San Juan (UT) Investor Pulse Report (2025-Q4)

Landlords control a significant majority of the SFR market in San Juan County, UT, owning 1,081 properties, which accounts for 58.4% of all 1,852 SFR properties in the area. This indicates a high level of investor penetration within the local housing market.

Individual landlords overwhelmingly dominate the investor landscape, owning 1,001 SFR properties, representing 92.6% of all investor-owned holdings. In stark contrast, companies hold only 120 properties, comprising just 11.1% of the investor-owned portfolio, challenging narratives of corporate dominance in this region.

The ownership structure by entity count reinforces this pattern, with individual landlords numbering 1,525 (94.0%) compared to only 98 company landlords (6.0%) out of a total of 1,623 landlords in San Juan County, UT.

A critical finding reveals that 100.0% of all investor-owned SFR properties (1,081 properties) were purchased with cash, with no financed properties reported. This signals a highly conservative investment strategy, avoiding leverage and focusing on outright ownership.

Furthermore, the data indicates a strong rental-focused market, as 1,080 out of 1,081 investor-owned properties, or 99.9%, are currently rented. This underscores the primary strategy of investors in San Juan County: acquiring properties for direct rental income without debt financing.

San Juan County, UT experienced a complete halt in SFR acquisition activity during Q4 2025, with zero purchases recorded for landlords, traditional homeowners, or any other buyer type. This indicates a highly stagnant market during the period.

Due to the absence of any purchase data for Q4 2025, no comparison can be made regarding landlord acquisition prices versus those of traditional homeowners in the current quarter.

The lack of data extends to historical timeframes, as no landlord acquisition prices are available for 'All Time', '2024', or '2020-2023' periods in San Juan County, UT. This prevents any analysis of long-term pricing trends or shifts in acquisition costs.

Consequently, the typical landlord discount or premium relative to homeowner prices cannot be assessed for this county, as no transactions have been recorded to establish a benchmark.

The complete absence of acquisition price data across all specified timeframes is a significant finding, suggesting either a profoundly inactive transaction market or a lack of data capture for this specific geography.

San Juan County, UT, recorded zero total SFR purchases in Q4 2025, indicating a complete absence of market activity for both landlords and other buyers during the quarter. This represents a period of unprecedented market stillness.

Given the complete lack of overall SFR purchases, landlord acquisitions also stood at zero properties in Q4 2025, representing 0.0% of the market. This highlights a non-existent buying presence from investors in the current quarter.

The data further reveals no new entries from mom-and-pop landlords (Tiers 01-04) into the market, as their purchase count was zero for Q4 2025, making up 0.0% of landlord purchases. This contrasts with more active markets where mom-and-pops often drive new acquisition.

Institutional investors (Tier 09) also showed no activity, registering zero purchases in Q4 2025 (0.0% of landlord purchases), confirming a universal lack of engagement from all investor sizes in the county's market.

The complete halt in purchase activity across all tiers suggests that factors unique to San Juan County, UT, or broader market conditions, have led to a frozen transaction environment during the quarter.

Mom-and-pop landlords, encompassing Tiers 01-04, exert overwhelming control over the investor-owned SFR market in San Juan County, UT, accounting for 98.0% of all properties. This translates to 1,094 properties out of the total 1,116 properties for which tier data is available.

The market is heavily concentrated in the smallest tier, with single-property landlords (Tier 01) owning 983 properties, representing a dominant 88.1% of all investor-owned SFRs. This signifies that first-time and small-scale investors are the primary force in the region.

Institutional investors (Tier 09, 1000+ properties) have no discernible presence in San Juan County, UT, controlling 0.0% of investor-owned properties. This contradicts a national narrative of institutional dominance, highlighting a unique local market structure.

Mid-size landlords (Tiers 05-08) represent a marginal share, with Tiers 05-06 combined holding just 22 properties (2.0%). This further emphasizes the market's fragmentation among very small-scale owners.

Unfortunately, no acquisition price data by tier is available for San Juan County, UT, making it impossible to analyze whether larger investors historically paid more or less per property compared to smaller landlords.

Individual investors overwhelmingly dominate ownership across all reported tiers in San Juan County, UT, with their concentration highest among single-property landlords (Tier 01), where they account for 938 properties (92.2% of the tier's total). This reinforces the localized, individual-driven nature of the market.

Even within the two-property landlord tier (Tier 02), individual owners maintain a commanding lead, holding 75 properties (91.5%) compared to companies with just 7 properties (8.5%). This pattern signals that even as portfolios grow slightly, individual ownership remains the norm.

The tier for small landlords (3-5 properties, Tier 03) shows the highest relative involvement from companies, which own 11 properties (37.9%) compared to 18 properties (62.1%) held by individuals. Despite this, individuals still hold the majority, and there is no crossover point where companies become the dominant owner type in any tier.

The absence of institutional investors (Tier 09) and the limited presence of companies in general means that ownership patterns are strongly skewed towards individuals across the entire spectrum of landlord portfolio sizes in San Juan County, UT.

As with other pricing insights, no specific acquisition price data by owner type within tiers is available, preventing a detailed comparison of pricing strategies between individual and company investors for different portfolio sizes.

San Juan County, UT, exhibits highly concentrated investor ownership within its sub-geographies, with two ZIP codes, UT-San Juan-84510 and UT-San Juan-84534, showing an extraordinary 100.0% investor-owned rate. This signifies a market entirely comprised of investor properties in these specific areas.

The top 5 regions by investor-owned property count further illustrate this concentration: UT-San Juan-84535 leads with 620 properties (91.7% investor rate), followed by UT-San Juan-84511 with 229 properties (28.0%), and UT-San Juan-84530 with 116 properties (76.3%).

A strong correlation exists between areas with high investor property counts and high investor ownership percentages. For example, UT-San Juan-84512 has 57 properties with a 96.6% investor rate, and UT-San Juan-84530, with 116 properties, has a 76.3% rate.

Conversely, some areas like UT-San Juan-84511 and UT-San Juan-84532, while having significant investor property counts (229 and 57 respectively), exhibit lower ownership rates (28.0% and 39.6%). This indicates larger overall SFR markets where investor penetration, while substantial in count, is not as dominant proportionately.

The extreme investor ownership rates in specific ZIP codes highlight a unique market dynamic in San Juan County, UT, where certain localities are almost exclusively composed of rental housing.

A significant finding for San Juan County, UT, is the complete absence of historical transaction data for all landlords, making it impossible to determine if investors have been net buyers or net sellers over time. This indicates a deeply stagnant or unrecorded market for landlord-involved transactions.

Given the lack of transaction records, there is no basis to calculate the percentage of buy or sell transactions that involved other landlords (inter-landlord activity). This leaves a crucial gap in understanding market liquidity and investor trading patterns.

Similarly, the average buy prices cannot be compared to average sell prices, meaning no implied profit margins or pricing dynamics can be inferred from historical landlord transactions in San Juan County, UT.

The data also reveals no historical transaction volumes for institutional investors (1000+ tier), meaning their activity, whether accumulating or divesting, remains entirely unknown for this county.

The universal lack of historical transaction data across all landlord segments and timeframes suggests a market that either experiences extremely low transaction velocity or for which such data is not collected or available in this report.

San Juan County, UT, experienced a complete standstill in its real estate market during Q4 2025, recording zero total SFR transactions. This indicates a period of profound inactivity for all market participants, including landlords.

As a result, landlord transactions in Q4 2025 also stood at zero, contributing 0.0% to the total market activity. This demonstrates a complete lack of transactional engagement from the investor segment during the current quarter.

The absence of any transactions precludes analysis of volumes across investor tiers; mom-and-pop landlords (Tier 01-04) and institutional investors (Tier 09) alike registered zero transactions.

With no purchase activity, it is impossible to determine the average purchase prices by tier, nor can any comparison be made regarding the price spread between different investor sizes in Q4 2025.

The complete dormancy of the market also means there was no inter-landlord trading activity, making it impossible to assess which tiers, if any, relied on buying properties from other landlords in the most recent quarter.