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Multi-Family Homes for Sale in Big Water, Utah
Big Water sits in the far southern tip of Kane County, about 20 minutes north of Page, Arizona and a short drive from Wahweap Marina on Lake Powell. It's a small high-desert town — population hovers around 500 — built originally as a construction camp for Glen Canyon Dam and now home to a mix of retirees, remote workers, river guides, and seasonal tourism staff. Multi-family inventory here is genuinely rare; the housing stock leans heavily toward single-family homes, manufactured housing on acreage, and the occasional duplex or small multi-unit parcel. When a multi-family property does hit the MLS, it tends to attract investors targeting the Lake Powell nightly-rental economy or owner-occupants looking to offset a mortgage with rental income from the second unit.
The investment case in Big Water is tied directly to tourism: Lake Powell, Antelope Canyon, Horseshoe Bend, and the slot canyons around Page all pull steady traffic from spring through fall. Short-term rental rules here have historically been more permissive than in much of Utah, though local ordinances change, so confirm current zoning with Kane County before underwriting nightly numbers. Summers run hot — regularly above 100°F in July — and winters are mild, which extends the rental season compared to northern Utah markets. Power, water, and septic situations vary parcel by parcel, so due diligence on utilities matters more here than in a typical Wasatch Front purchase. Browse the active listings below to see what's currently on the market.
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
1 matching · page 1 of 1
Active listings
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Common questions
About multi-family homes in Big Water.
How many multi-family properties are typically for sale in Big Water? ▾
Big Water is a small town of roughly 500 residents, so multi-family inventory is extremely thin — often zero to a handful of listings at any given time. Duplexes and small multi-unit buildings come on the market occasionally, but most housing stock is single-family or manufactured. Check the active listings below for what's currently available.
Who rents in Big Water, and is there demand for multi-family units? ▾
Renter demand is driven largely by seasonal workers tied to Lake Powell, Glen Canyon NRA, and the tour operators running out of nearby Page, Arizona (about 20 minutes south). There's also a steady trickle of remote workers and retirees. Vacancy can swing with the tourism calendar, so underwriting should account for seasonality.
Can multi-family properties in Big Water be used as short-term rentals? ▾
Big Water has historically been friendlier to short-term rentals than many Utah municipalities, and proximity to Lake Powell and Antelope Canyon makes nightly rates competitive in season. Confirm current Kane County and town-level regulations before closing, since rules can change. Some owners run a mix of long-term and nightly to smooth out income.
What utilities and infrastructure should I check on a multi-family in Big Water? ▾
The town runs on municipal water, but septic systems are common instead of sewer on some properties — important when you have multiple units sharing a system. Power is via Garkane Energy, and natural gas is not available town-wide, so heating is typically electric or propane. Verify each unit's metering setup before you write an offer.
How does Big Water compare to buying multi-family in Page, Arizona? ▾
Page has a larger rental market, more lender comps, and stricter zoning, while Big Water offers lower entry prices and lighter regulation but thinner resale demand. Property taxes are also lower on the Utah side. Investors often compare both markets side by side since they share the same tourism economy.
What price range should I expect for a duplex or small multi-family here? ▾
When they do trade, small multi-family properties in Big Water generally run in the low-to-mid six figures depending on condition, lot size, and whether the units are stick-built or manufactured. Land-heavy parcels with multiple dwellings sometimes price higher. Because comps are sparse, appraisals can be tricky and cash or portfolio lending is common.