bds
|
ba
|
sqft
ac lot
|
car garage
|
|
Investment Properties for Sale in Vernon, Utah
Vernon is a small ranching community in southern Tooele County, about an hour and twenty minutes southwest of Salt Lake City along SR-36. With a population under 300 and a footprint dominated by the Sheeprock Mountains, BLM ground, and working cattle operations, the investment opportunities here look nothing like a duplex play in Ogden or a townhome flip in Lehi. What's actually trading in Vernon is land — five-acre lots, larger grazing parcels, recreational acreage near the Pony Express Trail, and the occasional ranch house with outbuildings. Investors come here for long-hold land appreciation, hunting and OHV-adjacent properties, and the kind of off-grid or low-density builds you can't pencil out closer to the Wasatch Front.
Cash flow from traditional rentals is thin because the local renter pool is small, but short-term rental demand around elk season and side-by-side trips into the Sheeprocks is real. Property taxes on vacant or agricultural land stay low, water rights carry serious weight on every transaction, and Tooele County zoning — not a city government — sets the rules. Buyers should plan to verify well status, septic feasibility, and access easements before writing offers, since many parcels here are served by dirt roads and private wells rather than municipal infrastructure. Browse the active Vernon listings below to see what acreage and rural properties are currently on the market.
March 2026 · Vernon market
Live from the Utah MLS — what's actually happening in Vernon right now.
Median sale
$420,000
1 closed in March 2026
Median DOM
133 days
listing → contract
Sale-to-list
93.3%
of final list price
Unsold inventory
1
active + pending
2 matching · page 1 of 1
Active listings
Prefer the map?
See all 2 investment properties on a map
Pan around Vernon and refine by drawing your own boundary.
Common questions
About investment properties in Vernon.
What kinds of investment properties show up in Vernon? ▾
Most listings here are raw acreage, small ranches, and the occasional older farmhouse on a large lot. You'll occasionally see grazing parcels, recreational land near the Sheeprock Mountains, or off-grid cabins. Traditional rental duplexes or multi-family buildings are rare because Vernon's population is only a few hundred.
Can I run a short-term rental in Vernon? ▾
Vernon sits in unincorporated Tooele County, so STR rules follow county code rather than a city ordinance. Hunters chasing elk in the Sheeprocks and ATV riders heading to the Pony Express route are the main short-term renter pool. Check with Tooele County planning before you bank on nightly-rental income.
Is buy-and-hold land a realistic play here? ▾
It can be. Vernon land has historically traded at a steep discount to Tooele Valley or Utah County, and the area sits along the SR-36 corridor between Tooele and Eureka. Holding costs are low because property taxes on ag or vacant land are modest, but appreciation is slower than along the Wasatch Front.
What about water rights? ▾
Water is the single biggest factor in Vernon. Many parcels rely on private wells, and culinary water shares don't always transfer with the deed. Verify water rights with the Utah Division of Water Rights and ask the seller for well logs before writing an offer.
How far is Vernon from rental demand centers? ▾
Vernon is about 50 miles southwest of Tooele and roughly 75 miles from downtown Salt Lake City. That distance limits long-term tenant pools to local ranch workers and remote employees, which is why most investors here target land appreciation or recreational rentals rather than monthly cash flow.
Are seller-financed deals common in Vernon? ▾
Yes, more so than in metro Utah. Land sellers in rural Tooele County often carry paper on acreage deals, which can help investors who don't want to tie up a conventional loan on undeveloped ground. Terms vary widely, so review any owner-carry contract with a Utah real estate attorney.