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Investment Properties for Sale in Leeds, Utah
Leeds is a small town of roughly 900 residents tucked between I-15 and the Pine Valley Mountains, about 15 minutes north of St. George and 30 minutes from Zion National Park's west entrance. For investors, that location is the whole story: you're close enough to the Washington County job market and the Sand Hollow/Quail Creek recreation corridor to draw tenants and vacationers, but far enough out that lots are bigger, zoning is looser, and prices per acre are noticeably lower than in St. George proper. The town also includes the historic Silver Reef area, which has its own character and a different mix of housing stock — from restored older homes to newer custom builds on view lots backing the red rock.
What works as an investment in Leeds depends on your strategy. Long-term rentals lean toward single-family homes serving Washington County commuters and remote workers who want acreage and quiet. Short-term rental potential exists thanks to Zion traffic, but Leeds Town has specific ordinances and several HOAs prohibit nightly stays, so zoning verification is essential before underwriting an STR pro forma. Land plays and horse-property holds are also common here given the larger parcels. Summer highs run into the 100s, winters are mild, and the area sees over 250 sunny days a year — a real factor for both tenant comfort and utility costs. Browse the active listings below to see what's currently on the market in Leeds.
April 2026 · Leeds market
Live from the Utah MLS — what's actually happening in Leeds right now.
Median sale
$900,000
1 closed in April 2026
Median DOM
6 days
listing → contract
Sale-to-list
100.5%
of final list price
Unsold inventory
6
active + pending
2 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Leeds.
What kind of rental demand does Leeds actually have? ▾
Leeds sits about 15 miles north of St. George off I-15, so the renter pool is mostly people working in Washington County who want a quieter setting than St. George or Washington City. Long-term tenants tend to be families, retirees, and remote workers. Short-term demand exists because of proximity to Zion National Park and Sand Hollow, but it's seasonal and depends heavily on the specific neighborhood and HOA rules.
Are short-term rentals (Airbnb/VRBO) allowed in Leeds? ▾
Leeds Town has its own ordinances, and short-term rentals are restricted in most residential zones unless the property is in a specific overlay or a community that permits nightly stays. Silver Reef and a handful of HOA-governed pockets have different rules. Always verify zoning with Leeds Town and read the CC&Rs before assuming a property can be operated nightly.
What's the typical price range for an investment-grade property in Leeds? ▾
Single-family homes in Leeds generally run from the mid $400Ks into the $700Ks, with larger acreage parcels and custom builds pushing higher. Smaller manufactured homes on land occasionally come in lower. Cash flow on a long-term rental is tight at current rates, so most investors here are betting on appreciation, land value, or higher nightly revenue where STRs are permitted.
How does Leeds compare to investing in St. George or Washington? ▾
Leeds has lower density, larger lots, and a slower pace — which means less competition from other rentals but also a smaller tenant pool. St. George and Washington offer more turnover, more renters, and easier property management. Leeds works best for investors who want acreage, horse property potential, or a long-hold appreciation play near the Zion corridor.
Are there multi-family or duplex opportunities in Leeds? ▾
Multi-family inventory in Leeds is very limited — the town is small and zoned mostly for single-family and agricultural uses. Occasionally a property with a casita, guest house, or ADU comes on the market, which can function as a small two-unit income setup. True duplexes and fourplexes are rare here and more common down the freeway in Washington or Hurricane.
What should out-of-state investors know before buying in Leeds? ▾
Water rights, septic systems, and well shares matter here in a way they don't in suburban Washington County — many Leeds properties are on private wells or shared systems. Property management options are limited locally, so most owners use a St. George-based manager. Also budget for higher cooling costs in summer; July highs routinely hit 100°+ even though Leeds sits slightly higher than St. George.