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Investment Properties for Sale in Cedar City, Utah
Cedar City sits at 5,800 feet on the I-15 corridor between Salt Lake and St. George, and its investment market is shaped by three forces that don't show up in most Utah towns: Southern Utah University and its 14,000-plus students, the Utah Shakespeare Festival's summer tourist wave, and steady spillover from Iron County's growth in healthcare, manufacturing, and logistics. That combination gives small investors more rental strategies than a town this size usually offers — long-term family rentals in Fiddlers Canyon and Cross Hollows, by-the-room student housing near campus on 200 South and University Boulevard, and a regulated short-term rental segment serving Brian Head skiers 30 minutes east and Bryce/Zion travelers heading south.
Pricing still runs well below the Wasatch Front and roughly 30-40% under St. George for comparable square footage, which is why out-of-area buyers keep showing up. Single-family rentals in the $350K-$500K range are common, older duplexes and fourplexes near downtown trade in the $400K-$700K band depending on condition, and newer build-to-rent product has started appearing on the west side. Winters here are real — expect snow, freeze-thaw cycles, and higher heating costs than southern Utah — so underwriting needs to account for maintenance reserves and seasonal vacancy in the student segment. Zoning and Cedar City's short-term rental ordinance also matter; not every house can legally run as a nightly rental. Browse the active investment listings below to see what's currently on the market.
May 2026 · Cedar City market
Live from the Utah MLS — what's actually happening in Cedar City right now.
Median sale
$510,000
45 closed in May 2026
Median DOM
38 days
listing → contract
Sale-to-list
98.5%
of final list price
Unsold inventory
363
active + pending
78 matching · page 3 of 4
Active listings
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Common questions
About investment properties in Cedar City.
What kinds of investment properties does Cedar City actually have? ▾
The mix runs from older bungalows near SUU that get rented by the room, to duplexes and fourplexes around 200 North and Main, to newer single-family rentals in subdivisions like Fiddlers Canyon and Cross Hollows. There's also a small but active short-term rental segment tied to the Shakespeare Festival, Brian Head skiers, and Bryce/Zion road-trippers.
How does the SUU student population affect rental demand? ▾
Southern Utah University enrolls roughly 14,000 students, and on-campus housing covers only a fraction of them. That keeps year-round demand strong for 3-5 bedroom homes within walking or biking distance of campus, and landlords typically lease by the room from August through May with a summer dip.
Are short-term rentals (Airbnb/VRBO) allowed in Cedar City? ▾
Cedar City regulates short-term rentals by zone, and they aren't permitted in most standard residential areas. Nightly rentals are generally limited to specific overlay zones and properly licensed units, so verify the zoning and any HOA rules before banking on STR income. Iron County and Brian Head have separate rules worth checking if you're looking just outside city limits.
What cap rates and rents are realistic here? ▾
Long-term rents for a 3-bed single-family typically run $1,500-$2,000, with by-the-room student rentals pushing gross income higher. Cap rates on small multifamily have generally landed in the 5-6.5% range depending on condition and financing, though that shifts with interest rates and purchase price.
Is Cedar City growing enough to support appreciation? ▾
Iron County has been one of Utah's faster-growing counties, with steady population gains tied to SUU, the regional hospital, and manufacturing/logistics employers off I-15. New subdivisions on the west and south sides keep adding inventory, which moderates price spikes but supports rental demand.
What should out-of-state investors know before buying here? ▾
Winters bring real snow and freeze cycles at 5,800 feet, so deferred maintenance on roofs, furnaces, and exterior plumbing matters more than it would in St. George. Property management is available locally but the pool of managers is smaller than along the Wasatch Front, so line up your team before closing.