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Investment Properties for Sale in Sandy, Utah
Sandy sits at the south end of the Salt Lake Valley with the Wasatch wall rising directly to the east, and that geography drives most of the investment math here. The city is the gateway to Little Cottonwood and Big Cottonwood canyons — Snowbird, Alta, Solitude, and Brighton are all 20-30 minutes from a Sandy driveway — which keeps a steady pool of ski-season tenants, traveling nurses at Alta View and Intermountain, and tech workers commuting to Silicon Slopes via I-15 and the TRAX Blue Line. Long-term single-family rentals dominate the inventory, with townhome and condo product clustered around the Cairns district near 9400 South and the Mountain America corporate campus.
Pricing reflects the location: Sandy is not a cheap cash-flow market like Ogden or parts of Tooele, but it has held appreciation through every Utah cycle and attracts a higher-credit tenant base. Investors here typically underwrite for modest first-year cash flow and longer-term equity growth, and they pay close attention to Canyons School District boundaries — Alta High feeder homes rent faster and hold value harder than equivalent square footage elsewhere in the city. Short-term rental rules are strict, so almost everything trading on the MLS as an investment play is a long-term lease scenario. Browse the active listings below to see what's currently on the market, and reach out if you want rent comps or pro forma help on a specific address.
May 2026 · Sandy market
Live from the Utah MLS — what's actually happening in Sandy right now.
Median sale
$716,500
92 closed in May 2026
Median DOM
12 days
listing → contract
Sale-to-list
98.9%
of final list price
Unsold inventory
267
active + pending
33 matching · page 2 of 2
Active listings
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Common questions
About investment properties in Sandy.
What kinds of investment properties does Sandy actually have? ▾
Sandy's inventory leans toward single-family rentals in established neighborhoods like Alta Canyon, Granite, and Historic Sandy, plus newer townhomes and condos near 9400 South and the Cairns district. True multi-family buildings (duplex through fourplex) exist but are scarce — most show up in older pockets near State Street and 700 East. Short-term rental zoning is restricted, so most investors here run long-term leases.
What kind of rents can a Sandy single-family home realistically pull? ▾
A 3-bed, 2-bath single-family rental in Sandy typically rents in the $2,400-$3,200 range depending on condition, garage, and proximity to Alta View Hospital or the TRAX line. Newer townhomes near the Cairns lease in the $2,200-$2,800 range. Vacancy stays low because of demand from Salt Lake commuters and ski-industry workers who want quick access to Little Cottonwood.
Does Sandy allow short-term rentals like Airbnb? ▾
Sandy City prohibits short-term rentals (under 30 days) in most residential zones, and enforcement has tightened over the last several years. A handful of legal nonconforming properties exist, but counting on STR income is risky here. Investors usually underwrite Sandy deals on long-term lease numbers, not nightly rates.
Why do investors target Sandy over cheaper Utah cities? ▾
Appreciation and tenant quality. Sandy sits 20 minutes from downtown Salt Lake, 25 minutes from the airport, and at the mouth of two ski canyons, which keeps demand steady through economic cycles. Schools in Canyons District (especially Alta High feeder area) hold rents up, and the city's commercial growth around the Cairns and Mountain America corporate campus brings in long-term professional renters.
What price range should I expect for a rental-grade property? ▾
Entry-level investment condos and townhomes start around $375,000-$450,000. Single-family rentals in workable neighborhoods generally run $525,000-$750,000. Small multi-family, when it surfaces, often trades between $700,000 and $1.3M depending on unit count and condition.
How does Sandy's property tax situation affect cash flow? ▾
Utah's primary residence exemption knocks 45% off assessed value for owner-occupants, but rentals don't qualify — non-primary properties pay tax on full market value. That roughly doubles the property tax line versus an owner-occupied comp, which is the single biggest mistake out-of-state investors make when underwriting Sandy deals.