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Fixer Upper Homes for Sale in Goshen, Utah
Goshen sits at the south end of Utah Valley, tucked against the foothills past Santaquin and Genola, and it's one of the few corners of Utah County where you can still buy an older home on real acreage without paying a Lehi or Saratoga Springs price tag. That's exactly why renovation projects here get attention. The housing stock skews older — 1960s and 1970s ramblers, a handful of brick farmhouses dating back further, and manufactured homes on deeded land — and a lot of these properties have been held by the same families for decades. Deferred maintenance is common, but so are oversized lots, water shares, outbuildings, and zoning that lets you keep animals.
Buyers looking at rehab projects in Goshen usually fall into two camps: people who want a rural lifestyle and don't mind sweat equity, and investors who see the spread between Goshen pricing and what Payson or Santaquin comps support after a remodel. Either way, the homework is the same — check the well and septic, confirm any secondary water rights, walk the roof, and budget honestly for the systems that haven't been touched since the Carter administration. Commute-wise, you're about 20 minutes to Payson, 35 to Provo, and just over an hour to the south end of Salt Lake County. Browse the active listings below to see which projects are currently on the market in Goshen.
August 2026 · Goshen market
Live from the Utah MLS — what's actually happening in Goshen right now.
Median sale
$450,000
1 closed in August 2026
Median DOM
21 days
listing → contract
Sale-to-list
98.9%
of final list price
Unsold inventory
2
active + pending
2 matching · page 1 of 1
Active listings
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Common questions
About fixer upper homes in Goshen.
What kind of fixer-uppers actually show up in Goshen? ▾
Most projects that hit the market here are older farmhouses on a half-acre to a few acres, manufactured homes on permanent foundations, and the occasional mid-century rambler that needs a full systems update. Pure teardown lots are rare because most parcels already have a well, septic, or outbuildings worth keeping. Expect deferred maintenance on roofs, siding, and HVAC more often than full gut jobs.
Can I get a renovation loan on a Goshen fixer? ▾
Yes — FHA 203(k) and Fannie Mae HomeStyle loans both work in Goshen as long as the home meets minimum habitability standards after rehab. USDA Rural Development financing is also worth asking about since Goshen sits inside the USDA-eligible map, which can mean zero down on the purchase side paired with a separate rehab budget.
What should I check on a Goshen property before writing an offer? ▾
Water is the big one. Confirm whether the home is on a private well or the Goshen culinary system, ask for a recent water test, and check if any irrigation shares or secondary water rights transfer with the deed. Also verify the septic location and last pump date, and look hard at the electrical panel — a lot of the older homes still have 100-amp service or outdated wiring.
Are permits strict in Goshen for renovation work? ▾
Goshen Town handles its own zoning, but building permits run through Utah County. Structural work, additions, electrical, and plumbing all require permits and inspections. Cosmetic work — paint, flooring, cabinets, fixtures — does not. If you're adding a shop or barn, check setback rules with the town clerk first since lot configurations vary widely.
How does pricing compare to fixers in Payson or Santaquin? ▾
Goshen typically prices 10–20% below comparable fixers in Payson or Santaquin because it's farther from I-15 and has fewer services. The trade-off is more land for the money and looser covenants. A tired three-bedroom on an acre in Goshen often lists where a similar home on a quarter-acre in Payson would already be under contract.
Is it hard to find contractors willing to drive to Goshen? ▾
It can be. Most trades are based in Spanish Fork, Payson, or Provo, and some add a travel charge for jobs past Santaquin. Lining up your general contractor and key subs before closing is smart, and many buyers handle their own cosmetic work and hire out only the licensed trades.