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Investment Properties for Sale in Fairfield, Utah
Fairfield sits in Cedar Valley on the west side of the Oquirrh Mountains, about 25 minutes from Lehi and the Silicon Slopes tech corridor. It's a small town — under 200 residents at the last census — but the surrounding valley is one of the fastest-changing corners of Utah County thanks to Eagle Mountain's growth, the new Tyson Foods plant nearby, and ongoing infrastructure investment along SR-73. For investors, that combination matters: land is still relatively cheap compared to anything east of the point of the mountain, parcels are often large enough for horses or outbuildings, and the rental pool is driven by workers who want acreage without an Eagle Mountain HOA.
Investment properties here generally fall into a few buckets: single-family homes on half-acre to multi-acre lots that work as long-term rentals, raw land held for appreciation as the Cedar Valley fills in, and small horse properties that command premium rents from equestrian tenants priced out of Highland or Alpine. Short-term rental demand is thin — Fairfield isn't a tourist town — but proximity to Camp Floyd State Park and the Pony Express Trail brings some weekend traffic. Cap rates tend to run higher than Lehi or Saratoga Springs because purchase prices haven't fully caught up to rent growth from the tech-worker spillover. Browse the active listings below to see what's currently available in and around Fairfield.
June 2025 · Fairfield market
Live from the Utah MLS — what's actually happening in Fairfield right now.
Median sale
$1,000,000
1 closed in June 2025
Median DOM
62 days
listing → contract
Sale-to-list
100.0%
of final list price
Unsold inventory
—
active + pending
5 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Fairfield.
What kind of rental demand does Fairfield actually have? ▾
Demand comes mostly from workers at the Tyson plant, Eagle Mountain commuters who want land, and a smaller pool of equestrian renters. It's a long-term rental market, not a short-term one — vacation traffic is light. Expect 30 to 60 day lease-up times depending on price point and whether the property includes usable acreage.
Are short-term rentals (Airbnb/VRBO) viable in Fairfield? ▾
Generally no, at least not as a primary strategy. The town is too small and too far from major attractions to sustain consistent nightly bookings. Camp Floyd and the Pony Express Trail draw some weekend visitors, but occupancy rates won't compete with St. George or Park City. Most investors here run 12-month leases.
What do typical purchase prices and rents look like? ▾
Single-family homes on acreage in the Fairfield/Cedar Valley area generally run from the mid $400s into the $700s depending on lot size and outbuildings. Rents on comparable properties tend to land between $2,200 and $3,200 a month, with horse-suitable parcels at the top of that range. Raw land parcels vary widely based on water rights and road access.
Is buying land in Fairfield a reasonable hold play? ▾
It can be, but do your homework on water shares and zoning before writing an offer. Cedar Valley is growing west from Eagle Mountain, and parcels along the SR-73 corridor have seen real appreciation over the last five years. Land without secondary water or with septic-perc issues is much harder to develop or rent.
How far is Fairfield from major employers? ▾
Fairfield is roughly 25 minutes from Lehi's tech corridor (Adobe, Micron, IM Flash area), about 15 minutes from Eagle Mountain, and 20 minutes from the Tyson Foods facility in Eagle Mountain. SLC International Airport is about an hour. That commute radius is what makes long-term rentals work here.
What should out-of-state investors know before buying in Fairfield? ▾
Utah County is non-disclosure for sale prices, so comps require an agent with MLS access. Property taxes are low (primary residence rate is around 0.55% of assessed value, non-primary is higher), water rights are a separate asset from the land itself, and many rural parcels are on septic and well rather than municipal utilities. Factor those into your underwriting.