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Investment Properties for Sale in Cedar Valley, Utah
Cedar Valley sits on the west side of Utah Lake, covering Eagle Mountain, Saratoga Springs (western edge), Cedar Fort, and Fairfield. For investors, the appeal is straightforward math: it's the closest pocket of sub-$500K detached single-family inventory to the Silicon Slopes tech corridor in Lehi, which is roughly a 25-minute commute via Pony Express Parkway and Redwood Road. That commuter-renter base is what drives the rental thesis here. Eagle Mountain alone has added more than 30,000 residents since 2010, and the rooftop count is still climbing, which means newer construction with builder warranties is widely available alongside resale stock from the 2005-2015 boom.
The investment profile varies sharply by sub-area. Eagle Mountain's Ranches and City Center neighborhoods are conventional buy-and-hold long-term rentals — stable tenants, predictable cap rates in the 4.5-5.5% range, HOAs that generally prohibit short-term rentals. Cedar Fort and Fairfield, by contrast, are unincorporated or lightly regulated, with horse properties, 1-5 acre parcels, and land plays aimed at the path-of-growth investor. Property taxes run higher on non-owner-occupied homes (no 45% primary-residence exemption), and water is a real diligence item — secondary irrigation availability and well rights affect both rentability and resale. Browse the active listings below to see what's currently on the market, and filter by acreage or HOA status to narrow in on the strategy that fits your portfolio.
May 2026 · Cedar Valley market
Live from the Utah MLS — what's actually happening in Cedar Valley right now.
Median sale
$575,000
1 closed in May 2026
Median DOM
164 days
listing → contract
Sale-to-list
101.2%
of final list price
Unsold inventory
1
active + pending
1 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Cedar Valley.
What kinds of investment properties show up in Cedar Valley? ▾
Most active listings fall into three buckets: single-family rentals in the newer Eagle Mountain and Saratoga Springs-adjacent subdivisions, older Cedar Fort and Fairfield homes on acreage that work as horse properties or short-term rentals, and raw land parcels (5 to 40 acres) that investors hold for future development. Multi-family is rare here — the zoning is overwhelmingly single-family residential.
Is Cedar Valley a strong rental market? ▾
Rental demand is driven by commuters working at Lehi's Silicon Slopes tech corridor (Adobe, Xerox, Micron, IM Flash) who want a detached home under $500K instead of a Lehi townhouse at the same price. Vacancy is low, and tenants tend to be families on 12-month leases rather than transient renters. The trade-off is that rents are capped by what those commuters will pay before they look elsewhere.
What about short-term rentals — is Airbnb allowed? ▾
It depends on the jurisdiction. Eagle Mountain has restrictive STR rules and most HOAs prohibit nightly rentals outright. Unincorporated Utah County parcels and parts of Cedar Fort have more flexibility, which is why investors targeting STRs usually focus on the west side of the valley. Always verify with the city and HOA before writing an offer.
How do property taxes work for non-owner-occupied homes? ▾
Utah gives a 45% primary-residence exemption on property tax. Investment properties don't get that, so your tax bill will be roughly 1.8x what an owner-occupant pays on the same home. Budget around 1.0% to 1.2% of assessed value annually for a Cedar Valley rental versus about 0.55% to 0.65% for an owner-occupied home.
What's the appreciation outlook out here? ▾
Cedar Valley has been one of the fastest-growing areas in the state for a decade, with Eagle Mountain's population more than tripling since 2010. The Mountain View Corridor extension and continued tech-sector hiring in Lehi keep pressure on demand. Land investors in particular have done well, though entitlement timelines on raw acreage can run five to ten years.
What down payment should I plan on for a Cedar Valley rental? ▾
Conventional investment-property financing typically requires 20-25% down, with rates running roughly 0.5-0.75% above owner-occupied loans. If you're house-hacking a property with an ADU or basement apartment and living in one unit, you can use owner-occupied financing at 3-5% down — a common play in the newer Eagle Mountain builds that include separate basement entrances.