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Investment Properties for Sale in Freedom, Utah
Freedom is an unincorporated dot on the map in northern Sanpete County, tucked between Fairview and Moroni along the western edge of the Wasatch Plateau. It's farm country — alfalfa fields, cattle, the smell of the Moroni turkey plant on a south wind — and the investment thesis here looks nothing like a Utah County duplex play. Most properties trading hands are single-family homes on a half-acre to several acres, older farmhouses with outbuildings, or raw and agricultural land. Prices run dramatically below the Wasatch Front median; it's not unusual to see liveable houses in the $300Ks and bare parcels well under six figures, though condition varies wildly and septic, well, and irrigation rights need real diligence.
Investors buying in Freedom are usually doing one of three things: holding a long-term single-family rental for workers at Norbest, Snow College, or Sanpete County government; land-banking acreage as the Wasatch Front pushes south; or running a low-key short-term rental aimed at hunters, ATV riders headed up to Skyline Drive, and Manti Temple visitors. Property taxes are low, greenbelt (FAA) status is common on agricultural parcels, and Sanpete County's regulatory touch is light compared to Summit or Wasatch. The trade-off is a thin tenant pool and a 90-minute drive to Provo, so cash flow modeling needs to be conservative. Browse the active listings below to see what's currently on the market in and around Freedom.
October 2024 · Freedom market
Live from the Utah MLS — what's actually happening in Freedom right now.
Median sale
$292,900
1 closed in October 2024
Median DOM
3 days
listing → contract
Sale-to-list
97.7%
of final list price
Unsold inventory
—
active + pending
3 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Freedom.
What kinds of investment properties actually exist in Freedom? ▾
Freedom is a tiny unincorporated farming community in Sanpete County, so the inventory leans toward small acreage parcels, older farmhouses on large lots, and the occasional outbuilding-heavy property that can be repurposed. True multi-unit rentals are rare — most investor plays here are land-banking, agricultural use, or a single-family rental serving Fairview, Mt. Pleasant, or Moroni workers.
Who rents in an area this rural? ▾
Tenant demand comes from workers at the Moroni turkey processing plant (Norbest), Sanpete County employees, agricultural workers, and families priced out of the Wasatch Front looking for cheap rural living. Turnover tends to be low, but the renter pool is also shallow, so pricing your rental realistically matters more than it would in Provo or Spanish Fork.
What kind of cash flow is realistic on a Freedom rental? ▾
Purchase prices are low compared to the Wasatch Front, but so are rents — typically $1,100 to $1,600 for a single-family home depending on size and condition. Cap rates can pencil out reasonably on cash purchases, but financed deals with a lot of deferred maintenance often struggle. Run conservative vacancy assumptions of 8-10% given the small renter base.
Can I run a short-term rental in Freedom? ▾
Sanpete County has been more permissive than Wasatch or Summit counties, and there's no city ordinance in Freedom itself since it's unincorporated. STR demand is modest though — guests are typically hunters in the fall, ATV riders heading to the Skyline Drive, and folks visiting family. Don't model Park City numbers; think occasional weekend bookings.
Is agricultural use a factor in valuation? ▾
Yes. Many parcels around Freedom carry FAA (Farmland Assessment Act) greenbelt status, which keeps property taxes very low as long as the land stays in qualifying agricultural use. If you take it out of greenbelt, the county can claw back up to five years of rollback taxes, so verify the current status before closing.
How far is Freedom from the nearest real job market? ▾
Freedom sits about 25 minutes from Ephraim and Snow College, 90 minutes from Provo, and roughly 2 hours from the Salt Lake City airport via US-89. That distance is the single biggest factor shaping your tenant pool — anyone who needs a Wasatch Front commute is not your renter.