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Investment Properties for Sale in Emery, Utah
Emery is a quiet ranching town of roughly 280 people in Emery County, tucked along Highway 10 between Castle Dale and I-70. Investment property here looks nothing like investment property on the Wasatch Front. Instead of bidding wars on townhomes, buyers are looking at small single-family homes on large lots, working hobby farms with irrigation shares, and the occasional fixer near the center of town. Entry prices are low by Utah standards — often well under $300,000 for a livable house on usable acreage — which is why out-of-state investors keep an eye on this corner of the state. Tenant demand is tied closely to the Huntington and Hunter power plants, coal operations near East Carbon, and Emery County government jobs in Castle Dale, about 20 miles north.
The investment thesis here is less about appreciation velocity and more about cash-on-cash returns, land, and optionality. The San Rafael Swell sits just east, and recreation traffic through Green River and the new Jurassic National Monument designation has slowly raised the profile of this part of Castle Country. Water rights, well shares, and outbuilding condition matter more than finishes — a 1970s ranch house with a good well and a hay shed will rent faster than a remodeled cottage with no irrigation. Winters are cold and dry, summers are hot, and the elevation around 6,250 feet keeps the growing season short. Browse the active investment listings below to see what's currently on the market in Emery and the surrounding Castle Valley communities.
October 2025 · Emery market
Live from the Utah MLS — what's actually happening in Emery right now.
Median sale
$350,000
1 closed in October 2025
Median DOM
71 days
listing → contract
Sale-to-list
92.2%
of final list price
Unsold inventory
1
active + pending
2 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Emery.
What kind of rental demand exists in Emery? ▾
Emery is a small unincorporated town in Emery County with a population under 300, so long-term rental demand comes mostly from coal and power plant workers tied to the Huntington and Hunter generating stations, plus ranch hands and county employees. Short-term rental demand is thin compared to Moab or Green River, though hunters and OHV riders heading to the San Rafael Swell do book occasional stays. Expect a small but steady tenant pool rather than a competitive rental market.
Are short-term rentals (Airbnb, VRBO) allowed in Emery? ▾
Emery County has relatively light regulation compared to Wasatch Front cities, and the town of Emery itself has no municipal short-term rental ordinance. That said, lodging tax collection and county business licensing still apply. Confirm current rules with Emery County before underwriting an STR pro forma.
What price range do investment properties in Emery typically fall into? ▾
Single-family homes in Emery generally trade in the $150K–$350K range depending on acreage, outbuildings, and water shares. Properties with irrigation rights, barns, or extra pasture often push higher because they double as small working ranches. That low entry point is the main draw for cash-flow investors priced out of St. George or Utah County.
Do water shares and mineral rights matter for investors here? ▾
Yes, significantly. Many Emery-area parcels include shares in local irrigation companies, and those shares can be worth tens of thousands of dollars on their own. Mineral rights are sometimes severed from surface rights due to the area's coal and gas history, so order a title report early and ask the listing agent specifically what conveys with the property.
How far is Emery from major employment hubs? ▾
Emery sits about 30 minutes south of Castle Dale on Highway 10, roughly 2.5 hours from Provo and 3 hours from Salt Lake City. The closest steady employers are the PacifiCorp power plants near Huntington, the coal mines around East Carbon, and Emery County government offices in Castle Dale. That commuter geography defines your tenant base.
Is buy-and-hold or land-banking the better play in Emery? ▾
Both work for different investors. Buy-and-hold makes sense if you can land a tenant tied to the power plants or county jobs and want modest cash flow on a low basis. Land-banking larger parcels appeals to investors betting on long-term recreation growth around the San Rafael Swell, which became a National Monument area in 2019.