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Investment Properties for Sale in Brian Head, Utah
Brian Head sits at 9,800 feet in the Markagunt Plateau of southern Utah — the highest incorporated town in the state — and it's one of a small handful of Utah municipalities where nightly rentals are permitted town-wide by zoning. That single regulatory fact is what makes it a serious target for investment buyers. Most of the inventory falls into two buckets: ski-in/ski-out condos at the Giant Steps and Navajo base areas, and cabins scattered through Bear Flat, Aspen Ridge, and the Mammoth Creek corridor a few miles north. Winter occupancy is driven by Brian Head Resort (the closest ski area to Las Vegas, about 3.5 hours), and summer pulls heat refugees out of St. George, Mesquite, and Vegas who come up for 60-degree afternoons when the desert is at 105.
The math here is different from a long-term rental in Cedar City or St. George. You're underwriting nightly revenue, heavy snow-load maintenance, HOA dues on most condos, and a property management cut that typically runs 20-30%. Two-bedroom condos generally trade in the $350K-$500K range; cabins with rental history run from the mid $500s into seven figures for larger luxury builds. Cedar City is the closest real services hub (about 30 minutes down SR-143) and SLC airport is roughly 3 hours and 45 minutes, so most guests fly into Vegas. Browse the active listings below to see what's currently on the market, and check rental history and HOA rental rules carefully on anything you shortlist.
May 2026 · Brian Head market
Live from the Utah MLS — what's actually happening in Brian Head right now.
Median sale
$490,000
6 closed in May 2026
Median DOM
55 days
listing → contract
Sale-to-list
94.7%
of final list price
Unsold inventory
60
active + pending
23 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Brian Head.
Do short-term rentals (nightly/weekly) actually pencil out in Brian Head? ▾
Brian Head is one of the few Utah towns where nightly rentals are broadly allowed by zoning, which is the main reason investors look here in the first place. Winter ski season (December through March) and the cool-summer escape from St. George and Las Vegas heat (July-August) drive most of the occupancy. Realistic gross revenue for a well-furnished 2-3 bedroom condo near the lifts typically runs $35K-$60K annually, with cabins farther up the mountain doing more.
What's the difference between buying a condo at the resort base versus a cabin in the surrounding subdivisions? ▾
Condos at Giant Steps or Navajo base offer true ski-in/ski-out and the highest nightly rates per square foot, but HOA dues run $400-$700/month and cover heavy snow load maintenance. Cabins in areas like Bear Flat, Aspen Ridge, or Mammoth Creek give you more square footage and privacy for the dollar, but you'll deal with private snow removal contracts and longer drives to the lifts.
How does Brian Head's 9,800-foot elevation affect property maintenance and rental operations? ▾
Snow loads here are some of the heaviest in Utah — roofs, decks, and plumbing have to be built for it, and freeze-related claims are the most common insurance issue. Most successful investors hire a local property manager who handles plowing, hot tub service, and emergency calls, which typically runs 20-30% of gross rental revenue. Budget for higher heating costs too; winter lows regularly drop below zero.
Are there HOA or town rules I should check before buying for STR use? ▾
Brian Head Town itself permits nightly rentals town-wide, but individual HOAs sometimes layer on minimum stay requirements or rental caps — Cedar Breaks Lodge and a few condo associations have specific rules worth reading before you write an offer. Also confirm the unit has a current town business license and transient room tax registration, which transfer with proper paperwork at closing.
What price range do investment-grade properties trade in? ▾
Studio and one-bedroom condos at the base have historically traded in the $200K-$320K range, two-bedroom units around $350K-$500K, and three-bedroom cabins with strong rental history typically $550K-$900K. Larger luxury cabins with hot tubs, garages, and 6+ sleeping spots can clear $1M+ but also command the highest nightly rates.
Is summer revenue enough to carry the property, or is this really a ski-season play? ▾
Ski season is still the bigger revenue driver, but summer has grown significantly — the town markets ATV trails, the Brian Head Resort lift-served mountain biking, and proximity to Cedar Breaks National Monument and Bryce. Many owners now see 35-45% of annual revenue from May through October, which makes the cash flow less seasonal than it was a decade ago.