bds
|
ba
|
sqft
ac lot
|
car garage
|
|
Investment Properties for Sale in Levan, Utah
Levan is a quiet farming town in southern Juab County, about 10 miles south of Nephi along Highway 28, with a population under 1,000 and the kind of large lots and irrigation ditches you don't find closer to the Wasatch Front. For investors, that translates to lower acquisition prices than almost anywhere in Utah County, room to add outbuildings or accessory units on bigger parcels, and a tenant base tied to Nephi employers, Juab School District, and the I-15 commute north to Payson and Provo. Cap rates here can pencil out better than the Wasatch Front averages, but the trade-off is a thinner buyer pool on exit and rental demand that's steady rather than competitive.
The investment plays that tend to work in Levan are long-term single-family rentals, value-add flips on older homes that need cosmetic and mechanical updates, and land buys where water rights and irrigation shares matter as much as the dirt itself. Short-term rentals are a tougher sell — Levan isn't a tourist stop, though Yuba Lake, the Little Sahara dunes, and Mt. Nebo Loop are all within reasonable drives. Before writing an offer, verify culinary water hookups, irrigation share transfers, and Juab County zoning, since rural parcels don't always carry the utilities a buyer assumes. Browse the active Levan listings below to see what's currently available, and reach out if you want help running numbers on a specific property.
May 2026 · Levan market
Live from the Utah MLS — what's actually happening in Levan right now.
Median sale
$672,325
2 closed in May 2026
Median DOM
28 days
listing → contract
Sale-to-list
95.0%
of final list price
Unsold inventory
3
active + pending
4 matching · page 1 of 1
Active listings
Prefer the map?
See all 4 investment properties on a map
Pan around Levan and refine by drawing your own boundary.
Common questions
About investment properties in Levan.
What kinds of investment properties typically come up in Levan? ▾
Levan is a small Juab County town of roughly 900 people, so inventory swings between modest single-family rentals on large lots, older homes that pencil out as fix-and-flips, and acreage parcels with development or agricultural potential. You'll occasionally see a duplex or a home with an accessory unit, but most cash-flow plays here are single-family rentals serving Nephi commuters or I-15 corridor workers.
Who rents in Levan? ▾
The renter pool leans toward workers at Nephi-area employers (Petersen Inc., the hospital, local trades), Juab School District staff, and families priced out of Utah County who still need a reasonable drive to Provo or Payson. Tenant turnover tends to be lower than in college towns because people who choose Levan generally want the rural pace.
How does Levan compare to Nephi or Mona for investors? ▾
Levan sits about 10 minutes south of Nephi on Highway 28 and trades a bit of convenience for lower entry prices and bigger lots. Nephi has more rental demand and resale liquidity; Mona is closer to Utah County and commands higher rents. Levan typically offers the cheapest buy-in of the three, which can mean stronger cap rates if you're comfortable with a thinner tenant pool.
Are short-term rentals viable in Levan? ▾
Short-term rental demand is limited — Levan isn't a tourist destination, and Yuba Lake and Mt. Nebo traffic mostly bypasses town. Most investors here run long-term leases. If you want STR income in Juab County, properties closer to Yuba State Park or with Nebo Loop access tend to perform better.
What should I check on water rights and zoning before buying acreage here? ▾
Many Levan parcels carry shares in local irrigation companies, and culinary water connections aren't automatic on outlying lots. Verify culinary water availability with Levan Town, confirm irrigation share transfers in writing, and check Juab County zoning for any ag, residential, or subdivision restrictions before you write an offer.
How liquid is the resale market if I need to exit? ▾
Levan is a thin market — homes can sit longer than they would in Nephi or Santaquin, especially above the median price point. Plan for a longer marketing window on exit and price your acquisition with that in mind. Properties priced for entry-level buyers and FHA-eligible condition tend to move fastest.