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Investment Properties for Sale in Sundance, Utah
Sundance is a different kind of investment market than anywhere else in Utah. There are only a few hundred homes total in the Provo Canyon corridor around Sundance Mountain Resort, the land is hemmed in by national forest and steep terrain, and new construction is tightly limited by Utah County canyon overlay zoning. That scarcity is the entire investment thesis — you're not buying volume, you're buying a piece of a fixed supply 20 minutes above Orem with year-round demand from skiers, summer hikers on the Stewart Falls and Timpanogos trails, and Sundance Film Festival visitors every January. Robert Redford's stewardship kept the area intentionally undeveloped, which has held long-term values up even when the broader Utah market wobbles.
Most investors here are looking at nightly-rental cabins along North Fork Road, condos inside the resort's rental program, or larger homes on acreage that double as personal retreats with offset income. Cash-on-cash returns rarely match what you'd see in St. George or the St. George short-term rental zones, but appreciation and personal-use value tend to carry the deal. Before underwriting anything, confirm the specific HOA's stance on nightly rentals, check whether the property qualifies for the resort's in-house management program, and factor in canyon-specific costs like propane, snow removal, and well or septic upkeep. Browse the active listings below to see what's currently available, and reach out if you want help running the numbers on a specific cabin or condo.
May 2026 · Sundance market
Live from the Utah MLS — what's actually happening in Sundance right now.
Median sale
$820,000
1 closed in May 2026
Median DOM
50 days
listing → contract
Sale-to-list
96.5%
of final list price
Unsold inventory
8
active + pending
1 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Sundance.
Are short-term rentals actually allowed in Sundance? ▾
It depends on the specific property. Many homes and condos inside Sundance Mountain Resort's footprint are zoned for nightly rentals, but some are restricted to the resort's in-house rental program rather than independent Airbnb/Vrbo use. Properties further down the canyon in Utah County may have stricter overlay rules. Always pull the CC&Rs and confirm with Utah County zoning before writing an offer.
What kind of occupancy and ADR should I expect? ▾
Well-positioned Sundance cabins and condos typically run 55-70% annual occupancy with ADRs that spike during Sundance Film Festival in late January, hold steady through ski season, dip in shoulder months, and recover for summer concerts and hiking. Two strong demand peaks — winter and summer — is what separates this market from ski-only resorts like Brighton or Solitude.
How does Utah's non-primary residence property tax affect returns? ▾
Utah taxes non-primary homes at roughly double the primary-residence rate (about 55% more of assessed value is taxable). For a $1.5M Sundance cabin held as a pure investment, that can mean an extra $5,000-$8,000 per year in taxes versus an owner-occupied scenario. Build this into your pro forma early — it's the single biggest line item people miss.
Is financing different for an investment property up here? ▾
Yes. Lenders treat second-home and investment loans differently, with higher down payments (typically 20-25% minimum) and slightly higher rates. Some Sundance condos are in non-warrantable projects due to commercial space or rental concentration, which pushes you toward portfolio or DSCR loans rather than conventional. Talk to a lender familiar with resort condos before assuming a standard pre-approval applies.
What are the main maintenance issues unique to Sundance properties? ▾
Heavy snow loads on roofs and decks, freeze protection on plumbing during long vacancies, septic system upkeep where city sewer doesn't reach, and wildfire defensible-space requirements in the upper canyon. Many owners pay for a local property manager simply to handle storm response and turnovers — budget 25-30% of gross rents if you're using a full-service manager.
How many investment-friendly properties are typically on the market? ▾
Inventory is thin. Sundance is a small market, and in any given month you may see only a handful of homes and condos that allow rentals. Serious buyers often set up alerts and move quickly when a rental-eligible unit hits the MLS, especially anything under $1M, which tends to be condos at the resort base.