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Vacation Rental Properties for Sale in Heber City, Utah
Heber City sits in the Heber Valley about 20 minutes south of Park City and 45 minutes from Salt Lake International, which is exactly why nightly-rental demand here has climbed so sharply over the past five years. Buyers chasing rental income in this market are really shopping the corridor that runs from Jordanelle Reservoir north toward the new Deer Valley East Village base area at Mayflower — the only side of the Wasatch Back where major new ski terrain is actually opening. Communities like Red Ledges, Tuhaye, Hideout, and the Jordanelle benches dominate the short-term rental inventory because they sit inside Wasatch County's approved overlay zones. Inside Heber City limits proper, nightly rentals are tightly restricted, so the homework on zoning is genuinely the first step, not the last.
The income math reflects a real four-season market: ski weeks from December through March do the heavy lifting, summer brings steady bookings around Deer Creek Reservoir, the Provo River, and Soldier Hollow, and fall shoulder season has been growing as the valley's golf and event calendar fills out. Most rental-grade homes in the area carry 4–6 bedrooms, hot tubs, bunk rooms, and oversized garages for ski and bike gear. Pricing ranges from around $800K for Jordanelle-area condos into the multi-millions for lakefront and Red Ledges product. Browse the active listings below to see what's currently on the market in nightly-rental approved areas around Heber.
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
46 matching · page 2 of 2
Active listings
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Common questions
About vacation rental properties in Heber City.
Does Heber City actually allow short-term rentals? ▾
Heber City itself is restrictive — most established residential zones do not permit nightly rentals. The strong short-term rental inventory sits in nearby overlay zones and master-planned communities like Red Ledges, Tuhaye, and parts of the Jordanelle benches that fall under Wasatch County's nightly-rental approved areas. Always confirm the specific parcel's zoning and any HOA rules before writing an offer.
Which neighborhoods near Heber are zoned for nightly rentals? ▾
The most active nightly-rental pockets are along the Jordanelle Reservoir (Deer Mountain, Hideout, and the Mayflower side near the new Deer Valley East Village), plus designated lots inside Red Ledges and Tuhaye. Wasatch County maintains a list of STR-approved subdivisions, and that list is what lenders and appraisers will reference during underwriting.
What kind of nightly rates and occupancy can I expect? ▾
Ski-season weeks (mid-December through March) drive most of the revenue, with 4-bedroom homes near Jordanelle commonly running $600–$1,200+ per night during peak weeks. Summer fills steadily thanks to Deer Creek Reservoir, the Provo River, and Heber Valley golf. Shoulder months (April, November) are softer, so most owners underwrite to roughly 50–65% annual occupancy.
How close are these properties to the Deer Valley East Village expansion? ▾
Many of the rental-approved homes around Jordanelle sit within 5–10 minutes of the new Deer Valley East Village base area, which opened its first lifts for the 2024-25 season. That proximity is the single biggest driver of rate growth in the area right now and is reshaping buyer demand from Park City proper toward the Heber side of the ridge.
What's the price range for an investment-grade rental here? ▾
Entry-level condos in Jordanelle-area projects start in the high $700Ks to low $900Ks. Single-family homes built specifically for nightly rental — typically 4–6 bedrooms with bunk rooms, hot tubs, and garage space for gear — generally run $1.8M to $4M+, with luxury Red Ledges and lakefront product going well above that.
Can I finance a short-term rental property differently than a second home? ▾
Yes. If you plan to rent it more than the second-home guidelines allow (typically 14 nights for tax purposes, or owner-occupied 14+ days for Fannie/Freddie second-home loans), you'll likely use a DSCR investor loan or a portfolio product. Rates run roughly 0.75–1.5% above conventional second-home rates, and most lenders want 20–25% down.