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Fixer Upper Homes for Sale in Fruitland, Utah
Fruitland is a small unincorporated community in Duchesne County, sitting at roughly 6,500 feet along Highway 40 between Heber and Duchesne. It's high-desert mountain country — cold winters, dry summers, sagebrush and pinyon-juniper, with Strawberry Reservoir twenty minutes west and the south slope of the Uintas to the north. The housing stock skews toward older cabins, manufactured homes on acreage, and a scattering of stick-built homes on dirt or gravel roads. That mix is exactly why fixer uppers turn up here more often than in tidier Wasatch Front markets: many of these properties were built as seasonal retreats in the 70s and 80s, and deferred maintenance is the norm rather than the exception.
Buyers shopping rehab projects in Fruitland are usually after one of three things: a hunting or fishing base camp, an off-grid-leaning primary residence with room to breathe, or land where the existing structure is essentially a placeholder. Wells, septic systems, propane tanks, and wood stoves are standard, so your rehab budget needs to account for rural-system repairs that buyers in Orem or Lehi never think about. Road access in winter is another real factor — some parcels are plowed by the county, others aren't. Browse the active fixer upper listings below to see what's currently on the market, and check the lot details carefully before scheduling a tour.
August 2026 · Fruitland market
Live from the Utah MLS — what's actually happening in Fruitland right now.
Median sale
$325,000
1 closed in August 2026
Median DOM
135 days
listing → contract
Sale-to-list
92.9%
of final list price
Unsold inventory
25
active + pending
1 matching · page 1 of 1
Active listings
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Common questions
About fixer upper homes in Fruitland.
What kind of fixer uppers actually show up in Fruitland? ▾
Most are older A-frames, mountain cabins, and 1970s-90s manufactured homes on acreage off Highway 40 or up toward Strawberry. You'll occasionally see a stick-built ranch on 5+ acres that needs roof, septic, or well work. True teardowns are rare because the land alone holds strong value in this stretch of Duchesne County.
Can I get a conventional loan on a rough cabin in Fruitland? ▾
Often no. If the home has foundation issues, no functioning heat source, an unpermitted addition, or a failing septic, lenders typically require repairs before closing or push you toward a 203(k) renovation loan or a local portfolio lender. Cash and hard-money are common here, which is part of why prices on distressed properties stay negotiable.
Does Fruitland have city water and sewer? ▾
No. Properties run on private wells and septic systems, so a fixer upper inspection needs to include well flow tests, water potability, and a septic pump-and-certify. Replacing a failed septic in rocky soil can run $15,000-$30,000, and that's a real line item to budget before you write an offer.
How cold does it get, and what does that mean for a rehab? ▾
Fruitland sits around 6,500 feet and regularly hits sub-zero temps December through February. Any fixer here needs serious attention to insulation, heat tape on pipes, roof load ratings, and a reliable heat source — usually propane, wood, or a combination. Cabins that sat vacant through winter often have burst plumbing, so check for water damage carefully.
Are these properties primary residences or weekend cabins? ▾
Both. Fruitland draws Wasatch Front buyers looking for a recreation base near Strawberry Reservoir, Currant Creek, and the Uinta backcountry, plus full-timers who want acreage without Heber or Kamas pricing. Short-term rental rules are looser than in Wasatch County, which makes a rehabbed cabin a reasonable income play.
What's the price range for a fixable property here right now? ▾
Rough cabins and dated manufactured homes on a few acres generally trade in the $200,000s to low $400,000s, depending on access, water rights, and how much land comes with it. Anything under $200,000 usually has a major issue — title, access, or structural — that should be verified before you tour.