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Fixer Upper Homes for Sale in Garden City, Utah
Garden City sits on the north end of Bear Lake, and most of its housing stock reflects that: older cabins built in the 1960s-80s, converted seasonal properties, and a handful of manufactured homes on Bear Lake Boulevard or up in the Sweetwater and South Eden areas that never got a real update. Fixer-upper opportunities here usually mean a small lake cabin with dated wiring, a leaking roof, or an outdated septic system rather than a full teardown. Because so much of Rich County's inventory was originally built as summer property, buyers regularly find homes that were never insulated for year-round living or winterized for the lake-effect snow that piles up from November through March.
What makes a fixer worth pursuing in Garden City is lot location more than the structure itself — a rough cabin two blocks from the water on a legal Bear Lake building lot can be worth far more than the house standing on it, since new construction here is expensive and lots near the lake rarely come up. Buyers should budget for well/septic inspections, snow-load roof repairs, and county permitting through Rich County, which can move slower than Wasatch Front jurisdictions. Financing can also be tighter since many lenders balk at homes lacking full kitchens or code-compliant utilities, so cash or renovation loans (FHA 203k, Fannie Mae HomeStyle) come up often in these deals. Browse the active fixer-upper listings below to see what's currently available around the lake.
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Utah MLS data · updated Oct 24, 2026
Garden City fixer upper homes by the numbers
Today's listings plus closed sales recorded in the MLS, each home counted once. Medians, not averages, so one outlier can't skew them.
- For sale now
- 1
- listed at $250,000
- Asking-price range
- $250,000
- too few recent sales to report a median
- Price per sq ft
- $265
- median of active listings · typical 945 sq ft
- HOA dues
- $50/mo
- median · 100% of listings have dues
Fixer upper homes by neighborhood
Closed sales over the last 24 months, plus what's listed today. Click a name for that neighborhood's page.
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- Sold (24 mo)
- —
- Median sale
- —
- Typical size
- 945 sq ft
- Built
- 1974
- HOA / mo
- $50
- For sale now
- 1 · $250,000
Median sale is shown only where at least 5 homes sold. HOA dues are the median monthly fee (yearly dues divided by 12) and can change, so confirm the amount and what it covers with the association. "Built" is the median year built.
Fixer Upper Homes nearby
Common questions
About fixer upper homes in Garden City.
Are fixer uppers common in Garden City? ▾
Inventory is thin. Garden City is a small resort town of roughly 600 year-round residents, and most homes on the market are well-maintained vacation properties or newer cabins. Older A-frames, 1970s and 80s lakefront cottages, and dated condos near the marina are where most of the renovation opportunities show up.
Can I finance a fixer upper on Bear Lake with a regular mortgage? ▾
It depends on condition. Homes needing cosmetic work usually qualify for conventional or second-home loans, but properties with major structural, roof, or septic issues often require an FHA 203(k) or a renovation loan. Many Bear Lake cabins are on septic and well, so lenders will want those inspected before closing.
Are short-term rental permits available for renovated properties? ▾
Garden City allows nightly rentals in specific overlay zones, mostly along the lakefront and in established resort areas like Harbor Village, Bear Lake Reserve, and Sweetwater. If your renovation budget assumes Airbnb income, confirm the zoning and HOA rules before writing an offer — not every street qualifies.
What renovation costs should I plan for at 6,000 feet elevation? ▾
Bear Lake winters are harsh, so expect to budget for ice-and-water shield roofing, upgraded insulation, heat tape on pipes, and freeze-rated plumbing. Contractor availability is also tighter than along the Wasatch Front, and many trades drive up from Logan or in from Montpelier, which adds travel charges to bids.
Is well and septic an issue on older Garden City properties? ▾
Often, yes. Many cabins built before the 1990s run on private septic systems that may not meet current Bear Lake Regional Commission standards. A septic inspection and, if needed, a percolation test should be part of any fixer upper offer, especially if you plan to add bedrooms.
How long is the building and remodel season up here? ▾
Realistically May through October for exterior work. Snow can linger into April and return by November, so contractors schedule the lake cabins tightly. If you close on a project in fall, plan interior work over the winter and save framing, roofing, and concrete for the warm months.