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Investment Properties for Sale in Koosharem, Utah
Koosharem is a small farming and ranching community in Sevier County, tucked into the Grass Valley area between Richfield and Fish Lake at around 7,000 feet elevation. Investment buyers who look here aren't chasing cap rates on apartment complexes or nightly rental income \u2014 they're after inexpensive acreage, farmhouses with water rights, and land near Otter Creek Reservoir and Fish Lake that could appreciate as more people discover south-central Utah. Inventory is thin by design: this is a town of a few hundred people, not a market with dozens of comps to study, so every listing needs its own due diligence on water shares, irrigation access, and agricultural zoning before it pencils out.
Because Koosharem sits well outside any metro commute range, the buyer profile skews toward ranchers expanding their holdings, retirees buying a second property with land to lease out, and out-of-state investors picking up low-basis acreage as a long-term hold rather than a cash-flow play. Financing tends to lean on local banks or cash offers since national lenders often balk at rural comps this thin. If you're comfortable with a buy-and-hold timeline and want land where water rights and agricultural potential matter more than square footage, this corner of Sevier County is worth a look. Browse the active listings below to see what's currently on the market.
April 2026 · Koosharem market
Live from the Utah MLS — what's actually happening in Koosharem right now.
Median sale
$403,750
2 closed in April 2026
Median DOM
139 days
listing → contract
Sale-to-list
97.9%
of final list price
Unsold inventory
1
active + pending
18 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Koosharem.
Is Koosharem a good place to buy a rental property? ▾
It depends on your strategy. Koosharem isn't a vacation-rental market like Torrey or Bicknell near Capitol Reef — there's no zoning framework or tourist draw built up for nightly rentals — but it works for long-term holds, agricultural leases, and land banking. Buyers here tend to be locals or ranchers picking up a second property, or out-of-state investors buying acreage at a low basis and waiting.
Can I do short-term or vacation rentals in Koosharem? ▾
Sevier County's rules apply since Koosharem sits in Sevier County, and short-term rental permitting is limited outside the handful of towns that have actively set up STR ordinances. Check with the Sevier County Building & Planning office before assuming a property can be listed on Airbnb or VRBO — some parcels may be restricted by water rights, agricultural zoning, or lack of permitted STR use.
What kind of investment properties are typically for sale in Koosharem? ▾
Most listings are small acreage parcels, older farmhouses, cabins, and a scattering of vacant land with irrigation water shares attached. You won't find multi-unit apartment buildings or new construction here — inventory is thin and turns over slowly, often just a handful of active listings at any given time.
How do water rights affect an investment purchase here? ▾
Water rights are often the real value in a Koosharem property, especially for anything with pasture or farm ground. Always confirm whether water shares transfer with the sale and get the exact share count and source (Otter Creek Reservoir, local springs, or irrigation ditches) verified before closing, since this can make or break the property's usability and resale value.
Is financing harder to get for investment property in a small town like Koosharem? ▾
Yes, generally. Many national lenders shy away from rural comps and low-population areas, so cash or local/regional bank financing is common. Appraisers may have to pull comps from Richfield or other Sevier County towns since Koosharem itself has very few recent sales to compare against.
What's driving investor interest in Koosharem right now? ▾
Low entry prices compared to Wasatch Front or even Wayne County markets, proximity to Fish Lake and Otter Creek Reservoir for future recreational value, and available acreage for those wanting to hold land long-term. It's a slower, buy-and-hold play rather than a quick-turn or high-yield rental market.