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Investment Properties for Sale in Pickleville, Utah
Pickleville sits on the western shore of Bear Lake, about a four-hour drive from Salt Lake City and roughly 45 minutes north of Logan. The town is tiny year-round but swells dramatically from Memorial Day through Labor Day, when families pour in for the turquoise water, the Pickleville Playhouse, raspberry shakes at LaBeau's, and rentals along Bear Lake Boulevard. That seasonal rhythm is exactly what makes the area work as an investment market — short-term rental demand is concentrated, predictable, and tied to a destination people return to year after year. Cabins, A-frames, condos at Ideal Beach, and lakeview homes off Cisco Drive or near Sweetwater all trade primarily as vacation rentals rather than primary residences.
Buyers should go in with eyes open on the operating realities. Rich County allows nightly rentals in most of the Pickleville/Garden City corridor, but rules, licensing, and HOA restrictions vary block by block, so verify before you write an offer. Winters are cold and quiet — most owners underwrite to a strong June–August season plus shoulder weekends, snowmobiling traffic in January and February, and limited bookings the rest of the year. Price points typically run from the $300s for older cabins and small condos into the $1M+ range for newer lakefront builds. Property management, cleaning turnover, and well/septic systems on outlying parcels are all worth pricing in early. Browse the active listings below to see what's currently on the market around Bear Lake.
May 2025 · Pickleville market
Live from the Utah MLS — what's actually happening in Pickleville right now.
Median sale
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2 closed in May 2025
Median DOM
130 days
listing → contract
Sale-to-list
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of final list price
Unsold inventory
1
active + pending
2 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Pickleville.
Are short-term rentals legal in Pickleville? ▾
Most of the Pickleville and Garden City corridor allows nightly rentals, and Rich County has been more permissive than many Wasatch Front cities. That said, individual subdivisions and condo HOAs set their own rules, and some require a town business license plus transient room tax registration. Confirm zoning, HOA CC&Rs, and licensing for the exact parcel before closing.
What kind of rental income can a Bear Lake property realistically generate? ▾
Lakefront and lake-view homes that sleep 10-16 commonly gross $40,000-$90,000 a year, with the bulk earned in roughly 12 peak summer weeks. Smaller cabins and condos typically land in the $20,000-$40,000 range. Numbers swing widely based on proximity to the beach, hot tub, sleeping capacity, and how aggressively the property is marketed.
Is Pickleville a year-round market or mainly summer? ▾
It's heavily summer-weighted. June through August drives the majority of revenue, with secondary bumps from snowmobile season in January-February, Raspberry Days in early August, and Playhouse show nights. Most investors underwrite to a strong summer and treat shoulder seasons as upside rather than baseline.
What's the price range for investment-grade properties here? ▾
Older cabins and smaller condos at Ideal Beach or Bear Lake West start in the low $300s. Mid-range lake-view homes generally run $600,000 to $900,000, and newer lakefront builds or larger group-rental homes regularly clear $1.2M and up. Land for new builds is still available on the bench above the lake.
Do these properties typically have well and septic? ▾
Many do, particularly homes outside the platted Garden City and Pickleville core. Get a recent septic inspection and well flow test as part of due diligence, since replacement costs run $15,000-$40,000 and seasonal occupancy puts heavy strain on both systems.
How hard is it to find property management at Bear Lake? ▾
Several local companies handle nightly rentals around Pickleville, including operators tied to Bear Lake Lodging, Bear Lake Vacations, and a handful of boutique managers. Management fees typically run 25-35% of gross for full-service nightly rental programs, which is higher than long-term management but standard for vacation markets.