bds
|
ba
|
sqft
ac lot
|
car garage
|
|
Multi-Family Homes for Sale in Cedar City, Utah
Cedar City's multi-family market is shaped by one dominant force: Southern Utah University. With roughly 15,000 students and a campus that sits right inside the city grid, duplexes, triplexes, and fourplexes within a mile of SUU stay rented year after year. Beyond the student pool, Cedar's economy leans on Iron County School District, Cedar City Hospital, regional manufacturing, and the steady summer bump from the Utah Shakespeare Festival — meaning small multi-family properties here pull from a mixed tenant base, not just college kids. At an elevation of 5,800 feet, Cedar runs cooler than St. George (about 50 miles south), with four real seasons, snowy winters, and dry summers in the mid-80s, which keeps utility costs and HVAC wear more in line with northern Utah than the desert.
Pricing typically lands below comparable Washington County multi-family, and the lot sizes tend to be more generous, with detached garages or off-street parking that matters to renters during winter. Buyers usually fall into two camps: out-of-state investors chasing better cap rates than California or the Wasatch Front offer, and local owner-occupants using an FHA or VA loan to house-hack a duplex while one side covers most of the mortgage. Zoning, parking minimums, and Cedar City's short-term rental rules all factor into what each property can legally do, so the right unit really depends on your strategy. Browse the active multi-family listings below to see what's currently on the Iron County MLS.
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
370
active + pending
8 matching · page 1 of 1
Active listings
Prefer the map?
See all 8 multi-family homes on a map
Pan around Cedar City and refine by drawing your own boundary.
Common questions
About multi-family homes in Cedar City.
What counts as a multi-family property in Cedar City? ▾
On the Iron County MLS, multi-family generally covers duplexes, triplexes, fourplexes, and small apartment buildings up to four units. Anything five units and above is classified as commercial and financed differently. Most multi-family inventory in Cedar City sits in the duplex and fourplex range, often in neighborhoods built within walking or biking distance of SUU.
Who are the typical tenants in Cedar City rentals? ▾
Southern Utah University students drive a big share of demand, especially for units near 200 North and the campus corridor. The other major tenant pool is workforce renters tied to Iron County School District, Cedar City Hospital, SUU staff, and the warehouse and manufacturing jobs out near the airport and I-15 frontage. Summer also brings short-term demand from Utah Shakespeare Festival staff and visitors.
What kind of rents and cap rates should I expect? ▾
Two-bedroom units in Cedar City typically rent in the $1,000–$1,400 range, with three-bedroom sides of a duplex pushing higher near campus. Cap rates on small multi-family here have historically run roughly 5–6.5%, though that swings with interest rates and the condition of the building. Student-oriented properties sometimes rent by the bedroom, which can lift gross income but increases turnover.
Are there zoning or short-term rental rules I should know about? ▾
Cedar City zones multi-family into specific districts (R-2, R-3, and mixed-use areas), and not every residential lot can legally add a second unit. Short-term rentals (under 30 days) are restricted in most residential zones, so most owners run these as standard 6–12 month leases. Always confirm zoning and any nonconforming-use status with Cedar City Planning before writing an offer.
What financing works for a duplex or fourplex purchase? ▾
If you plan to live in one unit, FHA and VA loans both allow up to four units with owner-occupant down payments as low as 3.5% (FHA) or 0% (VA). Pure investment purchases usually need 20–25% down on a conventional or DSCR loan. Lenders will count a portion of projected rents toward your qualifying income, which helps in Cedar City's price range.
How much multi-family inventory is usually active here? ▾
Cedar City is a small market, so active multi-family listings often number in the single digits at any given time. Duplexes turn over more frequently than triplexes or fourplexes, which can sit off-market for years. The list below shows everything currently active on the Iron County MLS.