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Multi-Family Homes for Sale in Cottonwood Heights, Utah
Cottonwood Heights sits at the base of the Wasatch between Big and Little Cottonwood Canyons, about 15 miles south of downtown Salt Lake City and 20 minutes from SLC International. The city is built primarily around single-family neighborhoods, so multi-family inventory — duplexes, triplexes, and the occasional small fourplex — is genuinely limited. Most of what comes to market is clustered along older corridors near Fort Union Boulevard, Highland Drive, and the 6200 South stretch, where zoning predates the current residential character. Because supply is thin and the rental demand is steady (ski-industry workers, Alta View Hospital staff, and University of Utah commuters all compete for units), well-maintained multi-family properties here tend to move quickly when priced correctly.
For investors and house-hackers, the math in Cottonwood Heights works differently than it does in West Valley or Magna. Prices per unit are higher, but so are rents, and tenant quality skews toward longer-term professionals who value the canyon access and the Canyons School District schools. Winters bring real snow — expect 50+ inches a year in town and far more up-canyon — so roof condition, driveway grading, and separate utility meters are worth scrutinizing during due diligence. Property taxes run roughly 0.55%–0.65% of assessed value, and the city's rental licensing program is straightforward but does require annual registration. Browse the active multi-family listings below to see what's currently available, and reach out if you'd like comps on a specific property or street.
May 2026 · Cottonwood Heights market
Live from the Utah MLS — what's actually happening in Cottonwood Heights right now.
Median sale
$728,500
26 closed in May 2026
Median DOM
16 days
listing → contract
Sale-to-list
98.8%
of final list price
Unsold inventory
71
active + pending
2 matching · page 1 of 1
Active listings
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Common questions
About multi-family homes in Cottonwood Heights.
How common are multi-family properties in Cottonwood Heights? ▾
They're relatively rare. Cottonwood Heights is zoned predominantly for single-family residential, with multi-family inventory concentrated along Fort Union Boulevard, Highland Drive, and the 6200 South corridor. On any given week you might see only a handful of duplexes, triplexes, or small fourplexes on the MLS, so buyers often set up saved searches and move quickly when something lists.
What do duplexes and small multi-family buildings typically sell for here? ▾
Pricing varies widely by vintage and condition, but duplexes generally trade in the $700K to $1.1M range, with triplexes and fourplexes pushing higher. Properties closer to the canyon mouths or with updated interiors command a premium because of the rental demand from skiers, medical professionals at nearby clinics, and University of Utah staff.
Can I house-hack a multi-family in Cottonwood Heights with an FHA loan? ▾
Yes. FHA allows owner-occupied purchases of 2-4 unit properties with as little as 3.5% down, provided you live in one unit for at least a year. Cottonwood Heights is a popular house-hack target because rents are strong — proximity to Big and Little Cottonwood Canyons supports both long-term tenants and, where allowed, mid-term rentals.
Are short-term rentals allowed in these units? ▾
Cottonwood Heights restricts short-term rentals (under 30 days) in most residential zones, so STR income shouldn't be part of your underwriting unless the specific property is in a permitted zone. Long-term and mid-term rentals (30+ days) are the standard play, and demand from ski-season professionals and traveling nurses keeps vacancy low.
What rents can owners expect per unit? ▾
Two-bedroom units in well-kept duplexes typically rent for $1,700 to $2,300 per month, with three-bedroom sides reaching $2,500+ depending on finishes and garage access. Units with mountain-facing decks or updated kitchens lease fastest, often within a week of listing.
Which school district serves the area, and does it matter for tenants? ▾
Cottonwood Heights falls within Canyons School District, with schools like Butler Elementary, Butler Middle, and Brighton High drawing families. Strong schools matter for long-term tenant retention — families who land a unit here tend to renew, which is a real factor when you're projecting cash flow over a five-year hold.