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Investment Properties for Sale in Provo Canyon, Utah
Provo Canyon is one of the more interesting investment plays in Utah because it wears two hats at once: a year-round recreation corridor anchored by Sundance Mountain Resort, Bridal Veil Falls, and Deer Creek Reservoir, and a 15-minute commute to BYU, UVU, and the Utah Valley Hospital campus. That dual personality is what makes income properties here work. A cabin near Sundance can run as a nightly rental through ski season, fall-color weekends, and summer paddleboard traffic, then shift to mid-term housing for visiting faculty or traveling nurses in the shoulder months. Homes closer to the canyon mouth — Canyon Glen, the Riverwoods area, and the Wildwood neighborhood — lean more toward stable long-term rentals tied to the university and hospital workforce.
Before writing an offer, investors should look closely at three things specific to this canyon: short-term rental rules (Wasatch County, Utah County, and individual HOAs all handle them differently), wildfire and snow-load insurance costs, and winter road access on the smaller cabin lanes. Property taxes are reasonable compared to most ski markets, but the primary residence vs. non-primary tax classification in Utah meaningfully changes your numbers if the home won't be owner-occupied. Most buyers here aren't chasing a 10% cap rate — they're combining moderate cash flow, strong appreciation history along the Highway 189 corridor, and personal use of a property 25 minutes from Provo. Browse the active listings below to see what's currently on the market.
October 2025 · Provo Canyon market
Live from the Utah MLS — what's actually happening in Provo Canyon right now.
Median sale
$300,000
1 closed in October 2025
Median DOM
118 days
listing → contract
Sale-to-list
88.4%
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 Provo Canyon.
What types of investment properties show up in Provo Canyon? ▾
Most active listings fall into three buckets: short-term rental cabins and condos near Sundance, single-family homes in pockets like Wildwood and Springdell that work as long-term rentals for BYU and UVU staff, and a small number of multi-unit buildings on the Orem/Provo side of the canyon mouth. True large multifamily is rare inside the canyon itself due to terrain and zoning.
Are short-term rentals (Airbnb, VRBO) actually allowed in Provo Canyon? ▾
It depends on the exact location and HOA. Sundance resort condos and several established cabin communities permit nightly rentals, while some residential pockets in unincorporated Utah County and Wasatch County restrict them. Always verify with the county, the HOA CC&Rs, and any existing nightly-rental license before writing an offer.
What kind of nightly rates and occupancy do Provo Canyon STRs get? ▾
Sundance-area cabins and condos commonly run $250–$600+ per night in ski season and during fall-color weekends, with strong summer demand from Deer Creek and Bridal Veil Falls traffic. Annual occupancy for well-managed properties tends to land in the 55–70% range, with peaks around the Sundance Film Festival in late January.
How do BYU and UVU affect long-term rental demand here? ▾
The canyon sits roughly 10–15 minutes from BYU and 15–20 from UVU, so professors, grad students, and traveling medical staff at Utah Valley Hospital all factor into the long-term tenant pool. Single-family homes near the canyon mouth (Canyon Glen, Riverwoods area) lease quickly, often furnished, at a premium over comparable valley rentals.
What should I know about insurance and seasonal access? ▾
Wildfire risk, snow load, and proximity to the Provo River drive insurance premiums higher than valley properties — budget accordingly and get quotes before closing. A handful of cabin roads aren't plowed by the county in winter, which affects both insurability and year-round rentability, so confirm access during your due diligence.
What price range should I expect for an income-producing property? ▾
Entry-level Sundance condos suitable for nightly rental generally start in the mid $500s, standalone cabins run roughly $900K to $2.5M depending on size and view, and long-term rental homes near the canyon mouth typically trade between $700K and $1.4M. Cap rates are modest — most investors here are playing appreciation plus lifestyle use.