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Investment Properties for Sale in Eagle Mountain, Utah
Eagle Mountain has gone from a quiet outpost on the west side of Utah Lake to one of the fastest-growing cities in the state, and that growth curve is exactly what makes it interesting to investors. The population has more than doubled in the last decade, driven by the Silicon Slopes job corridor in Lehi, the Meta data center on the city's north end, and the Tyson Foods plant expansion. Tenants here are typically young families and tech-adjacent workers priced out of Lehi, Saratoga Springs, and Highland — which keeps long-term rental demand steady on three- and four-bedroom single-family homes.
The investment math in Eagle Mountain is different from Provo or Ogden. Entry prices on newer construction generally run $450K-$600K, property taxes hit harder on non-owner-occupied homes (Utah taxes investment property at 100% of value versus 55% for primary residences), and short-term rentals are heavily restricted by city ordinance. That said, gross rents on a standard 4-bed, 2.5-bath holding usually land between $2,300 and $2,700 a month, and appreciation has consistently outpaced the Wasatch Front average. Most investors here are playing a 5-10 year hold with modest cash flow and strong equity growth, rather than chasing a high cap rate. Browse the active listings below to see what's currently on the market, and reach out if you want help running rent comps or pulling tax estimates on a specific address.
May 2026 · Eagle Mountain market
Live from the Utah MLS — what's actually happening in Eagle Mountain right now.
Median sale
$513,734
108 closed in May 2026
Median DOM
25 days
listing → contract
Sale-to-list
99.6%
of final list price
Unsold inventory
527
active + pending
27 matching · page 2 of 2
Active listings
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Common questions
About investment properties in Eagle Mountain.
Does Eagle Mountain allow short-term rentals like Airbnb? ▾
Eagle Mountain currently restricts short-term rentals (under 30 days) in most residential zones, so the city is primarily a long-term rental market. Investors typically target 12-month leases aimed at families and tech workers commuting to Lehi or Bluffdale. Always verify current city ordinances and HOA rules before closing, since rental policies have shifted in fast-growing Utah County cities.
What kind of rent can I expect on a single-family home in Eagle Mountain? ▾
As of recent data, three- and four-bedroom single-family rentals in Eagle Mountain generally lease between roughly $2,100 and $2,800 a month depending on size, age, and proximity to Pony Express Parkway. Newer builds in City Center and Silverlake tend to pull the top of that range. Townhomes typically run $1,700 to $2,200.
Is Eagle Mountain a good cash-flow market or more of an appreciation play? ▾
Honestly, it leans appreciation. Purchase prices haven't fully decoupled from Lehi and Saratoga Springs, so cap rates often land in the 4-5% range with current interest rates. The upside is population growth — Eagle Mountain has been one of the fastest-growing cities in the country, and the Facebook/Meta data center plus Tyson Foods expansion keep pulling rental demand westward.
Which neighborhoods in Eagle Mountain make the most sense for rentals? ▾
City Center and the areas around Cory Wride Memorial Park rent quickly because of access to the elementary schools and the commuter route to Lehi. Ranches and Silverlake attract tenants who want newer construction and don't mind the longer drive. Hidden Hollow and the older sections off Pony Express tend to have lower entry prices and better gross rent multipliers.
What should I know about property taxes and HOAs before buying an investment here? ▾
Utah County property tax on non-primary residences is assessed at 100% of market value rather than the 55% primary-residence rate, which roughly doubles your tax bill compared to an owner-occupied home. Budget around 1.1-1.3% of value annually. Many newer Eagle Mountain subdivisions also carry HOA fees between $25 and $100 a month, which eats into cash flow.
How's vacancy and tenant demand in Eagle Mountain right now? ▾
Vacancy stays low — generally under 5% for well-maintained homes priced to market — because the city's median household age skews young and a lot of Silicon Slopes workers want a yard without a Lehi price tag. Listings priced realistically usually rent within two to four weeks. Winter months are slower than the May-August leasing season.