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Investment Properties for Sale in Tooele, Utah
Tooele has quietly become one of the more practical investment markets along the Wasatch Front. It sits about 35 minutes west of downtown Salt Lake City over the Oquirrh Mountains, and that one ridge of separation is why entry prices here still run meaningfully below Herriman, South Jordan, or Magna. The tenant base is steady: Tooele Army Depot, Dugway Proving Ground, the growing logistics corridor along I-80, and a constant flow of Salt Lake commuters who got priced out of the valley. Stansbury Park and Overlake draw families who want newer construction and lake-adjacent living, while older neighborhoods near Vine Street and the Tooele City core offer lower buy-ins and solid bones on 1970s and 1980s ranchers.
For rental math, the numbers tend to work better here than in most Salt Lake County zip codes — purchase prices in the $350K-$475K range against rents that have climbed with the rest of the region. Long-term leases dominate; short-term rental rules in Tooele City are restrictive, so plan for traditional tenants rather than nightly bookings. Pay attention to secondary water rights, HOA rental caps in the newer subdivisions, and whether the basement is legally finished if you're counting on an accessory unit for income. The listings below are pulled live from the Wasatch Front MLS and updated throughout the day — browse what's currently on the market to see which Tooele properties pencil for your strategy.
May 2026 · Tooele market
Live from the Utah MLS — what's actually happening in Tooele right now.
Median sale
$420,000
71 closed in May 2026
Median DOM
31 days
listing → contract
Sale-to-list
98.7%
of final list price
Unsold inventory
203
active + pending
23 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Tooele.
What kind of rental demand does Tooele have? ▾
Tooele's rental pool is driven by Hill-adjacent defense workers, Tooele Army Depot employees, Dugway Proving Ground contractors, and Salt Lake commuters priced out of the valley. Single-family rentals in Overlake and Stansbury Park lease quickly, and vacancy rates tend to run tighter than the Wasatch Front average. Long-term tenants are the norm here more than short-term turnover.
Are short-term rentals (Airbnb/VRBO) allowed in Tooele? ▾
Tooele City requires a business license for short-term rentals and zoning rules limit them in most residential districts, so STRs are not a reliable strategy here the way they are in Moab or St. George. Most investors run traditional 12-month leases. Always verify current ordinances with Tooele City or Tooele County before closing, since rules have tightened in recent years.
What price range do investment-grade homes typically fall in? ▾
Entry-level single-family rentals in Tooele generally trade in the mid-$300s to low-$400s, with newer Stansbury Park and Overlake homes pushing higher. Older homes near Vine Street and the original grid sometimes pencil better on a price-to-rent basis but need more maintenance budget. Duplexes and small multifamily are rare on the MLS and tend to move off-market.
How does Tooele compare to Salt Lake County for cash flow? ▾
Purchase prices run roughly 15-25% below comparable Salt Lake County homes while rents are only modestly lower, which is why Tooele keeps showing up on cash-flow investor lists. The trade-off is a smaller tenant pool and longer drive times if you're self-managing from the east side of the valley.
What should I know about water and HOAs before buying a rental here? ▾
Secondary (irrigation) water rights matter in Tooele and Stansbury Park, and not every lot has them — confirm before you assume cheap summer watering. Stansbury Park, Overlake, and several newer subdivisions also carry HOAs with rental caps or registration requirements, so read the CC&Rs carefully before writing an offer.
How many investment-friendly listings are usually active? ▾
Inventory varies week to week, but Tooele typically has a steady supply of 3-bed/2-bath homes that pencil as rentals, plus the occasional basement-apartment or ADU-ready property. The MLS results below update live, so the count you see is current.