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Multi-Family Homes for Sale in Mona, Utah
Mona sits at the south end of Juab County along Highway 91, a small farming town of under 1,500 people known more for its alfalfa fields, Mona Reservoir, and the artesian wells at Mona Springs than for apartment living. Multi-family inventory here is thin and mostly older stock — a duplex or triplex converted from a larger farmhouse, or a small two-unit property picked up by an investor decades ago and held ever since. New multi-family construction is rare because Mona's zoning and infrastructure still lean agricultural and single-family, so when a duplex or fourplex does come up for sale, it tends to move fast among the handful of local investors and Nebo School District families wanting rental income next to where they live.
Buyers looking at multi-family property in Mona are usually after one of two things: a low-cost entry into rental ownership along the Highway 91/I-15 corridor between Nephi and Santaquin, or a house-hack setup where they live in one unit and rent the other to offset a mortgage in a town where land is still cheap compared to Utah County just north. Water rights and well versus city hookup matter more here than in a typical subdivision, so plan on asking about that early with any property that predates municipal expansion. Because turnover is so infrequent, price comparisons are harder to pin down than in bigger markets — expect to lean on recent Nephi and Santaquin duplex sales for a gut check on value. Browse the active listings below to see what's currently on the market in and around Mona.
July 2026 · Mona market
Live from the Utah MLS — what's actually happening in Mona right now.
Median sale
$630,000
1 closed in July 2026
Median DOM
—
listing → contract
Sale-to-list
96.9%
of final list price
Unsold inventory
6
active + pending
1 matching · page 1 of 1
Active listings
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Common questions
About multi-family homes in Mona.
How many multi-family listings does Mona typically have at any given time? ▾
Usually just one or two, sometimes zero. Mona is a small agricultural town, so duplexes and triplexes trade infrequently compared to nearby Nephi or Santaquin. Anyone serious about this property type should set up an alert rather than expect a steady stream of choices.
Are Mona multi-family properties on city water and sewer, or wells and septic? ▾
It's mixed and depends heavily on the age and location of the property. Older parcels on the edges of town or along Highway 91 often run on private wells and septic systems, while properties closer to Mona's core are more likely tied into municipal service. Always confirm this during due diligence since well-sharing agreements and septic capacity affect what you can legally do with a second unit.
Can I get conventional or FHA financing on a duplex in Mona? ▾
Yes, duplexes, triplexes, and fourplexes qualify for the same FHA and conventional multi-unit loan programs available anywhere in Utah, including FHA's low down payment option if you plan to occupy one unit. The bigger hurdle in Mona is usually the appraisal, since there are so few comparable multi-family sales in town to pull from. Appraisers frequently have to reach into Nephi or Santaquin for comps, which can slow the process.
Is Mona a good spot for rental income compared to Nephi or Santaquin? ▾
Rents run lower in Mona than in Nephi or Santaquin simply because there's less demand for in-town rental housing and fewer employers right there. The tradeoff is a lower purchase price, so cap rates can still pencil out for a buy-and-hold investor who isn't chasing top-dollar rent. Most tenant demand comes from people working in Nephi, Santaquin, or commuting up I-15 to Utah County.
What should I check on an older converted multi-family property in Mona? ▾
Confirm the property is legally permitted as a multi-unit with Juab County, since some older Mona homes were split into two living spaces informally without a zoning change or separate utility meters. Check whether each unit has its own electric and gas meter, since shared utilities complicate both financing and future tenant billing. Also ask about the age of the septic system if the property isn't on sewer, since replacement costs can be significant.
Does Mona's small size limit what I can do with a multi-family property long term? ▾
Mona's zoning is still largely oriented toward agricultural and single-family use, so adding units beyond what's already there typically requires a variance or zoning change through Juab County. Buyers planning to expand a duplex into a triplex or add an ADU should talk to the county planning office before writing an offer, not after closing.