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Investment Properties for Sale in Marion, Utah
Marion is a small unincorporated community in the Kamas Valley, tucked between Kamas and Oakley along Highway 32 with the Uinta Mountains rising to the east and Park City about a 15-minute drive west over Brown's Canyon. For investors, this corner of Summit County has a specific appeal: rural acreage and horse-property pricing within commuting distance of one of the most expensive resort markets in the country. Parcels here typically come with irrigation rights, room for outbuildings, and zoning that supports agricultural use, which opens doors for buy-and-hold land plays, long-term rentals serving Park City service workers, and fix-and-improve projects on older ranch homes.
The investment math in Marion looks different than in Salt Lake or Utah County. Cash flow from a standard single-family rental is tighter because purchase prices reflect the Park City halo, but appreciation on land has been steady as the Kamas Valley fills in and the Mayflower/Deer Valley East Village expansion pulls demand east. Short-term rental rules are stricter than in resort zones, so most investors here are underwriting long-term tenants, executive rentals, or land banking rather than nightly stays. Water rights, septic capacity, and access roads all matter more than they would in a subdivision — due diligence is part of the deal. Browse the active Marion listings below to see what's currently on the market and how the numbers pencil on each parcel.
March 2026 · Marion market
Live from the Utah MLS — what's actually happening in Marion right now.
Median sale
$855,000
1 closed in March 2026
Median DOM
42 days
listing → contract
Sale-to-list
95.1%
of final list price
Unsold inventory
—
active + pending
1 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Marion.
What kind of investment properties show up in Marion? ▾
Most of what trades in Marion is rural acreage with a primary house plus outbuildings, horse setups, or small ranchettes that can be held for appreciation or used as part-time rentals. True multi-family product is rare — investors here are usually buying land-heavy single-family parcels, fix-and-flip candidates along Highway 32, or recreational holdings near the Weber River.
Does Marion allow short-term rentals? ▾
Marion sits in unincorporated Summit County, so short-term rental rules follow county code rather than a city ordinance. Nightly rentals are restricted in most residential zones outside of designated overlay areas, so investors targeting Airbnb income should verify zoning on a specific parcel before writing an offer. Long-term rentals (30+ days) face far fewer restrictions.
How does Marion compare to Park City or Kamas for ROI? ▾
Marion typically has a lower entry price per acre than Park City and even Kamas, and land appreciation in the Kamas Valley has tracked strongly over the past decade as Park City overflow pushes east. Cash-on-cash returns from rentals are usually thinner than the appreciation play — most investors here underwrite for long-hold land value, not monthly cash flow.
Are there water rights to consider on Marion investment parcels? ▾
Yes — water rights are a major piece of value on any acreage purchase in the Kamas Valley. Irrigation shares from local ditch companies and well permits should be confirmed in writing during due diligence, and a parcel with senior water rights can sell at a meaningful premium over an otherwise identical lot.
What's the rental demand like in the Kamas Valley? ▾
Long-term rental demand is steady, driven by Park City service workers, Deer Valley East Village construction crews, and remote workers wanting acreage within 20 minutes of SR-248. Single-family rentals with a barn or shop tend to lease quickly. Vacancy is low but tenant pools are smaller than Heber or Midway.
How far is Marion from Park City and the SLC airport? ▾
Marion is roughly 10-12 minutes east of Park City via Highway 248 and about 50 minutes to Salt Lake International on a clear day. That proximity is what makes the investment thesis work — buyers get rural acreage pricing with quick access to Park City rental demand and airport-driven second-home traffic.