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Investment Properties for Sale in Nibley, Utah
Nibley sits just south of Logan in Cache Valley, and it has quietly become one of the more interesting small-market rental plays in northern Utah. The city has roughly doubled in population over the last two decades as families spilled south out of Logan looking for newer construction, larger lots, and better-rated elementary schools in the Cache County District. For an investor, that growth pattern matters: tenants in Nibley tend to be working families tied to Utah State University, Conservice, ICON Health & Fitness, and the Logan Regional Hospital corridor — stable W-2 renters, not transient ones. Winters are cold (Cache Valley inversions are a real thing) and summers are mild, so HVAC and snow-removal expectations on a rental property here are different than what you'd plan for in St. George or even Salt Lake County.
Most investment activity in Nibley centers on single-family rentals in subdivisions like Heritage, Elk Ridge, and the newer builds off 3200 South. Multi-unit product is scarce because the city's zoning leans heavily single-family, so investors chasing duplexes and fourplexes often pair a Nibley search with Logan and Hyrum. Cap rates in Cache Valley generally land in the 5–6% range on stabilized single-family, with stronger appreciation than cash flow — buyers here are usually playing a 10-year hold, not a quick flip. Browse the active listings below to see what's currently available, and reach out if you want help running rent comps or pro formas on a specific address.
May 2026 · Nibley market
Live from the Utah MLS — what's actually happening in Nibley right now.
Median sale
$340,000
11 closed in May 2026
Median DOM
9 days
listing → contract
Sale-to-list
99.5%
of final list price
Unsold inventory
75
active + pending
4 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Nibley.
What kinds of investment properties typically come up in Nibley? ▾
Most of what trades in Nibley is single-family rentals built in the last 20 years, with the occasional duplex or basement-apartment setup. True multifamily is rare because the city zones mostly R-1 and R-1-12. Buyers looking for small multi-unit deals often have to look at Logan or Hyrum instead.
What kind of rents do Nibley homes pull? ▾
Three- and four-bedroom single-family homes in Nibley generally rent in the $1,800–$2,400 range depending on size, garage, and finish level. Demand is steady because of Utah State University staff, Cache Valley Hospital workers, and families priced out of Logan proper. Vacancy in the area has historically run under a month between tenants.
Are short-term rentals (Airbnb/VRBO) allowed in Nibley? ▾
Nibley restricts short-term rentals in residential zones, and there is no tourist draw like Park City or Moab to support nightly pricing anyway. Investors here are almost always running long-term leases, often 12-month terms aligned with the USU academic calendar.
How does Nibley compare to Logan or Hyrum for a rental purchase? ▾
Nibley homes tend to be newer, which means lower maintenance and capex but a higher entry price and thinner cash-on-cash returns than older Logan rentals. Hyrum sits in between on both price and age. If you want appreciation and low-headache tenants, Nibley wins; if you want better day-one cash flow, Logan's older stock usually beats it.
Can I add an accessory dwelling unit (ADU) or basement apartment? ▾
Nibley allows internal ADUs in single-family homes under specific conditions — owner occupancy, parking, and a permitted separate entrance among them. A legal basement apartment can meaningfully change the math on a Nibley purchase, so verify the unit's permit history with the city before counting that income.
What should I budget for property taxes and insurance? ▾
Cache County property taxes run roughly 0.55–0.70% of assessed value on non-primary residences, and Utah taxes investment property at the full assessed rate (no 45% primary-residence exemption). Insurance on a newer Nibley single-family is typically $900–$1,400 a year. Both numbers should go into your pro forma before you write an offer.