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Investment Properties for Sale in Goshen, Utah
Goshen sits at the quiet south end of Utah Lake, about 20 miles past Payson and just far enough off I-15 to feel genuinely rural. For investors, that distance is the whole point. While Saratoga Springs and Eagle Mountain have absorbed the bulk of Utah County's residential growth, Goshen has stayed agricultural — large lots, irrigation rights, horse setups, and farmhouses on parcels you simply cannot find closer to Provo. Investment opportunities here tend to fall into three patterns: rental homes on usable acreage, fix-and-hold projects on older farmsteads, and land plays betting on the southward push of development from Payson and Santaquin. Cap rates are modest by national standards, but the land component carries real appreciation upside as Utah County keeps growing.
Rental demand in Goshen leans toward families who want space, a shop, or room for animals at a rent point Payson can no longer deliver. Commute times to the tech and manufacturing jobs along the Payson-to-Provo corridor run 20-35 minutes, and Nebo School District serves the town. Climate is high-desert: cold winters, hot dry summers, and water that needs to be verified carefully — shares, well rights, and secondary connections all matter on rural parcels. Long-term holds make more sense here than short-term rental plays. Review the active Goshen listings below to see what's on the market now, and pay close attention to water rights, outbuildings, and lot configuration as you compare options.
May 2026 · Goshen market
Live from the Utah MLS — what's actually happening in Goshen right now.
Median sale
$400,000
1 closed in May 2026
Median DOM
60 days
listing → contract
Sale-to-list
94.1%
of final list price
Unsold inventory
2
active + pending
1 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Goshen.
What kinds of investment properties typically come up in Goshen? ▾
Most opportunities fall into three buckets: single-family homes on large lots that can support a long-term rental, acreage parcels with outbuildings or shops that appeal to tenants needing storage or animal space, and raw land suited for buy-and-hold or eventual build-to-rent. True multifamily is rare here — Goshen is a small rural town of roughly 1,000 residents at the south end of Utah Lake.
Is there real rental demand in a town this small? ▾
Demand is steady but specific. Tenants are usually families priced out of Payson, Spanish Fork, or Santaquin who want a yard, room for horses, or a shop. Proximity to I-15 (about 15 minutes east) and the Mountainland tech corridor in Payson and Spanish Fork keeps the renter pool active, though turnover is slower than in denser Utah County cities.
What should I know about water rights before buying acreage in Goshen? ▾
Water is the single biggest variable on rural Utah County parcels. Many Goshen properties rely on well shares, secondary irrigation through the Goshen Irrigation Company, or deeded water rights — and these don't always transfer automatically. Verify shares, well permits, and culinary connections with the seller and Utah Division of Water Rights before going under contract.
Are short-term rentals a viable strategy in Goshen? ▾
STR demand is thin compared to Provo, Park City, or Southern Utah. Goshen doesn't have tourist anchors, and the town sits about 90 minutes from major draws like Sundance or Moab. Most investors here run long-term leases or mid-term rentals aimed at construction crews and traveling workers serving the south Utah County growth corridor.
How do property taxes and zoning affect the numbers? ▾
Utah County property tax rates are reasonable, and the primary residence exemption knocks taxable value down 45% — but that exemption doesn't apply to non-owner-occupied rentals, so model the full assessed value. Goshen's zoning leans agricultural and rural residential, which limits density plays but protects long-term land value as Payson keeps expanding south.
What financing works best for these properties? ▾
Conventional investment loans (20-25% down) are standard for the single-family stock. For acreage with significant land value or limited comparables, plan on a portfolio lender or a local credit union — Zions, Mountain America, and Cyprus all lend on rural Utah County properties. USDA loans can work for owner-occupants but not for pure investment.