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Investment Properties for Sale in Fielding, Utah
Fielding sits in northern Box Elder County, a small farming town off Highway 13 between Tremonton and the Idaho border. With a population under 500 and a footprint surrounded by alfalfa fields, dairy operations, and grain silos, the investment landscape here looks nothing like Ogden or Logan. Most properties that trade hands are single-family homes on oversized lots, the occasional duplex, small acreage parcels with outbuildings, or older farmhouses that need work. Cash flow math runs differently than along the Wasatch Front: purchase prices are lower (often in the $300K–$500K range for a standard home), but rental demand comes from a thinner pool — primarily ag workers, young families priced out of Tremonton, and employees commuting to the Malt-O-Meal plant in Tremonton or the ATK/Northrop Grumman facilities in Promontory.
Long-term rentals tend to outperform short-term here since Fielding isn't a tourism draw. Investors often look at properties with a shop, barn, or extra acreage because those features rent at a premium to tenants who need space for trucks, livestock, or equipment storage. Water rights and secondary irrigation shares matter — check what conveys before writing an offer, because they materially affect both rental appeal and resale value. Property taxes in Box Elder County run lower than Weber or Cache, which helps the spreadsheet. Browse the active listings below to see what's currently available, and reach out if you want rent comps or a closer look at a specific parcel.
March 2026 · Fielding market
Live from the Utah MLS — what's actually happening in Fielding right now.
Median sale
$520,000
1 closed in March 2026
Median DOM
125 days
listing → contract
Sale-to-list
98.3%
of final list price
Unsold inventory
1
active + pending
4 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Fielding.
What kinds of investment properties actually trade in Fielding? ▾
Mostly single-family rentals on quarter-acre to one-acre lots, small farmhouses with outbuildings, and occasional bare land or acreage parcels. True multi-family (4+ units) is rare — if you want a duplex or fourplex, you'll usually need to look in Tremonton or Garland just down the road.
Who rents homes in Fielding? ▾
The tenant pool is narrow: ag and dairy workers, families working at the Malt-O-Meal plant in Tremonton, employees at the Northrop Grumman/ATK facilities out at Promontory, and households priced out of larger Box Elder towns. Expect longer vacancy windows than you'd see on the Wasatch Front, but also longer average tenancies once placed.
Is short-term rental (Airbnb) a viable strategy here? ▾
Generally no. Fielding isn't a tourist destination, and there's no consistent traveler demand. Most investors here run long-term leases. If you want STR cash flow in northern Utah, Bear Lake or Logan canyon-adjacent properties are a better fit.
Do water rights and irrigation shares transfer with the property? ▾
It varies by parcel and must be confirmed in writing. Many Fielding properties carry shares in local irrigation companies tied to Bear River water, and those shares can add meaningful value — or be excluded from the sale entirely. Always read the title commitment and ask the listing agent for documentation before removing due diligence.
What rent should I expect on a typical 3-bed home in Fielding? ▾
Recent comps suggest roughly $1,600–$2,100/month for a standard 3-bed/2-bath single-family rental, with a bump if the property includes a shop or fenced acreage. We can pull current rent comps for any specific listing you're considering.
How do property taxes and insurance compare to other Utah markets? ▾
Box Elder County property tax rates are among the lower ones in northern Utah, which helps net yield. Insurance is typically reasonable as well, though older farmhouses with knob-and-tube wiring, wood stoves, or detached barns can trigger higher premiums or require specific carriers.