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Investment Properties for Sale in Provo, Utah
Provo is one of the most landlord-friendly markets in Utah, and the math is straightforward: two major universities (BYU and, just up the road in Orem, UVU) plus the southern end of Silicon Slopes mean the renter pool refills every August and rarely thins out. Investors shopping the Provo MLS generally fall into a few camps — buyers chasing student rentals in the Joaquin, Tree Streets, and Wasatch neighborhoods within walking distance of BYU; small multifamily buyers targeting duplexes and legal basement-apartment homes in older parts of north and central Provo; and long-term hold buyers looking at single-family homes on the east bench that attract young professional tenants from the tech corridor.
The rules matter here more than in most Utah cities. Provo licenses rentals, separates student housing from family rentals, and enforces occupancy limits that vary block by block — so a property's zoning and current rental license can swing its income potential by thousands per year. Property taxes also hit non-owner-occupied homes harder because investors don't get the 45% primary residence exemption, which is the single biggest underwriting surprise for out-of-state buyers. On the upside, Utah County's appreciation has consistently outpaced national averages over the past decade, and rents have climbed alongside it. The listings below include single-family rentals, duplexes, fourplexes, and homes with existing ADUs or accessory units — browse what's currently active to see which submarket and price point fits your strategy.
May 2026 · Provo market
Live from the Utah MLS — what's actually happening in Provo right now.
Median sale
$445,000
61 closed in May 2026
Median DOM
20 days
listing → contract
Sale-to-list
98.5%
of final list price
Unsold inventory
247
active + pending
102 matching · page 1 of 5
Active listings
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Common questions
About investment properties in Provo.
What kind of rental demand does Provo actually have? ▾
BYU enrolls roughly 34,000 students and UVU another 45,000+ in neighboring Orem, which keeps the rental pool deep year-round. Tech employers along the Silicon Slopes corridor — Qualtrics, Podium, Domo — add a steady stream of professional renters who aren't tied to the academic calendar. Vacancy rates in Provo have historically run below the national average.
Are there zoning rules I need to know about before buying a rental in Provo? ▾
Yes — Provo has strict rules about unrelated occupants and licenses unaccompanied student housing separately from family rentals. Some neighborhoods near campus are zoned for high-density student rentals while others cap occupancy at three unrelated adults. Always verify the rental zone and current license status with Provo City before making an offer.
What's the difference between a near-campus rental and a south Provo rental? ▾
Properties within walking distance of BYU (Joaquin, Tree Streets, Wasatch neighborhoods) typically run on an academic-year lease cycle and command higher per-bedroom rents, often with by-the-room leases. South Provo and east-bench homes lean toward family or young-professional tenants on standard 12-month leases, with lower turnover and easier management.
Do duplexes and small multifamily properties show up on the Provo MLS? ▾
Regularly. Provo has a healthy inventory of legal duplexes, triplexes, and converted single-family homes with basement apartments, particularly in older neighborhoods north and east of downtown. ADUs (accessory dwelling units) are also increasingly common since Utah loosened state-level ADU rules in 2021.
What should I budget for property management? ▾
Standard rates in Utah County run 8–10% of monthly rent for single-family homes and slightly less for multi-unit buildings. Student-housing specialists often charge more because of higher turnover and per-room leasing logistics. If you live out of state, plan on management costs in your underwriting from day one.
How are property taxes and insurance in Provo for investors? ▾
Utah's property tax rates are among the lowest in the country, but non-owner-occupied homes lose the 45% primary residence exemption, so investors pay tax on 100% of assessed value rather than 55%. That roughly doubles the effective tax bill versus an owner-occupied home — factor this into cash-flow projections.