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Investment Properties for Sale in Beryl, Utah
Beryl sits in the Escalante Valley in western Iron County, about 35 miles northwest of Cedar City and a straight shot up Highway 56 from the I-15 corridor. It's high-desert ranching country — elevation around 5,200 feet, cold winters, dry summers, and a landscape dominated by alfalfa pivots, cattle operations, and the dairies around Beryl Junction. For investors, that rural profile is the whole point: land is cheap compared to anything along the Wasatch Front or in Washington County, parcels are large, and the buy-in for a foothold in southern Utah is a fraction of what St. George demands. Median land prices in the area frequently run a few thousand dollars per acre on raw parcels, and improved properties with a manufactured home and water access still trade well under most Utah metros.
The investment angle here is different from typical buy-and-hold rental math. Beryl plays better as land banking, agricultural lease income, owner-financed land sales, or long-term hold against the slow westward growth of Cedar City and Enterprise. Water rights matter enormously — the Escalante Valley is a state-designated critical management area, so parcels with certificated water shares carry real premiums over dry land. Power access, road frontage on a county-maintained route, and proximity to Highway 56 also drive resale. Browse the active listings below to see what's currently on the market, and pay close attention to acreage, water-rights status, and any existing improvements when comparing parcels.
January 2026 · Beryl market
Live from the Utah MLS — what's actually happening in Beryl right now.
Median sale
$339,500
1 closed in January 2026
Median DOM
42 days
listing → contract
Sale-to-list
95.6%
of final list price
Unsold inventory
2
active + pending
27 matching · page 1 of 2
Active listings
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Common questions
About investment properties in Beryl.
What kinds of investment properties exist in Beryl? ▾
Most investment inventory in Beryl falls into three buckets: raw acreage (often 5 to 40 acres) for buy-and-hold land plays, manufactured or modular homes on large lots that can be rented to ranch hands and remote workers, and small working parcels with water shares tied to alfalfa or hay production. True multi-family buildings are rare — if you want a duplex or fourplex, you'll generally look 35 miles east in Cedar City.
Does Beryl have a rental market worth underwriting? ▾
The rental pool is thin but real. Tenants tend to be agricultural workers tied to the dairies and pivots around Beryl Junction, Iron County employees commuting toward Enterprise or Cedar City, and a small number of remote workers chasing cheap land. Vacancy can run longer than urban markets, so most investors underwrite to 10-11 months of occupancy rather than 11.5.
How important are water rights to the investment thesis here? ▾
Critical. Beryl sits in a state-designated critical groundwater management area, and the Division of Water Rights has been actively reducing pumping allocations to bring the aquifer back into balance. A parcel with certificated irrigation shares trades at a meaningful premium over a dry parcel, and any pro forma involving crops or livestock has to account for future allocation cuts.
What price ranges should I expect? ▾
Vacant land commonly runs from roughly $3,000 to $8,000 per acre depending on access, power, and water status. Older manufactured homes on 5 acres often trade in the $200,000s to low $300,000s, while irrigated farm ground with a pivot and shares can clear $1M+ as a single asset. Pricing moves quickly with water-rights news, so comps older than six months can mislead you.
Is short-term rental a viable play in Beryl? ▾
Not really. Beryl doesn't have the tourism draw of Kanab, Springdale, or even Brian Head, and there's no concentrated nightly-rental demand. Cash-flow strategies here lean toward long-term tenants, land banking, or agricultural lease income rather than Airbnb.
What about future appreciation — is anything pushing values up? ▾
Two tailwinds: continued spillover from California and Las Vegas buyers looking for cheap rural acreage within a few hours of I-15, and the slow westward growth of Cedar City and Enterprise. The counter-pressure is water. Parcels with secure water tend to appreciate; parcels dependent on future well permits face real risk.