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Vacation Rental Properties for Sale in Big Water, Utah
Big Water sits just north of the Arizona line on Highway 89, about 15 minutes from Page and the Glen Canyon Dam, and it has quietly become one of the most investor-friendly short-term rental markets in Utah. The town of roughly 500 residents allows nightly rentals on most properties without the conditional-use battles you'll run into in Moab, Springdale, or St. George, which is the single biggest reason buyers from out of state keep landing here. Proximity matters too: Lake Powell's Wahweap launch ramp is a 20-minute drive, Horseshoe Bend and Antelope Canyon are right next door, and The Wave/Coyote Buttes permit zone pulls a steady stream of international photographers who need a place to sleep that isn't a Page hotel.
The housing stock is a mix of older manufactured homes on large lots, newer stick-built rentals purpose-designed for groups of 8–14, and raw land where buyers are still constructing to STR spec. High desert climate means hot summers, mild winters, and very little rain — guest cancellations from weather are rare. Cap rates here have historically run stronger than comparable Washington County properties because acquisition costs are lower and nightly rates ride on Page's tourism demand. If you're shopping with rental income as the primary goal rather than personal use, run the numbers on occupancy from the shoulder seasons, not just summer. 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
5 matching · page 1 of 1
Active listings
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Common questions
About vacation rental properties in Big Water.
Does Big Water allow short-term vacation rentals? ▾
Yes. Big Water is one of the few Utah towns that openly permits nightly rentals town-wide, which is why it has become a hub for Lake Powell and Wave-area STR investors. You still need a Kane County transient room tax license and a Utah sales tax number, but there is no HOA in most of town blocking the use.
Who is actually renting these properties? ▾
The bulk of guests are visitors heading to Lake Powell (Wahweap and Antelope Point marinas are about 20 minutes south), photographers chasing The Wave and White Pocket permits, and tourists doing the Page/Horseshoe Bend/Antelope Canyon circuit. Spring and fall are the strongest booking windows; July and August stay hot but still book well for boaters.
What do vacation rentals in Big Water typically cost? ▾
Entry-level homes set up for nightly rental generally run in the $300K–$500K range, with newer builds and larger sleeps-12-plus properties going higher. Lots are still available if you want to build to STR spec, and land prices here are a fraction of what you'd pay across the state line in Page, Arizona.
How does Big Water compare to renting in Page, Arizona? ▾
Page has stricter short-term rental rules and a saturated hotel market, which pushes overflow demand 15 miles north to Big Water. Utah's lodging tax structure and Big Water's permissive zoning make the math work better for owners, and guests still get the same access to Lake Powell, Glen Canyon Dam, and the slot canyons.
What should I know about utilities and the build environment? ▾
Big Water sits at about 4,100 feet in high desert, so summers hit triple digits and winters are mild. Water comes from the town system, most homes use propane or electric, and high-speed internet has improved but verify service at the specific address before closing — remote-work guests expect it.
How many vacation rental properties are usually for sale here? ▾
Inventory is thin because the town itself is small — typically a handful of STR-ready homes on the market at any time, plus building lots. The listings below show what's currently active; setting up an MLS alert is the most practical way to catch new ones since they can go under contract quickly.