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Investment Properties for Sale in Woodland, Utah
Woodland sits in the Upper Provo River valley about 15 minutes east of Kamas and roughly 30 minutes from Park City's Main Street. That geography is the whole story when it comes to investment properties here. The town is small, zoning is largely rural residential and agricultural, and short-term rental rules are governed by Wasatch County rather than a stricter resort jurisdiction — which gives owners more flexibility than they'd get inside Park City limits. Most income-producing properties in the area fall into a few buckets: cabins and chalets marketed to Jordanelle and Mirror Lake Highway visitors, larger acreage parcels with a main home plus guest cabin or ADU, and the occasional fix-and-hold near the Provo River for fly-fishing renters.
Buyer math in Woodland leans on seasonality. Summer brings reservoir traffic, Mirror Lake Scenic Byway drivers, and weddings at nearby venues; winter brings Deer Valley and Park City Mountain skiers willing to drive 20-25 minutes for a quieter, cheaper basecamp. Nightly rates trail Park City proper but so do acquisition prices, and the gap is where the returns live. Well, septic, and snow-load construction are real cost factors to underwrite, and internet service varies block to block — both worth verifying before you write an offer. Browse the active Woodland listings below to see which properties are currently positioned for rental income, owner-use plus rental, or long-term appreciation.
December 2025 · Woodland market
Live from the Utah MLS — what's actually happening in Woodland right now.
Median sale
$1,450,000
1 closed in December 2025
Median DOM
215 days
listing → contract
Sale-to-list
100.0%
of final list price
Unsold inventory
2
active + pending
1 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Woodland.
Are short-term rentals allowed in Woodland? ▾
Woodland is unincorporated Wasatch County, so STR rules follow county code rather than Park City's tighter restrictions. Nightly rentals are generally permitted in most residential zones, but HOAs and subdivision CC&Rs can override that. Always pull the specific parcel's zoning and any recorded covenants before assuming nightly-rental income.
What kind of cap rates are realistic on Woodland rentals? ▾
Long-term rentals typically pencil in the 4-5% range given Wasatch Back price levels. Well-run nightly rentals on cabins near the Provo River or Jordanelle access points can hit 6-8% gross yields in strong years, though cleaning, management, and winter utility costs eat into that. Underwrite conservatively — summer and ski-season weekends carry the year.
How does Woodland compare to buying in Kamas or Francis for investment? ▾
Kamas and Francis have more long-term tenant demand because of proximity to schools, services, and commuter routes to Park City and Heber. Woodland trades that steady tenant pool for vacation-rental upside and bigger lots. If you want a hands-off long-term tenant, Kamas is usually easier; if you want nightly income and personal use, Woodland often wins.
Do most Woodland properties have well and septic? ▾
Yes. Almost everything outside the small platted subdivisions runs on a private well and septic system. Budget for a well flow test and septic inspection during due diligence, and ask for water rights documentation — culinary water rights are a real asset and not automatic with every parcel.
What's the typical price range for an income-producing property here? ▾
Smaller cabins on modest lots generally start in the high $600Ks to low $800Ks. Homes with usable acreage, a guest unit, or river frontage commonly run $1.2M to $2.5M+. Raw land suitable for a build-to-rent project varies widely depending on water rights and access.
How far is Woodland from Park City and the airport? ▾
Park City Mountain base is about 20-25 minutes via Browns Canyon or SR-248, Deer Valley's new East Village is roughly the same, and Salt Lake International is about an hour. That drive time is the main reason nightly rates sit below in-town Park City — guests trade a short commute for lower nightly cost and more space.