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Investment Properties for Sale in Big Water, Utah
Big Water sits in Kane County right off Highway 89, about 15 minutes from Page, Arizona and the Wahweap launch on Lake Powell. The town has fewer than 500 full-time residents, sits at roughly 4,100 feet, and runs hot — summer highs push past 100°F while winters stay mild enough that short-term renters book year-round. That combination of cheap dirt, proximity to Lake Powell, and access to Grand Staircase-Escalante is what drives the investment case here. Properties trade well below comparable lots in Kanab or Page, and a meaningful share of the housing stock is already operating as vacation rentals serving houseboat crews, Antelope Canyon tourists, and Zion overflow traffic coming down 89.
Investors looking at Big Water generally fall into three buckets: short-term rental operators chasing Lake Powell and Page tourism, land bankers buying raw lots in the 0.25–1 acre range, and buy-and-hold owners renting to NPS workers, Glen Canyon Dam employees, and trades crews. Kane County's STR rules are friendlier than Washington County's, and Big Water itself has no HOA gatekeeping on most parcels. Inventory is thin — often only a handful of active listings at any given time — so deals move on the ones that pencil. Manufactured homes, modest site-built ranches, and bare land dominate what comes to market. Browse the active listings below to see what's currently for sale and how the numbers compare to Page across the state line.
December 2024 · Big Water market
Live from the Utah MLS — what's actually happening in Big Water right now.
Median sale
$329,000
1 closed in December 2024
Median DOM
213 days
listing → contract
Sale-to-list
99.7%
of final list price
Unsold inventory
—
active + pending
5 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Big Water.
Are short-term rentals allowed in Big Water? ▾
Yes. Big Water is in unincorporated Kane County, which permits nightly rentals in most residential zones with a county STR license and transient room tax registration. Rules are significantly less restrictive than Washington County or the City of Page across the Arizona line, which is a big part of why investors look here.
What kind of returns do Big Water rentals typically see? ▾
Occupancy is seasonal — strong from March through October when Lake Powell, Antelope Canyon, and Zion drive traffic, slower in December and January. Operators running 3-bedroom homes near Highway 89 commonly report gross revenues in the $35K–$60K range depending on finish level, hot tub, and view. Underwrite conservatively because the season is real.
How close is Big Water to Lake Powell and Page? ▾
Wahweap Marina and the main Glen Canyon launch are about 12–15 miles southeast on Highway 89. Page, Arizona — where most groceries, restaurants, and the airport sit — is roughly the same distance. Horseshoe Bend and Antelope Canyon tours both run out of Page.
What does inventory usually look like? ▾
Thin. Big Water often has only 5–15 active MLS listings at any given time across homes and land combined. Manufactured homes on permanent foundations, small site-built ranches, and bare residential lots make up most of what trades. Price points run well under Kanab or St. George comparables.
Is financing harder on Big Water properties? ▾
It can be. Manufactured homes built before 1976, off-grid parcels, and properties without municipal water hookups limit conventional financing options. Many transactions here close with cash, portfolio lenders, or seller financing. Confirm utility status and HUD tags before writing an offer if you plan to use a conventional loan.
What's the long-term rental market like? ▾
Smaller but real. Tenants are typically Glen Canyon NRA staff, Navajo Generating Station decommissioning contractors, trades workers, and remote employees who want cheap rent near the lake. Expect monthly rents in the $1,200–$1,800 range for a modest 3-bedroom, with turnover tied to seasonal contract work.