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Investment Properties for Sale in Washington, Utah
Washington sits just east of St. George along the Virgin River, and over the last fifteen years it's gone from a quiet bedroom community to one of the fastest-growing rental markets in southern Utah. The combination of 255+ sunny days a year, no state income tax on retirement income drawing in-migration, and proximity to Zion, Sand Hollow, and the St. George Regional Airport keeps tenant demand steady year-round. Investors active in Washington tend to focus on three plays: long-term single-family rentals in Coral Canyon and Sienna Hills, townhome and condo rentals near Telegraph Street and Green Springs, and a smaller pool of short-term rental properties in the specific zones where the city permits nightly stays.
Pricing here generally runs 5–10% below comparable inventory in central St. George, which is why cash-flow-focused buyers have shifted east. Property taxes on non-primary residences are assessed at the higher non-owner-occupied rate, so run your numbers with that in mind. Water is the other variable worth understanding — landscaping rules, secondary water access, and HOA xeriscape requirements vary block to block. The listings below include single-family homes marketed as rentals, townhomes and condos with strong rental histories, and the occasional property with casita or ADU potential. Review what's currently active to see which submarket and price band line up with your investment goals.
May 2026 · Washington market
Live from the Utah MLS — what's actually happening in Washington right now.
Median sale
$515,995
62 closed in May 2026
Median DOM
47 days
listing → contract
Sale-to-list
98.3%
of final list price
Unsold inventory
514
active + pending
58 matching · page 3 of 3
Active listings
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Common questions
About investment properties in Washington.
What kind of rental income can I expect on a Washington investment property? ▾
Long-term rentals on a 3-bed, 2-bath single-family home in Washington typically run $1,900–$2,500/month depending on age, garage, and proximity to Telegraph Street or the freeway. Townhomes and condos rent for $1,500–$1,900. Short-term rental potential is much higher, but only in HOAs and zones that specifically allow nightly rentals — most of Washington does not.
Where in Washington are short-term rentals actually allowed? ▾
Washington City is restrictive. Nightly rentals are generally limited to specific resort-zoned communities and a handful of HOAs that were grandfathered or built with STR approval — Coral Canyon has pockets, and some newer developments near the river are zoned for it. Always confirm STR eligibility with the city and the HOA in writing before closing. A property listed as 'investment' on the MLS is not automatically STR-legal.
How does Washington compare to St. George for investors? ▾
Washington tends to have slightly lower entry prices than central St. George while drawing from the same renter pool — Intermountain Health workers, Dixie Tech students, retirees in transition, and remote workers. Property taxes on non-primary residences run at the higher 55%-of-market rate statewide, so model that into your numbers. Appreciation has tracked St. George closely over the last decade.
What's the price range for investment-ready properties here? ▾
Entry-level condos and older townhomes start around $300K–$375K. Newer single-family rentals run $450K–$600K, and homes with casita or ADU potential push $650K and up. Multi-unit listings are rare on the MLS in Washington — when they do appear, they move fast.
Are ADUs and casitas legal to rent in Washington? ▾
Washington City allows internal accessory dwelling units under specific conditions (owner-occupancy of the primary, parking, size limits). Detached casitas are handled differently and depend on zoning. If a listing markets a 'mother-in-law suite' as a rental, verify with the city planning department — marketing language and legal rental status are not the same thing.
What should I budget for vacancy and maintenance in this climate? ▾
Southern Utah's heat is hard on HVAC, roofs, and landscaping. Budget 8–10% of rent for maintenance on older homes, 5–7% on newer construction, plus a separate reserve for AC replacement (10–15 year lifespan in this climate). Vacancy on long-term rentals typically runs 4–6% given the steady inflow of new residents to Washington County.