the past decade. That said, the plants still employ hundreds, the county is actively pursuing economic diversification, and housing scarcity has kept rents stable. Underwrite conservatively and don't assume rent growth.
How much active investment inventory is usually on the MLS? ▾
Castle Dale is a thin market — it's common to see only a handful of single-family listings at any given time, and dedicated multi-family or duplex inventory is rare. Most investor deals are single-family homes used as rentals. Patience matters here, and off-market relationships with local agents often surface better deals than the MLS alone.