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Multi-Family Homes for Sale in Sandy, Utah
Sandy's multi-family stock runs from side-by-side duplexes near 700 East to fourplexes tucked into the older grid around Sandy City Hall and Historic Sandy, plus a scattering of twin homes in newer developments off 1300 East and near the Alta Canyon area. Many of these properties date to the 1970s-90s build-out that filled in the valley floor between I-15 and Wasatch Boulevard, so buyers see a mix of brick ramblers converted to two units, purpose-built duplexes, and the occasional larger triplex or fourplex near TRAX stations. Proximity to the Sandy Civic Center TRAX stop and the Highland Drive / 9000 South corridor makes certain properties attractive to renters commuting to downtown Salt Lake or the Cottonwood Heights office parks, which keeps occupancy steady. Investors like Sandy for the combination of Canyons School District boundaries, an easy 20-25 minute drive to the airport, and rents that track close behind more expensive Cottonwood Heights and Draper addresses. Owner-occupants buying a duplex to house-hack usually target the smaller two-unit properties where one side can offset a mortgage while they live in the other, and those tend to move fast given how few come on the market in a given month. Because Sandy is largely built out, new multi-family construction is rare and most inventory is resale, so pricing leans on comps from the last sale in the same subdivision rather than builder pricing. Browse the active listings below to see what's currently on the market.
July 2026 · Sandy market
Live from the Utah MLS — what's actually happening in Sandy right now.
Median sale
$619,800
74 closed in July 2026
Median DOM
22 days
listing → contract
Sale-to-list
97.9%
of final list price
Unsold inventory
281
active + pending
6 matching · page 1 of 1
Active listings
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Common questions
About multi-family homes in Sandy.
How many multi-family listings does Sandy typically have on the market? ▾
Sandy is a small multi-family market — at any given time there are usually only 3 to 10 duplexes, triplexes, or fourplexes active on the Wasatch Front MLS within city limits. Inventory moves quickly when priced correctly, especially properties in the Canyons School District boundaries. Setting up a saved search is the most reliable way to catch new listings within the first day or two.
What kind of cap rates should I expect on Sandy duplexes and fourplexes? ▾
Cap rates in Sandy generally run lower than what you'd see in Ogden or Provo — typically 4.5% to 5.5% for stabilized small multi-family. Investors accept the compressed yield because of strong tenant demand, low vacancy, and steady appreciation tied to ski-corridor and Silicon Slopes employment. Value-add properties with below-market rents can pencil higher after renovation and rent resets.
Are short-term rentals allowed in Sandy multi-family properties? ▾
Sandy enforces a strict short-term rental ordinance — rentals under 30 days are generally prohibited in residential zones unless the property is owner-occupied and licensed. Most multi-family owners run traditional 12-month leases. If you're underwriting on STR income, plan to run the numbers on long-term rents instead.
Which areas of Sandy have the most multi-family inventory? ▾
The bulk of duplex and small multi-family stock sits west of State Street, particularly in the older Union neighborhood, around 9000 South, and pockets near 700 East. Newer townhome-style multi-family product appears closer to The Cairns area and the Hale Centre Theatre district at 9900 South. East-bench Sandy (above 1300 East) is almost entirely single-family.
Can I use an FHA loan to buy a duplex or fourplex in Sandy? ▾
Yes — FHA allows owner-occupants to purchase 2-4 unit properties with as little as 3.5% down, provided you live in one unit for at least 12 months. House-hacking a Sandy duplex this way is one of the more realistic entry points into Salt Lake County investment property. FHA loan limits in Salt Lake County for 2-4 units are higher than the single-family limit, which helps in this price range.
What's the property tax situation on non-owner-occupied multi-family in Sandy? ▾
Utah taxes owner-occupied primary residences at 55% of assessed value (the primary residential exemption), but investment property is taxed at 100% of assessed value. That effectively doubles the property tax bill on a non-owner-occupied duplex compared to a similar primary home. Factor this into your cash-flow analysis — it's a common miss for out-of-state investors new to Utah.