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Fixer Upper Homes for Sale in Duck Creek, Utah
Duck Creek sits at roughly 8,400 feet on Cedar Mountain, about 30 miles east of Cedar City on SR-14, and the cabin stock here reflects that history — a lot of these properties went up in the 1970s and 80s as summer getaways for families from St. George, Las Vegas, and the Wasatch Front. That means real opportunity for buyers willing to take on a project: original tongue-and-groove interiors, woodstoves that need updating, roofs that have weathered four decades of heavy snow, and decks that have seen better seasons. Fixer uppers in Duck Creek tend to sit on wooded lots with aspen and ponderosa, often near Navajo Lake, Duck Creek Pond, or the Strawberry Point trailheads.
The math works for a specific buyer profile. Turnkey cabins in Duck Creek Village routinely list in the high $400s to $600s, while rougher cabins and dated A-frames can be picked up well below that — leaving room to update systems, re-roof for the 70+ psf snow load, and modernize kitchens and baths. Short-term rental demand is steady year-round thanks to ATV and snowmobile traffic, proximity to Brian Head (about 20 minutes), and Cedar Breaks National Monument right next door. Just be realistic about the build season: meaningful exterior work happens May through October, and contractors book out fast. Browse the active fixer upper listings below to see what Cedar Mountain currently has on the market.
May 2026 · Duck Creek market
Live from the Utah MLS — what's actually happening in Duck Creek right now.
Median sale
$311,500
2 closed in May 2026
Median DOM
11 days
listing → contract
Sale-to-list
97.7%
of final list price
Unsold inventory
31
active + pending
1 matching · page 1 of 1
Active listings
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Common questions
About fixer upper homes in Duck Creek.
What kind of fixer uppers actually show up in Duck Creek? ▾
Most are older A-frames, log cabins, and 1970s-80s seasonal builds along Movie Ranch Road, Aspen Cove, Duck Creek Village, and the Strawberry Point side roads. Common issues are aging metal or shake roofs, settled foundations on pier-and-post, outdated wood stoves, and plumbing that wasn't winterized properly. Square footage is typically 600-1,400 sq ft on a half-acre to one-acre treed lot.
Can I get a conventional mortgage on a Duck Creek fixer upper? ▾
It depends on condition and whether the cabin has year-round access, a permitted septic, and a functioning well or culinary water hookup. Cabins without heat sources, with active roof leaks, or on seasonal-only roads often won't pass appraisal for conventional or FHA financing. Many buyers use cash, a renovation loan (203k or Fannie HomeStyle), or local portfolio lenders familiar with Kane County cabins.
What's the realistic price range for a project cabin up there? ▾
Entry-level fixers in Duck Creek generally run $235,000 to $375,000 depending on lot size, access, and whether the structure is salvageable. Anything under about $250,000 usually needs significant work — think full systems replacement, not cosmetic. Turnkey cabins in the same area trade closer to $450,000-$650,000, so there's real room to build equity if the rehab is managed well.
How does the 8,400-foot elevation affect renovation work? ▾
It affects almost everything. The build season runs roughly May through October, freeze-thaw cycles are brutal on decks and foundations, and snow loads in Duck Creek can exceed 70 psf — meaning any roof or structural work has to meet Kane County's high-snow-load engineering requirements. Plan for higher material costs too, since most supplies come from Cedar City, an hour down SR-14.
Are these cabins on well and septic or connected to utilities? ▾
Most are on private septic and either a private well or a shared community water system (Duck Creek Village Special Service District serves part of the area). Power is on-grid through Garkane Energy. Natural gas is not available — heating is propane, wood, or electric, which matters when budgeting a remodel.
Can I rent out a Duck Creek fixer upper as a short-term rental after I renovate? ▾
Yes, Kane County allows short-term rentals in much of the Duck Creek area, and nightly rental demand is strong thanks to Brian Head, Cedar Breaks, Zion's east side, and snowmobile season. Verify the specific subdivision's CC&Rs before buying — a handful of HOAs restrict rentals under 30 days. The county also requires a transient room tax license.