Garfield (UT) Investor Pulse Report (2025-Q4)

Landlords in Garfield County, UT, own a substantial 2,926 SFR properties, representing a high 78.2% of the total SFR market of 3,741 properties. This indicates a highly landlord-penetrated market compared to national averages.

Individual investors overwhelmingly dominate the landlord landscape, owning 2,590 (88.5%) of the SFR properties, while companies hold a significantly smaller share of 347 (11.9%) properties. This is further reinforced by entity counts, where individual landlords number 3,648 (93.0%) compared to just 274 (7.0%) company landlords, showcasing the mom-and-pop structure.

A striking characteristic of the Garfield County market is that all 2,926 investor-owned properties are held entirely as cash properties, with zero properties identified as financed. This suggests a market heavily reliant on cash buyers, potentially due to financing challenges or investment strategies.

All 2,925 rented properties within the landlord portfolio are also classified as cash properties, reinforcing the complete absence of financing for investor-owned rentals. This cash-only investment model is a significant pattern in this region.

The portfolio composition reveals 2,925 properties are rented and non-owner-occupied, meaning 99.9% of landlord holdings are purposed for rental income, highlighting a strong focus on income generation rather than owner-occupancy among investors in Garfield County, UT.

Crucially, there is no acquisition pricing data available for Garfield County, UT, for Q4 2025 or any other timeframe for landlords, all purchasers, or traditional homeowners. This complete absence of data precludes any analysis of acquisition price trends or comparisons between different buyer types.

Without quarterly acquisition price data, it is impossible to assess how landlord acquisition costs compare to traditional homeowners, or whether any price gaps exist or have shifted over time in Garfield County, UT.

The lack of pricing information also means that any potential price appreciation from the pandemic era (2020-2023) to Q4 2025 for investor purchases cannot be determined for this geography.

Similarly, whether individual and company landlords pay different prices in Garfield County, UT, cannot be analyzed due to the complete lack of pricing data across all acquisition timeframes provided.

The absence of data for distinct SFR properties purchased by timeframe means that acquisition momentum or velocity trends cannot be identified for Garfield County, UT.

Garfield County, UT, experienced a complete cessation of recorded SFR purchase activity by landlords in Q4 2025, with zero distinct SFR properties purchased. This reflects a significant slowdown or halt in new investor acquisitions during this period.

The overall SFR market in Garfield County also registered zero total purchases in Q4 2025, meaning landlords accounted for 0.0% of the market's activity. This suggests a broader market inactivity, not just limited to investors.

Due to the absence of Q4 purchase data, it is impossible to determine which investor tiers were most active or what percentage of purchases originated from mom-and-pop landlords (Tier 01-04) versus institutional investors (Tier 09).

Similarly, the number of new landlords (single-property, Tier 01) entering the market in Q4 2025 was zero, indicating no new market entrants among property investors during this quarter in Garfield County, UT.

Without Q4 purchase activity, the average properties per entity by tier cannot be calculated for the current quarter, leaving insights into buying intensity by investor size undetermined.

Mom-and-pop landlords (Tiers 01-04) overwhelmingly dominate the investor-owned SFR market in Garfield County, UT, controlling 99.8% of all 2,926 landlord-owned properties. This substantial concentration highlights the market's reliance on smaller investors.

The single-property landlords (Tier 01) form the backbone of this market, alone accounting for 2,285 properties, which is 74.2% of the total investor-owned SFR. This suggests a high proportion of individuals with one rental property.

Institutional investors (Tier 09) are entirely absent from the Garfield County market, owning 0.0% of the properties. This stark contrast to other geographies underscores the local, small-scale nature of real estate investment in this area.

While the data details property distribution, specific acquisition prices by tier are not available. This prevents a direct comparison of whether larger investors, even within the mom-and-pop categories, pay more or less than smaller ones.

The distribution shows a steep drop-off after Tier 02, where 488 properties (15.8%) are held. Tiers 05-08 account for a mere 6 properties (0.2%), reinforcing the strong concentration at the lower tiers of ownership in Garfield County, UT.

Individual investors overwhelmingly dominate the single-property (Tier 01) market in Garfield County, UT, owning 2,101 properties, which accounts for 91.6% of this tier, compared to just 193 properties (8.4%) held by companies. This pattern of individual dominance extends through the lower tiers.

A significant crossover point occurs in the Tier 06-10 category, where companies become the majority owners, holding 22 properties (71.0%) compared to individuals who own only 9 properties (29.0%). This indicates that larger portfolios, even within the mom-and-pop range, are more likely to be company-owned.

In the two-property (Tier 02) segment, individuals still maintain a strong lead with 421 properties (86.3%) versus 67 properties (13.7%) for companies. This shows that the initial expansion beyond a single property is still largely driven by individuals.

For small landlords owning 3-5 properties, individual ownership remains substantial at 209 properties (77.4%), with companies holding 61 properties (22.6%). This tier represents a transition zone before companies begin to dominate.

Without specific pricing data for individual versus company acquisitions within each tier, it's not possible to determine if one owner type consistently pays more or less for properties of similar portfolio sizes in Garfield County, UT.

Garfield County, UT, exhibits high concentrations of investor-owned properties across its sub-geographies, with the top five zip codes by count ranging from 90 to 482 properties. The 84726 zip code leads with 482 investor-owned SFR properties, holding an 84.0% investor ownership rate.

Investor ownership rates are exceptionally high across Garfield County's key zip codes. The 84776 zip code has the highest rate at 86.1% investor-owned, closely followed by 84712 at 84.2% and 84726 at 84.0%, indicating a deeply landlord-penetrated market.

The top five sub-geographies by investor-owned property count largely overlap with those exhibiting the highest investor ownership percentages, highlighting specific geographic hotspots for landlord activity in Garfield County, UT. For instance, 84735 has 255 investor-owned properties at a 76.6% rate, and 84716 has 218 properties at an 81.6% rate.

The consistently high investor ownership rates across these top regions (all above 76%) suggest that most SFR properties in these areas are held by landlords rather than traditional homeowners, defining the market structure in Garfield County, UT.

The absence of acquisition pricing data for these specific geographic regions prevents any analysis of how purchase costs vary across these highly active investor markets within Garfield County, UT.

Crucially, there is no historical transaction data available for all landlords or specifically for institutional investors (1000+ tier) in Garfield County, UT. This complete lack of data means that long-term buying and selling patterns cannot be assessed.

Without historical transaction counts, it is impossible to determine whether landlords in Garfield County, UT, have been net buyers or net sellers over time, or to calculate any buy/sell ratios that would indicate market direction.

The absence of data also prevents any analysis of inter-landlord trading activity, such as the percentage of properties bought from or sold to other landlords, which would normally indicate market liquidity and internal trading dynamics.

With no historical buy or sell prices available, any potential implied profit margins from landlord transactions cannot be calculated, nor can the consistency of these margins over different timeframes be evaluated for Garfield County, UT.

Institutional investor behavior, including their net position and specific transaction pricing, remains entirely unknown due to the complete lack of data in this section for Garfield County, UT.

Q4 2025 saw a complete halt in SFR transactions in Garfield County, UT, with zero total transactions and zero landlord transactions recorded. This indicates a frozen market for property exchanges during the quarter.

As there were no transactions, the landlord share of Q4 activity was 0.0%, indicating no market participation by investors in buying or selling properties this quarter in Garfield County, UT.

The absence of transactions means that no analysis of transaction volumes across investor tiers, average purchase prices by tier, or any inter-landlord trading activity can be conducted for Q4 2025.

Specifically, mom-and-pop landlords (Tier 01-04) recorded zero transactions, and institutional investors (Tier 09) also had no activity in Q4 2025. This shows a uniform lack of transaction across all investor sizes.

With all Q4 transaction metrics at zero, it is impossible to determine the price spread between highest and lowest tier purchasers, or which tier, if any, demonstrated the highest inter-landlord purchase percentage in Garfield County, UT.