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Investment Properties for Sale in Heber City, Utah
Heber City sits in a high mountain valley at about 5,600 feet, fifteen minutes from Deer Valley's new East Village, twenty from Park City Mountain, and roughly 45 minutes from Salt Lake International. That geography is the entire investment thesis. Wasatch County has been one of the fastest-growing counties in Utah for the better part of a decade, and the combination of resort demand, year-round recreation on the Jordanelle and Provo River, and a still-working ranching town downtown has created an unusually wide range of rental strategies — long-term workforce housing for the resort and construction labor base, mid-term furnished rentals for traveling medical and remote workers, and nightly vacation rentals in the overlay zones near the lake and ski terrain.
The catch in Heber is that not every address can run every strategy. Short-term rentals are tightly regulated inside Heber City limits, while developments like Jordanelle Ridge, Deer Crest-adjacent parcels, and parts of the Mayflower expansion are specifically zoned to allow nightly use. Long-term rentals, on the other hand, work almost anywhere — Old Town Heber, Red Ledges, Timber Lakes, and the newer subdivisions off Highway 40 all pencil differently depending on price point and HOA rules. Property taxes also shift meaningfully on non-primary homes, which changes the math versus a Salt Lake County rental. Browse the active investment listings below to see what's currently on the market, and reach out if you'd like zoning, rental-history, or pro-forma details on a specific address.
May 2026 · Heber City market
Live from the Utah MLS — what's actually happening in Heber City right now.
Median sale
$954,800
46 closed in May 2026
Median DOM
19 days
listing → contract
Sale-to-list
98.0%
of final list price
Unsold inventory
526
active + pending
77 matching · page 2 of 4
Active listings
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Common questions
About investment properties in Heber City.
What kinds of investment properties does Heber City actually have? ▾
The mix runs from long-term rental single-family homes in older Heber neighborhoods, to newer townhomes in Red Ledges and Jordanelle Ridge, to nightly-rental cabins and condos closer to Deer Valley East Village and the Jordanelle Reservoir. A smaller slice includes small-acreage parcels that can support an ADU or horse-property rental. Buyers should know up front whether a property is in a nightly-rental-approved zone or HOA — that single fact drives the entire return model.
Where in Heber Valley are short-term rentals actually allowed? ▾
Nightly rentals are heavily restricted inside Heber City limits and most of Midway, but they're permitted in specific overlay zones and developments — notably parts of Jordanelle Ridge, Deer Valley East Village (the new Mayflower expansion), and some pockets along the Jordanelle. Always confirm with Wasatch County and the HOA before writing an offer. A property that looks identical to a permitted neighbor across the street can be long-term only.
What kind of rents and nightly rates can I expect? ▾
Long-term single-family rents in Heber typically run $2,500–$4,500/month depending on size and finish. Nightly rentals near the Jordanelle and Deer Valley side can pull $400–$1,200+ per night in peak ski and summer weeks, with annual occupancy commonly in the 55–70% range for well-managed units. Cleaning fees, HOA dues, and Wasatch County's transient room tax all need to be modeled in.
How does Heber compare to Park City for investors? ▾
Heber Valley generally offers a lower entry price than Park City proper — often 20–35% less for comparable square footage — while still feeding off the same ski and recreation demand. The trade-off is a slightly longer drive to the Park City Mountain base (about 20 minutes) and tighter short-term rental rules in town. Investors chasing cash flow tend to look at Heber and Jordanelle; investors chasing appreciation and brand often stay in Park City.
What's the property tax situation on a non-primary residence? ▾
Utah taxes primary residences at roughly 55% of assessed value, but second homes and pure investment properties are taxed at 100% — so the effective tax bill is nearly double. On a $900,000 Heber rental, that can mean the difference between roughly $3,500 and $6,500 a year. Build the non-primary rate into your underwriting from day one.
Is the Heber Valley market still growing? ▾
Yes — Wasatch County has been one of the fastest-growing counties in Utah for several years, driven by the Deer Valley East expansion, the Mayflower resort build-out, and continued spillover from Park City and Salt Lake. New infrastructure (the Highway 40 widening, the Jordanelle Parkway) is steadily improving access. Most investors are underwriting modest appreciation plus rental income rather than betting on flips.