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Investment Properties for Sale in Willard, Utah
Willard sits on the east shore of Willard Bay, tucked between the Wasatch front and the freshwater reservoir that draws boaters from across northern Utah every summer. It's a small town — roughly 1,800 residents — with deep agricultural roots, fruit stands along Highway 89, and a quiet rental pool that mostly serves workers at the Brigham City industrial corridor and commuters heading down I-15 to Ogden and Hill Air Force Base. Investment opportunities here aren't the volume play you'd find in Ogden or Clearfield. They tend to be single-family rentals, small acreage with outbuildings, fix-and-flips on older orchard-era homes, or short-term rentals positioned for the Willard Bay State Park crowd.
Because Willard is zoned heavily agricultural-residential, multi-family inventory is thin and ADU rules vary by parcel — worth verifying with the city before you underwrite a duplex conversion. The upside is scarcity: limited supply, low vacancy, lake views from the bench, and proximity to Brigham City's growing aerospace and defense employers all support steady appreciation. Property taxes in Box Elder County run lower than Davis or Weber, and water rights tied to Willard Creek and pressurized secondary systems can add long-term value if they convey with the parcel. Buyers shopping here are usually a mix of 1031 investors, second-home owners renting seasonally, and locals expanding a small portfolio. Browse the active listings below to see what's currently on the market in Willard.
May 2026 · Willard market
Live from the Utah MLS — what's actually happening in Willard right now.
Median sale
$504,000
1 closed in May 2026
Median DOM
187 days
listing → contract
Sale-to-list
100.0%
of final list price
Unsold inventory
25
active + pending
1 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Willard.
What kinds of investment properties show up in Willard? ▾
Most of what trades in Willard is single-family on larger lots, occasional small acreage parcels along the bench, and the odd duplex or home with an accessory unit. True multi-family is rare here — Willard's population is under 2,000 and zoning leans agricultural-residential. Investors usually buy single-family rentals or fix-and-flips rather than apartment buildings.
Is Willard a strong rental market? ▾
It's a thin but steady market. Tenants are typically families working in Brigham City (ATK/Northrop Grumman, Bourns, the hospital) or commuting south to Ogden and Hill AFB. Vacancy is low because inventory is limited, but you won't see the tenant volume of Ogden or Layton. Plan for longer lease terms and slower turnover.
What about short-term rentals near Willard Bay? ▾
Willard Bay State Park draws boaters, anglers, and campers spring through fall, which creates real STR demand. Before you underwrite a nightly rental, confirm Willard City's current ordinance — Box Elder County and the city have both tightened short-term rental rules in recent years, and not every zone allows them.
What price range should I expect for an investment-grade single-family home here? ▾
Entry-level single-family in Willard generally runs in the mid-$400s to high-$500s, with view lots and homes on usable acreage pushing past $700K. Cash flow is tight at those prices, so most investors here are buying for appreciation, 1031 parking, or lifestyle-plus-rental rather than pure yield.
Are there any zoning or water-rights issues I should check? ▾
Yes — a lot of Willard parcels carry irrigation shares from Willard Creek or pressurized secondary water, and those don't automatically transfer. Ag-zoned land also has restrictions on splitting lots and adding units. Always pull the water rights, verify zoning with Willard City, and check whether an ADU is permitted before you write the offer.
How does Willard compare to investing in Brigham City or Perry? ▾
Brigham City has more inventory, more tenants, and more multi-family options, so it's easier to scale. Perry sits right between Willard and Brigham and behaves similarly. Willard's edge is the bay, the orchards, and the Wasatch backdrop — properties with views or recreation access tend to hold value better than comparable homes a few miles south.