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Investment Properties for Sale in Circleville, Utah
Circleville sits in Piute County along US-89, a ranching town of roughly 500 people best known as Butch Cassidy's boyhood home. It's not a market built for flippers chasing quick equity — it's a market for buyers who understand rural Utah cash flow: modest purchase prices, low property taxes, and steady demand from agricultural workers, hunters, and folks priced out of Richfield or Marysvale. Investment properties here typically run from older single-family homes on Main Street to small acreage parcels with a farmhouse and outbuildings. Purchase prices are often well under $250,000, which keeps the numbers workable for buy-and-hold rentals even at Piute County's thin population base.
The realistic tenant pool includes seasonal ranch hands, Fishlake National Forest hunters and anglers who need a base camp each fall, UDOT and highway maintenance crews, and retirees looking to downsize out of bigger Utah cities without leaving the state. Water rights and well access matter more here than in a subdivision — a property with irrigation shares or a producing well often rents or resells easier than one without. Long-term appreciation has been slow and steady rather than explosive, which suits investors who want low competition and low carrying costs over flip potential. Browse the active listings below to see what's currently on the market in and around Circleville.
November 2025 · Circleville market
Live from the Utah MLS — what's actually happening in Circleville right now.
Median sale
$95,000
1 closed in November 2025
Median DOM
72 days
listing → contract
Sale-to-list
100.0%
of final list price
Unsold inventory
—
active + pending
1 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Circleville.
Is Circleville a good market for rental income? ▾
It works best as a low-cost, low-competition rental market rather than a high-yield one. Rents are modest because household incomes in Piute County are modest, but so are purchase prices and property taxes, so the math can still pencil out for buyers who aren't financing at a high rate.
Who actually rents in Circleville? ▾
The tenant base is mostly ranch and farm workers, highway department employees, seasonal hunting and fishing visitors during fall and early winter, and occasionally retirees looking for a quiet, low-cost home base. Short-term rentals aimed at Fishlake National Forest access can also do well in September and October.
Do investment properties here come with water rights? ▾
Many older homes and small acreage parcels do carry irrigation shares or a private well, and that detail significantly affects both value and rentability. Always confirm water rights in writing before closing, since not every listing description spells this out clearly.
How many investment-grade listings are usually available at once? ▾
Circleville is a small market, so inventory can run thin — sometimes just a handful of active listings countywide at any given time. Buyers who want a specific type of property, like acreage with outbuildings, may need to watch the MLS for a few months before the right one comes up.
Are financing options limited for rural investment properties? ▾
Some lenders treat small-town Utah properties, especially those with acreage or agricultural zoning, differently than standard suburban loans, so conventional investment financing isn't always straightforward. Local and regional lenders familiar with Piute County tend to move faster than national banks on these deals.
What's the typical price range for investment properties in Circleville? ▾
Most single-family homes trade well under $250,000, and acreage parcels with a house and outbuildings can still land in that range depending on condition and water rights. This keeps the entry cost low compared to Sevier or Iron County, though it also means resale pools are smaller.