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Investment Properties for Sale in Monticello, Utah
Monticello sits at about 7,000 feet in the shadow of the Abajo Mountains, roughly an hour south of Moab and serving as the San Juan County seat. That combination — high-elevation small town, county government anchor, hospital and school district employers, plus overflow tourism from Canyonlands and Bears Ears — creates a quieter but workable investment market. Prices here are a fraction of what you'd pay in Moab or along the Wasatch Front, which is exactly why investors look this direction. The tradeoffs are real: a population around 2,000, a small tenant pool, and winters with serious snow. But for buyers who want cash flow over appreciation, or a long-term hold with a side of personal use near the Needles District, Monticello deserves a look.
Active investment inventory tends to be older single-family homes near Main Street, occasional duplexes, the rare small commercial or mixed-use building, and raw land suited to build-to-rent. Short-term rental demand exists thanks to spillover from Moab and traffic heading into Canyonlands, the Abajos, and Bears Ears — but it's seasonal, and city and county nightly-rental rules have been moving, so verify before you write an offer. Long-term rentals lean on San Juan Hospital staff, school district teachers, county and federal land-agency employees, and contractors. Browse the active Monticello listings below to see what's currently on the market and where the numbers might pencil for your strategy.
June 2026 · Monticello market
Live from the Utah MLS — what's actually happening in Monticello right now.
Median sale
$286,250
1 closed in June 2026
Median DOM
12 days
listing → contract
Sale-to-list
103.0%
of final list price
Unsold inventory
17
active + pending
7 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Monticello.
What kind of returns are realistic on a Monticello rental? ▾
Long-term rentals in Monticello typically lean on demand from San Juan County employees, hospital staff, teachers, and seasonal energy or ranching workers. Cap rates here tend to run higher than along the Wasatch Front because purchase prices are lower, but vacancy risk is also higher given the small population (about 2,000 residents). Run conservative occupancy numbers and budget for snow-related maintenance at 7,000 feet of elevation.
Does short-term rental work in Monticello? ▾
It can, but it's a different play than Moab. Monticello sits about an hour south of Moab and serves as a quieter, cheaper basecamp for visitors heading to Canyonlands' Needles District, the Abajo Mountains, and Bears Ears. STR demand is strongest May through October. Check current San Juan County and city ordinances before you buy — rules on nightly rentals have shifted in the region.
Are there multi-family or small commercial options on the MLS here? ▾
Inventory is thin. Most investment opportunities in Monticello are single-family homes, older bungalows near Main Street, or the occasional duplex or mixed-use building downtown. Land parcels suitable for build-to-rent or small multi-family projects do come up, especially on the outskirts toward the Abajos.
What's the tenant pool like? ▾
Steady but small. San Juan Hospital, the San Juan School District, county government, and BLM/Forest Service offices anchor year-round employment. You'll also see seasonal demand from contractors, range staff, and Utah State University Blanding-area students who want a quieter setting than Blanding.
How do winters affect investment property here? ▾
Monticello sits higher than most Utah towns at roughly 7,000 feet and gets real snow — often more than Salt Lake City. Budget for snow removal, ice dam prevention, and a heating system that can actually keep up. Properties with newer windows, good insulation, and updated furnaces rent and resell more easily.
How far is Monticello from major markets? ▾
Roughly 55 miles south of Moab, 22 miles north of Blanding, and about 5.5 hours from Salt Lake City. The nearest commercial airports are Canyonlands Field (Moab), Cortez, Colorado, and Grand Junction. That distance from the Wasatch Front keeps prices low but also limits the pool of out-of-state investors who actually visit before buying.