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Investment Properties for Sale in Mayfield, Utah
Mayfield is a small Sanpete County town of roughly 500 residents tucked against the Wasatch Plateau, about 25 minutes south of Manti and a little over two hours from Salt Lake City. The investment picture here is shaped by what Sanpete County actually is: a rural ranching and farming economy anchored by Snow College in Ephraim, the LDS Manti Temple, Mt. Pleasant's main-street commerce, and a growing trickle of remote workers and second-home buyers priced out of the Wasatch Front. That means investment properties in Mayfield tend to fall into a few specific buckets — older single-family homes on large lots that can be rented long-term to local families, agricultural parcels with water shares, fixer-uppers near Mayfield's small downtown grid, and the occasional short-term rental aimed at hunters, ATV riders heading into the Manti-La Sal, or Temple visitors.
Cash flow math works differently here than in Utah County. Purchase prices are typically well below the state median, but rental demand is thinner and tenant pools are smaller, so vacancy risk and management logistics matter more than appreciation plays. Water rights, septic condition, and well status often determine whether a property pencils — these aren't city-utility homes by default. Buyers who understand rural Utah, who can self-manage or have a Sanpete-based handyman lined up, and who are patient with longer marketing times tend to do best. Browse the active listings below to see what's currently on the market, and reach out if you want help running the numbers on a specific parcel.
April 2026 · Mayfield market
Live from the Utah MLS — what's actually happening in Mayfield right now.
Median sale
$287,000
1 closed in April 2026
Median DOM
294 days
listing → contract
Sale-to-list
98.0%
of final list price
Unsold inventory
1
active + pending
9 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Mayfield.
What types of investment properties are typically available in Mayfield? ▾
Most opportunities fall into single-family rentals on quarter-acre to one-acre lots, small agricultural parcels with irrigation shares, and older homes that need cosmetic or systems work before they cash flow. True multi-family buildings are rare in a town this size, so investors usually assemble a portfolio of individual houses rather than finding duplexes or fourplexes.
Is short-term rental demand strong enough in Mayfield to support an Airbnb strategy? ▾
STR demand exists but is seasonal and event-driven — deer and elk hunts in the fall, the Manti Pageant historically (now discontinued), Temple-related travel, and ATV/UTV traffic on the Arapeen Trail system. Year-round occupancy is modest compared to Moab or Park City, so underwrite conservatively and check Mayfield Town's current ordinances on nightly rentals before you commit.
Do investment properties in Mayfield usually include water rights? ▾
Many do, but not all, and the type matters. Culinary water through Mayfield Town is separate from secondary irrigation shares (often through Gunnison Irrigation or local ditch companies), and agricultural parcels may carry shares that transfer with the deed. Always have water rights verified through the Utah Division of Water Rights before closing.
What kind of rent can a single-family home in Mayfield realistically command? ▾
Long-term rents in the Mayfield-Gunnison-Sterling area generally run lower than the Wasatch Front — a typical 3-bedroom home rents in a range well below Provo or Spanish Fork comps. The tenant pool includes Snow College staff, agricultural workers, and families working in Gunnison and Ephraim, so condition and basic amenities matter more than luxury finishes.
Are there financing challenges specific to rural Sanpete County properties? ▾
Yes. Properties on well and septic, parcels over a few acres, or homes with outbuildings and agricultural use can fall outside conventional lending boxes. USDA Rural Development loans are available for owner-occupants in Mayfield, and portfolio lenders or local credit unions like Mountain America and Horizon often handle investment deals that big banks pass on.
How active is the Mayfield market — should I expect a lot of competition? ▾
Inventory turns slowly. There may only be a handful of homes listed in Mayfield proper at any given time, and good investment-grade properties sometimes sit because they need work most retail buyers won't take on. That's actually an advantage for investors who can move quickly with cash or strong financing.