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Investment Properties for Sale in Cedar Hills, Utah
Cedar Hills isn't the first place most investors think of, and that's exactly the point. This small city tucked against the north slope of Utah County, wedged between American Fork and Pleasant Grove, is almost entirely single-family homes on quarter-acre-plus lots, with no real rental-heavy apartment stock competing for tenants. That scarcity works in an owner's favor: demand for well-kept houses near the Cedar Hills Golf Course and the Timpanogos foothills stays steady from families who want the Alpine School District boundaries but can't compete for the pricier lots in Highland right next door. Median home values here typically run a notch below Highland and Alpine but above American Fork, which means a lower entry cost with comparable rental demand from Utah Valley University staff, Adobe and Qualtrics employees commuting down the 92/Timpanogos Highway corridor, and Brigham Young University-adjacent renters who want space and quiet over campus proximity.
Because Cedar Hills has almost no HOA-restricted condo product and limited new construction land left, most investment activity here centers on existing single-family and townhome resales — houses built in the 1990s through mid-2000s that need light updating, plus the occasional newer build near Deer Hollow. Cash flow math works best on long-term rentals given city ordinances that don't favor short-term rental turnover, and appreciation has tracked closely with the rest of northern Utah County over the past decade. Rental demand holds up well because of the elementary and middle schools, the golf course frontage, and easy access to I-15 without the traffic density of American Fork's commercial strip. Browse the active listings below to see what's currently on the market.
July 2026 · Cedar Hills market
Live from the Utah MLS — what's actually happening in Cedar Hills right now.
Median sale
$644,900
2 closed in July 2026
Median DOM
5 days
listing → contract
Sale-to-list
100.0%
of final list price
Unsold inventory
31
active + pending
3 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Cedar Hills.
Does Cedar Hills allow short-term rentals like Airbnb? ▾
No. Cedar Hills City code prohibits short-term rentals (under 30 days) in residential zones, and the city has actively enforced this in recent years. Investors planning Airbnb or VRBO income should look at nearby cities with different ordinances. Long-term leases of 30+ days are the standard investment model here.
Are basement apartments legal in Cedar Hills? ▾
Accessory dwelling units are allowed in many residential zones but require a city permit, a separate entrance, parking minimums, and owner occupancy of one of the two units in most cases. Several existing homes have unpermitted basement apartments that were built before current rules, so verify the legal status with the city before counting that rent in your numbers.
What kind of cash flow is realistic on a Cedar Hills rental? ▾
With purchase prices commonly $700K+ and market rents in the $2,800–$3,800 range, single-unit rentals typically run break-even to slightly negative on standard 20–25% down financing at current rates. Properties with a legal ADU renting separately are where most investors find positive cash flow, often adding $1,200–$1,600 in additional monthly income.
Who's the typical tenant pool in Cedar Hills? ▾
Mostly families connected to the Silicon Slopes tech employers in Lehi and American Fork — Adobe, Ancestry, Qualtrics, and the Thanksgiving Point area companies. Tenants tend to be longer-term, school-district-motivated, and credit-qualified, which keeps vacancy low but also means turnover often aligns with the school calendar.
Do HOAs in Cedar Hills restrict rentals? ▾
Some do. Subdivisions like Bridgestone, The Cedars, and Harvey Heights each have their own CC&Rs, and a handful cap the percentage of rentals or require board approval. Always pull the HOA documents during due diligence before assuming you can lease the property.
How does Cedar Hills compare to neighboring cities for investors? ▾
Compared to Lehi and American Fork, Cedar Hills has lower density, stricter rental rules, and higher entry prices but tends to hold value well and attract stable long-term tenants. Investors prioritizing appreciation and tenant quality often prefer it; those chasing yield usually look at Lehi, Eagle Mountain, or Saratoga Springs instead.