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Investment Properties for Sale in Georgetown, Utah
Georgetown sits in the Bear Lake valley up against the Utah-Idaho border, a small ranching community about three hours north of Salt Lake City and a short drive from the turquoise water of Bear Lake itself. Investment activity here looks nothing like the Wasatch Front. Inventory is thin, prices are well below St. George or Park City numbers, and the buyer pool skews toward people who want a working ranch parcel, a cabin to rent during raspberry-season weekends, or a long-hold land play near a lake that has been drawing Utah families for generations. Winters are cold and snowy, summers are short and busy, and the seasonal rhythm shapes every rental pro forma in the valley.
What works as an investment in Georgetown usually falls into one of three buckets: nightly-rental cabins that capture the June-through-August Bear Lake crowd, small single-family rentals serving the year-round workforce in Montpelier and the surrounding farms, and raw acreage held for appreciation or future build-out. Cap rates on long-term rentals tend to be modest because rents are capped by a small local labor market, but short-term performance during peak summer can be meaningful for the right property. Tax burden is low compared to Utah's urban counties, and operating costs are dominated by snow management, septic and well upkeep, and seasonal utilities. Browse the active listings below to see what's currently on the market in and around Georgetown.
December 2025 · Georgetown market
Live from the Utah MLS — what's actually happening in Georgetown right now.
Median sale
$125,000
1 closed in December 2025
Median DOM
116 days
listing → contract
Sale-to-list
83.3%
of final list price
Unsold inventory
3
active + pending
1 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Georgetown.
What kinds of investment properties show up in Georgetown? ▾
Most of what trades in Georgetown is small single-family on larger lots, the occasional duplex, and recreational land or cabins. Multi-unit apartment buildings are rare this far north — Bear Lake County is small, and inventory is thin. Expect to track listings for weeks or months rather than picking from a deep pool.
Is short-term rental income realistic in Georgetown? ▾
Bear Lake's summer season (roughly Memorial Day through Labor Day) drives strong nightly rates, especially for properties within a short drive of Garden City and the beaches across the state line. Winter occupancy drops sharply once the lake freezes and snowmobile traffic shifts to groomed trails. Underwrite seasonally — a 90 to 120-day strong window with shoulder months at much lower rates is a realistic baseline.
Are there short-term rental restrictions I should know about? ▾
Georgetown itself is unincorporated-feeling and lightly regulated compared to Garden City across the Utah line, but rules shift. Check current Bear Lake County (Idaho side) or Rich County (Utah side) ordinances depending on the exact parcel, and confirm septic capacity for the bedroom count you plan to advertise. Nightly rental licensing and lodging tax collection are the two items most owners overlook.
What about long-term rental demand? ▾
Year-round tenant pools are small. Workforce housing demand comes from Bear Lake-area service jobs, agriculture, and some commuters to Montpelier or Soda Springs. Rents are modest, so most investors here lean toward the short-term or hybrid model rather than pure long-term holds.
How does Georgetown compare to buying closer to Garden City or Fish Haven? ▾
Georgetown trades at a meaningful discount per square foot compared to lakefront-adjacent Garden City or Fish Haven, but it also sits farther from the water and the busiest tourist corridor. The trade-off is land — you can often get acreage, outbuildings, and quiet for the price of a small lot near the lake.
What should I budget for carrying costs? ▾
Plan for winterization, snow removal on long driveways, and higher insurance if the property includes outbuildings or sits on acreage. Property taxes in this part of the region are low compared to the Wasatch Front, which is one of the genuine advantages of investing up here. Utilities can include propane and a private well/septic, so factor those into your operating numbers.