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Investment Properties for Sale in Pine Canyon, Utah
Pine Canyon sits on the western flank of the Oquirrh Mountains in Tooele County, just south of Stansbury Park and about 35 minutes from downtown Salt Lake City via I-80. It's a quiet, semi-rural pocket that has grown alongside the Tooele Valley's housing boom, drawing buyers priced out of the Salt Lake side of the point of the mountain. For investors, the appeal is straightforward: entry prices that still run well below Salt Lake County medians, larger lots than you'll get in Daybreak or Herriman, and a rental pool fed by workers at the Tooele Army Depot, US Magnesium, the Rio Tinto Kennecott operations across the range, and the steady commuter traffic heading toward the Salt Lake job market.
Investment activity here ranges from single-family long-term rentals to small multi-unit plays in nearby Tooele City, plus the occasional fix-and-flip on older homes off Droubay Road and Pine Canyon Road. Short-term rental rules are stricter than in resort towns — Tooele County and the incorporated cities each handle STR licensing differently, so verify zoning before underwriting an Airbnb scenario. Long-term rents in the area have tracked upward as the Lake Point and Stansbury corridor has filled in, and vacancy stays low when units are priced reasonably. New construction in nearby subdivisions also creates comps that help with appraisal-driven BRRRR strategies. Browse the active listings below to see what's currently on the market for investors looking at the Pine Canyon area.
March 2025 · Pine Canyon market
Live from the Utah MLS — what's actually happening in Pine Canyon right now.
Median sale
$552,500
2 closed in March 2025
Median DOM
52 days
listing → contract
Sale-to-list
99.0%
of final list price
Unsold inventory
—
active + pending
1 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Pine Canyon.
What kinds of investment properties show up in Pine Canyon? ▾
Most active listings tagged for investors are single-family homes on quarter-acre to one-acre lots, suited for long-term rentals or live-in-flip strategies. True multi-family product is rare in Pine Canyon itself — for duplexes, triplexes, or small apartment buildings, investors usually look a few miles south into Tooele City.
What rents can a single-family home in the Pine Canyon area realistically command? ▾
Three- and four-bedroom homes in the Pine Canyon and north Tooele area generally rent in the $2,000–$2,600 range depending on size, garage count, and condition. Homes with finished basements or shop space pull the top of that range because of demand from tradespeople and military families.
Are short-term rentals (Airbnb, VRBO) allowed? ▾
Tooele County regulates short-term rentals through its land use code, and rules differ between unincorporated areas and Tooele City limits. STRs are not a slam-dunk strategy here the way they are in Park City or St. George, so confirm the parcel's zoning and any HOA restrictions before assuming nightly-rental income.
How does cash flow here compare to Salt Lake County? ▾
Purchase prices typically run 15–25% below comparable homes in southwest Salt Lake County, while rents lag only modestly. That spread is the main reason investors look at the Tooele Valley — debt-service coverage pencils more easily than it does in Herriman or South Jordan.
Who are the typical tenants in this area? ▾
The tenant pool leans toward Tooele Army Depot civilian and military staff, US Magnesium and Kennecott employees, healthcare workers at Mountain West Medical Center, and Salt Lake commuters who want a yard and a garage. Demand for clean three-bedroom homes with parking is steady year-round.
What should I check on property taxes and insurance? ▾
Tooele County property tax rates are generally lower than Salt Lake County, but non-owner-occupied homes lose the residential exemption and are taxed on 100% of assessed value rather than 55%. Build that into your pro forma, and get an insurance quote early since some carriers price the area differently than the Wasatch Front.