Daggett (UT) Investor Pulse Report (2026-Q1)

In Daggett County, investors own 546 of the 673 total Single-Family Residential (SFR) properties, representing an exceptionally high market penetration of 81.1%.

Individual investors overwhelmingly dominate the market, holding 529 properties, which is 96.9% of the entire investor-owned portfolio. In contrast, company-owned properties number just 75, or 13.7% of the total, though this implies some properties are co-owned by both individuals and companies.

A defining feature of this market is its financing structure: 100% of the 546 investor-owned homes are cash properties. This complete absence of financed properties suggests a market of high-equity owners not reliant on leverage for their holdings.

The entire investor portfolio of 546 properties is non-owner-occupied, indicating every property is intended for rental income or as a second home, reinforcing the investment-focused nature of ownership in the county.

The ownership structure is highly fragmented, with 882 distinct landlord entities for 546 properties. Individual landlords (805) vastly outnumber company landlords (77), a ratio of more than 10 to 1, highlighting a landscape defined by small-scale real estate investing.

Analysis of acquisition pricing for Q4 2025 is not possible for Daggett County, as there were no recorded SFR transactions for either landlords or traditional homeowners during this period.

The absence of sales data makes it impossible to calculate any price gap between investor and homeowner purchases, a key metric for understanding market dynamics in other regions.

Without recent transactions, it is not possible to establish current market valuation trends or compare them against historical periods like 2024 or the 2020-2023 boom years.

The lack of market activity is the most critical insight, suggesting a highly illiquid market where properties are tightly held and transactions are rare.

This data gap highlights a market characterized by long-term holds rather than active trading, distinguishing Daggett County from more dynamic real estate environments.

Investor purchasing activity in Daggett County came to a complete standstill in Q4 2025, with zero SFR properties acquired by landlords. This represents 0.0% of the total 0 market purchases.

The market pause was universal across all investor sizes. Mom-and-pop landlords (Tiers 01-04) and institutional investors (Tier 09) both recorded zero purchases for the quarter.

No new landlords entered the market in Q4 2025. The count for new single-property (Tier 01) entities purchasing homes was zero, indicating no new small-scale investment during this period.

The lack of acquisitions points to a period of market stabilization or stagnation, with no new capital being deployed into SFR properties by the investor community.

This halt in activity contrasts sharply with the high overall ownership rate, suggesting that while Daggett County is an investor-heavy market, it is not currently a market for active acquisition.

The investor landscape in Daggett County is almost entirely composed of small-scale owners. Mom-and-pop landlords, who own between 1 and 10 properties, control 99.8% of all investor-owned SFRs.

Single-property landlords (Tier 01) are the foundation of the market, owning 504 properties, which constitutes 88.4% of the entire investor portfolio on their own.

The next tiers show a steep drop-off: two-property owners hold 46 properties (8.1%), and those with 3-5 properties hold just 18 (3.2%).

Institutional ownership is statistically insignificant, with a single property (0.2% of the total) falling into the 1,000+ property tier. This is likely an anomaly in the data rather than a sign of a true institutional presence.

The extreme concentration in the smallest tiers underscores that the Daggett County investment market is driven by individuals and families, not large corporations. The complete findings can be seen in the property ownership by owner type report.

Individual landlords maintain majority control across all significant portfolio sizes in Daggett County, reinforcing their market dominance. There is no crossover point where companies become the majority owners.

In the largest segment, single-property owners, individuals hold 484 properties (87.4%) compared to 70 properties (12.6%) for companies.

The dominance of individual owners is even more pronounced in larger portfolios. In the two-property tier, individuals own 44 of 48 properties (91.7%), and they own all 18 properties (100%) in the 3-5 property tier.

This ownership pattern defies the typical trend seen in other markets, where company ownership increases significantly with portfolio size. Here, even as portfolios grow, they remain under individual ownership.

The minimal corporate presence suggests that investors in this area prefer direct ownership rather than using legal entities like LLCs for their holdings, which could be related to the nature of the properties (e.g., vacation homes).

Investor ownership in Daggett County is highly concentrated geographically, with the vast majority of properties located in the 84046 zip code, which contains 445 investor-owned homes.

The second zip code, 84023, accounts for the remaining 101 investor-owned properties, showing a clear geographic preference within the county.

Both regions exhibit exceptionally high investor penetration rates. In 84046, 83.3% of all SFRs are investor-owned, a rate that signals a market dominated by non-owner-occupiers.

Similarly, the 84023 zip code shows a 72.7% investor ownership rate, further confirming that this is a county-wide phenomenon, not just an isolated pocket.

The data reveals a market where both the highest count of investor properties and the highest ownership percentages are found in the same areas, indicating a uniform and deeply penetrated investor landscape.

A complete lack of historical transaction data for Daggett County prevents any analysis of buying and selling behavior among landlords.

It is impossible to determine if landlords have historically been net buyers or net sellers, as there are no transaction counts to calculate a buy/sell ratio.

Analysis of inter-landlord trading is not feasible. The percentage of transactions that occur between investors, a key indicator of market maturity, cannot be measured.

Similarly, institutional investor (1,000+ tier) transaction patterns cannot be assessed, though their minimal ownership presence suggests their trading activity would be negligible.

The primary insight from this section is the opacity and illiquidity of the market, where assessor data shows ownership is stable and transactional velocity is extremely low or non-existent.

In Q4 2025, the transaction market in Daggett County was dormant, with zero total SFR transactions recorded. Consequently, landlords' share of market transactions was 0.0%.

No transaction volume was observed across any investor tier, from single-property owners to the largest portfolios. All tiers recorded zero buys and zero sells.

Average purchase prices are not applicable, as no properties were purchased. The average price for every tier was effectively $0 for the quarter.

There was no inter-landlord trading activity. The percentage of properties bought from other landlords was zero, reflecting the overall lack of market movement.

The complete absence of transactions is the definitive story of the quarter, highlighting a market that is entirely buy-and-hold with no current liquidity.