Utah investment property that actually cash flows.
Long-term rentals, nightly rentals, new construction and small multi-family across six Utah counties. Every property gets underwritten before it gets an offer.
Investment strategies
Four ways to invest in Utah real estate
Each strategy wants a different price point, a different town and a different loan. Pick the strategy first — the property comes second.
Long-term rentals
Twelve-month leases, the easiest strategy to finance. The math works best in workforce-housing pockets like Cedar City, Tooele and Washington City.
Nightly / short-term rentals
The highest-revenue strategy in Southern Utah, and the strictest. The home must sit in a community zoned and HOA-approved for nightly rental.
New construction
Builder incentives and rate buydowns can beat resale per dollar — if someone is reading the contract and tracking phase pricing. Builder reps work for the builder.
Multi-family & value-add
Duplexes, fourplexes and tired homes in good locations. More work, more upside. House-hacking a duplex is still the cleanest way to start.
Utah investment markets
Where each strategy pencils
The six counties I work in, and the role each one plays in a portfolio.
Washington County
Nightly rental capitalSt. George and Washington City carry Utah's deepest short-term rental demand — Zion, Sand Hollow, golf and a season that barely stops. Nightly-rental-zoned homes trade at a premium, and they earn it.
Utah County
Growth & appreciationSalt Lake County
LiquidityThe most liquid market in the state. Cash flow is harder at these prices, but vacancy is low, tenant quality is high and resale is never a question.
Davis County
Workforce housingTooele County
Entry priceThe lowest cost per square foot within commuting distance of Salt Lake, with builders still releasing phases. Good for buy-and-hold investors who want a newer home.
Iron County
Cash flowCedar City is the classic Utah cash-flow market: university demand, lower prices and year-round rents. Enoch adds newer single-family inventory just north of town.
How I work
Every property underwritten before it gets an offer
You get a one-page analysis on every property we seriously consider, and we walk through it together.
Rent & revenue comps
Actual leased comps for long-term, realistic occupancy and nightly rates for short-term.
Full expense stack
Taxes, insurance, HOA, utilities, management and the maintenance reserve most pro formas omit.
Zoning & HOA checks
Written confirmation that city zoning and the HOA both allow nightly rental at that address.
Cash-on-cash & cap rate
What your money earns in year one, at several down-payment scenarios.
Exit scenarios
Who buys this from you in five years, and what has to be true for that to be a good day.
The team around it
Investor-friendly lenders, property managers, 1031 intermediaries, CPAs and contractors.
Send me an address you're already watching and I'll underwrite it free — whether or not you buy it through me.
Get a property analyzedEntry-point inventory
Lower-priced Utah homes for sale
Free deal analysis
Let's see if the numbers work
Tell me what you're building and how much capital is in play.
- Submarkets matched to your strategy and capital
- Realistic rent, occupancy and expense assumptions
- Zoning and HOA checks on any short-term rental target
- Investor-friendly lenders and property managers