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Investment Properties for Sale in Nephi, Utah
Nephi sits at the crossroads of I-15 and US-6 in Juab County, roughly 85 miles south of Salt Lake City and 60 miles north of Fillmore — a location that quietly drives its investment case. The town of about 6,000 residents has seen steady interest from buyers eyeing long-term rentals and small commercial plays, largely because purchase prices remain well below the Wasatch Front. Single-family investment homes here often trade in the $200,000–$350,000 range, a gap that makes cash-flow math far more workable than in Provo or Lehi. The local economy leans on trucking, agriculture, and light manufacturing at the nearby industrial park, which keeps a consistent pool of working renters who need affordable housing and don't want a 90-minute commute to the Salt Lake Valley.
Juab County's relatively low property taxes and Nephi's modest cost of living mean operating expenses stay lean — a real advantage for out-of-area landlords running numbers from afar. The town also sits at 5,130 feet elevation, giving it four distinct seasons, so property upkeep follows a conventional Utah maintenance calendar: winterize irrigation in October, expect heating costs from November through March. Short-term rental demand is more limited here than in a tourism hub like Moab, so most investors target 12-month leases tied to local employment. If you're weighing a first rental property or adding a low-overhead asset to a portfolio, Nephi's current inventory is worth a close look. Browse the active listings below to see what's currently on the market.
June 2026 · Nephi market
Live from the Utah MLS — what's actually happening in Nephi right now.
Median sale
$470,000
8 closed in June 2026
Median DOM
—
listing → contract
Sale-to-list
98.3%
of final list price
Unsold inventory
38
active + pending
5 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Nephi.
What kinds of investment properties show up in Nephi? ▾
The mix is mostly single-family rentals on larger lots, older homes near downtown that work as long-term rentals or light flips, and the occasional duplex or small multi-family near Main Street. Land parcels and small acreage on the edges of town also trade as buy-and-hold plays, especially with I-15 access drawing logistics and warehouse jobs to Juab County.
What rents can a landlord realistically charge in Nephi? ▾
A clean 3-bed single-family typically rents in the $1,500–$1,900 range, with newer builds pushing higher. Demand comes from workers at the nearby industrial sites, commuters heading to Utah County, and families priced out of Payson and Santaquin. Vacancy tends to be low because new rental supply is limited.
Is Nephi a cash-flow market or an appreciation play? ▾
Both, depending on what you buy. Older homes under $350K can still pencil for cash flow, which is rare along the Wasatch Front. Appreciation has tracked Juab County's growth as Utah County spills south, so longer holds have done well for owners who bought before the recent run-up.
How does the commute from Nephi affect rental demand? ▾
Nephi sits right on I-15 about 40 minutes south of Provo and roughly 90 minutes to Salt Lake. That commute is doable for tenants working in south Utah County, and the Mountain View Corridor extension plus warehouse hiring at the I-15 interchange have added local jobs that didn't exist a decade ago.
Are short-term rentals allowed in Nephi? ▾
Nephi City requires a business license for short-term rentals and zoning generally favors long-term tenancy, so most investors here run 12-month leases rather than nightly stays. If you're considering STR, verify the current ordinance with Nephi City before writing an offer — rules have tightened across small Utah towns.
What should I check before buying an older Nephi rental? ▾
Many homes in the historic core date to the early 1900s, so budget for inspections covering the foundation, sewer lateral, knob-and-tube or aluminum wiring, and the water heater. Secondary water shares and irrigation rights also matter on properties with larger lots — those rights can add real value but need to be confirmed in writing.