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Investment Properties for Sale in Woodruff, Utah
Woodruff sits out in Rich County, a ranching town along the Bear River where cattle outnumber people by a wide margin and the nearest stoplight is a real drive away. Investment buyers here aren't chasing short-term rental income like they might in Park City or Moab — they're looking at grazing land, hay ground, hunting cabins, and the occasional farmhouse that can be fixed up and held or leased to a local rancher. Land values in Rich County have climbed steadily as out-of-state buyers discover the open space, the elk and deer tags, and the proximity to Bear Lake, about 20-25 minutes north depending on where in Woodruff you're starting from. Winters are long and cold at this elevation — over 6,000 feet — so most of what moves here involves acreage, water rights, and outbuildings rather than turnkey rental units.
Because Woodruff has so few homes on the market at any given time, an investment purchase often means buying a working property: a parcel with irrigation shares, an older farmhouse that needs updating, or land that can be split or leased for grazing. Water rights attached to a parcel can matter more to long-term value here than square footage or finishes. Buyers coming from the Wasatch Front sometimes underestimate how rural this is — cell service is spotty in spots, and county road maintenance in winter is a real consideration. Browse the active listings below to see what's currently on the market in and around Woodruff.
June 2026 · Woodruff market
Live from the Utah MLS — what's actually happening in Woodruff right now.
Median sale
$230,000
1 closed in June 2026
Median DOM
—
listing → contract
Sale-to-list
92.0%
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 Woodruff.
What kind of investment properties actually come up for sale in Woodruff? ▾
Mostly agricultural land, hay and pasture ground, hunting properties, and older farmhouses or ranch homes on acreage. Turnkey rental houses are rare — most listings involve some combination of land, water rights, and outbuildings rather than a move-in-ready rental unit.
Are water rights included with land purchases in Woodruff? ▾
Not automatically — water rights in Rich County are often decreed separately from the land and need to be verified through the Utah Division of Water Rights before closing. A parcel with solid irrigation shares is typically worth significantly more than dry ground, so this is one of the first things to confirm with a title company or water rights specialist.
Can I run a short-term rental or Airbnb on an investment property here? ▾
Rich County's zoning is geared toward agricultural and residential use, not vacation rentals, so short-term rental income isn't the typical play in Woodruff itself. Investors chasing nightly rental income usually look toward Bear Lake communities like Garden City or Laketown instead, then hold Woodruff land for appreciation or ranching use.
How does Woodruff's elevation and winter weather affect a property as an investment? ▾
At over 6,000 feet, Woodruff gets heavy snow and sustained cold from November through March, which limits usability of cabins and outbuildings for part of the year and adds cost for road access and heating. Any pro forma on a property here should account for winterization, snow removal, and reduced access during the coldest months.
Is financing harder to get for land or agricultural properties in Woodruff? ▾
Yes — conventional residential loans don't typically apply to raw land or ag parcels, so buyers usually need a land loan, ag loan through a lender like Farm Credit, or cash. Lenders will also want clarity on water rights and any existing grazing or lease agreements before underwriting.
How many investment-type listings are usually available in Woodruff at once? ▾
Very few — Woodruff is a small town, and inventory of any kind, including land and ag properties, can be down to a handful of active listings at a time. Buyers who want a specific type of parcel often need patience and a standing search alert rather than expecting a wide selection on any given day.