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Investment Properties for Sale in Mona, Utah
Mona sits in northern Juab County, about 15 minutes south of Santaquin on I-15 and roughly an hour from the Salt Lake airport. It's a small agricultural town — closer in feel to rural Sanpete than to the Wasatch Front — with large lots, water shares, horse property, and a tax base that's noticeably lower than Utah County's. For investors, that combination matters: acquisition prices are still reasonable compared to Payson or Spanish Fork, and the I-15 growth corridor keeps pushing south as Utah County builds out. Rental demand is driven by workers at the Nephi distribution centers, commuters serving the Santaquin and Payson job markets, and families wanting space for animals or shop buildings they can't get further north.
Investment plays in Mona usually fall into three buckets: single-family rentals on an acre or more, fix-and-hold farmhouses that need cosmetic work, and land buys aimed at a future build, ADU, or short-term rental near Mona Reservoir and the Burraston Ponds recreation area. Cap rates on straight long-term rentals tend to be modest — this is more of an appreciation and land-banking market than a cash-flow heavy one — but the long-term thesis is straightforward as Juab County continues to absorb Wasatch Front spillover. Water rights, septic condition, and irrigation shares are all worth verifying line-by-line during due diligence. Browse the active Mona listings below to see what's currently on the market.
May 2026 · Mona market
Live from the Utah MLS — what's actually happening in Mona right now.
Median sale
$495,000
3 closed in May 2026
Median DOM
25 days
listing → contract
Sale-to-list
100.2%
of final list price
Unsold inventory
4
active + pending
4 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Mona.
What kinds of investment properties typically come up in Mona? ▾
Mona is small — under 2,000 residents — so inventory is thin and varied. You'll see single-family rentals on large lots, older farmhouses with outbuildings, raw acreage suitable for build-to-rent or short-term cabin projects, and occasionally a duplex or a home with an accessory apartment. True multi-unit buildings are rare here; most cash-flow plays involve land, ADUs, or single-family rentals serving Nephi and Santaquin commuters.
Does Mona allow short-term rentals like Airbnb? ▾
Juab County and Mona have been more permissive than Wasatch Front cities, but rules shift. Properties near Mona Reservoir and the Burraston Ponds area draw the most STR interest because of summer water recreation and proximity to the Mona Rose Garden event traffic. Always confirm current zoning and licensing with Mona City and Juab County before underwriting an STR deal.
Who rents long-term in Mona? ▾
Tenant demand comes mostly from workers at the Nephi industrial corridor (Walmart DC, US Synthetic-area employers), Santaquin and Payson commuters priced out of Utah County, and families wanting acreage and livestock rights. Expect longer vacancy windows than in Provo or Spanish Fork, but also longer tenancies once placed.
How do Mona price points compare to Nephi and Santaquin? ▾
Mona usually trades at a small discount to Santaquin (which sits in Utah County's tax and school district) and roughly in line with or slightly above Nephi for comparable acreage. Land value drives a lot of the price — a half-acre to five-acre parcel with water shares can shift the number significantly. Cap rates on straight single-family rentals tend to run thin; the upside is appreciation as I-15 growth pushes south.
Are water shares important for an investment purchase here? ▾
Yes. Irrigation shares from Mona Irrigation Company or secondary water rights materially affect both value and what a tenant or future buyer can do with the land. Pasture, hay, or even a large garden needs irrigation water — culinary water alone won't cut it. Verify share count, transfer fees, and assessment status during due diligence.
How active is the Mona investment market right now? ▾
On any given week there are usually only a handful of properties on the market that pencil as investments, and the best ones move quickly to local buyers who know the area. The live listings below show what's currently available — set up an alert if nothing fits, because new inventory in Mona is sporadic.