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Multi-Family Homes for Sale in Sandy, Utah
Multi-family properties in Sandy sit in a sweet spot for Salt Lake County investors and house-hackers. The city runs from about 4,400 feet at the valley floor up to the bench neighborhoods east of 1300 East, putting tenants within 25 minutes of downtown Salt Lake City, 35 minutes to the airport, and 20 minutes to Snowbird and Alta. That access — plus the TRAX Blue Line running through the heart of town to Sandy Civic Center and the 10000 South station — keeps rental demand steady year-round. Most of the duplex, triplex, and small fourplex inventory here was built between the 1970s and early 2000s, concentrated west of State Street and around the older Union and Granite areas. Newer townhome-style multi-family product shows up closer to The Cairns district and around Hale Centre Theatre.
Pricing runs higher than neighboring Midvale or West Jordan because of Canyons School District boundaries, lower crime stats, and proximity to ski-canyon employment. Expect duplexes to land roughly in the $700K–$950K range depending on condition and unit mix, with fourplexes and small apartment buildings climbing well past $1.5M. Rents on the east side of Sandy command a premium thanks to Alta High School and Albion Middle feeder patterns. Zoning is mostly R-1-8 and R-1-10 with pockets of RM (multi-family residential), so new construction of small multi-family is limited and existing inventory turns over slowly. Browse the active listings below to see what's currently on the market in Sandy.
June 2026 · Sandy market
Live from the Utah MLS — what's actually happening in Sandy right now.
Median sale
$667,450
56 closed in June 2026
Median DOM
1 days
listing → contract
Sale-to-list
97.8%
of final list price
Unsold inventory
332
active + pending
1 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.