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Investment Properties for Sale in Collinston, Utah
Collinston sits in northern Box Elder County along the Bear River, a farming community small enough that it barely registers a stoplight but close enough to Logan (20 minutes) and Tremonton (10 minutes) to matter for tenants who work in either town. Investment activity here looks different than in Cache Valley proper: think acreage with a farmhouse and outbuildings, a rental home on a half-acre with irrigation shares attached, or a small multi-family setup left over from an old family homestead. Lot sizes tend to run large, water rights are often part of the deal, and buyers need to understand secondary irrigation and well-versus-culinary water before they write an offer. Utah State University's presence in Logan keeps a steady pull of student and staff rental demand pushing north into Box Elder County as Cache Valley prices climb, and Collinston picks up some of that overflow.
Because the town has no real commercial center, most rental demand comes from agricultural workers, commuters to Logan or the Tremonton/Perry industrial corridor, and families wanting rural space at a lower price point than Cache Valley offers. Cap rates in a market this small are less about comps and more about the specific parcel — water rights, outbuilding condition, and septic/well status can swing value by tens of thousands of dollars. Inventory is thin and turns over slowly, so serious buyers should be ready to move when something new hits the market. Browse the active listings below to see what's currently available.
July 2026 · Collinston market
Live from the Utah MLS — what's actually happening in Collinston right now.
Median sale
$828,250
2 closed in July 2026
Median DOM
3 days
listing → contract
Sale-to-list
100.6%
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 Collinston.
Is Collinston a good market for rental income, or mostly a land play? ▾
Most investment activity here is a hybrid — a rental house plus acreage or water rights that add long-term value beyond monthly rent. Pure cash-flow plays are rare because the tenant pool is small; investors typically buy for a mix of modest rent and appreciation tied to the land itself.
Do investment properties in Collinston come with water rights? ▾
Many do, since the town sits in an agricultural stretch along the Bear River, but it's never automatic. Always confirm in writing whether irrigation shares or well rights transfer with the parcel, and have a water rights search done before closing — this is the single biggest value variable in this area.
Who actually rents in Collinston? ▾
Tenants are typically agricultural workers, Logan-area commuters looking for cheaper rent than Cache Valley, and families wanting a rural setting with animal rights or acreage. There's no student housing market inside Collinston itself, though overflow from Utah State occasionally reaches this far north.
How many investment-type listings are usually available at once? ▾
Very few — Collinston is a small unincorporated community and inventory is thin in any given month. Buyers should expect to wait for the right property rather than choosing among several comparable options.
Can I finance a property with acreage and outbuildings as a normal residential rental? ▾
It depends on the parcel size and how much of the value sits in agricultural land versus the dwelling. Properties with large acreage or working outbuildings sometimes need ag-exception or portfolio lending rather than a standard conventional rental loan, so it's worth getting pre-approved with a lender familiar with Box Elder County rural properties.
What should I check before buying a rental with a septic system out here? ▾
Get the septic inspected and pumped as part of due diligence, and confirm it's sized correctly for the number of rental units or bedrooms you're planning. Many older Collinston properties run on aging septic systems, and replacement costs can run several thousand dollars if the system fails an inspection.