Question 1

What is the asking price for 2245 BEACHCOMBER, Garden City?

Accepted Answer

2245 BEACHCOMBER, Garden City is listed at $519,900 ($153/sqft).  This listing is currently active and available for showings.

Question 2

How many bedrooms and bathrooms does 2245 BEACHCOMBER, Garden City have?

Accepted Answer

This Residential features 4 bedrooms, 3 bathrooms, 3,405 square feet of living space. It is a 3-story home. The lot is 0.07 acres.

Question 3

When was 2245 BEACHCOMBER, Garden City built?

Accepted Answer

This property was built in 2026, making it 0 years old. As a newer construction, it likely features modern building codes, energy-efficient systems, and contemporary finishes.

Question 4

What type of property is 2245 BEACHCOMBER, Garden City?

Accepted Answer

2245 BEACHCOMBER, Garden City is a Residential (Single Family Residence). The architectural style is Stories: 2. It is located in the LIGHTHOUSE POINTE subdivision. Zoning: Single-Family, Short Term Rental Allowed.

Question 5

Does 2245 BEACHCOMBER, Garden City have a garage or parking?

Accepted Answer

Yes, this property includes a 2-car garage. Total parking capacity: 2 vehicles.

Question 6

Is there an HOA for 2245 BEACHCOMBER, Garden City?

Accepted Answer

Yes, this property is part of a homeowners association. HOA fees are $200 monthly. HOA fees typically cover shared amenities, landscaping, and community maintenance.

Question 7

What are the property taxes for 2245 BEACHCOMBER, Garden City?

Accepted Answer

Annual property taxes for this property are approximately $2,800 (about $233/month). This represents an effective tax rate of approximately 0.54% of the list price. Property taxes in Utah vary by county and are subject to change.

Question 8

What are the key features of 2245 BEACHCOMBER, Garden City?

Accepted Answer

Interior features include: Disposal, Range/Oven: Free Stdng., Granite Countertops. Exterior features include: Double Pane Windows.

Question 9

Is 2245 BEACHCOMBER, Garden City a good deal?

Accepted Answer

Propaired's AI deal analysis classifies this property as a "Exceptional Deal" with a deal score of 100/100. Key deal signals: Priced 19% below similar homes; Priced 36% below market value; 3.5% year-over-year market appreciation. The price is 19% below similar homes in the area. This analysis considers price relative to comparables, days on market, price reductions, and market conditions.

Question 10

How does this price compare to similar homes in Garden City?

Accepted Answer

The median price for similar properties in the area is $642,450 (based on 10 homes). At $519,900, this listing is 19% below the median for comparable homes. It ranks #Below Similar among similar listings by value.

Question 11

What would the monthly mortgage payment be for 2245 BEACHCOMBER, Garden City?

Accepted Answer

At the current 30-year mortgage rate of 6.48% with 20% down, the estimated monthly principal and interest payment is $2,623. Including estimated taxes and HOA fees, the total monthly cost is approximately $3,056. A 15-year mortgage at 5.79% would be $3,463/month but saves significantly on interest. These are estimates — contact a lender for a personalized quote.

Question 12

How long has 2245 BEACHCOMBER, Garden City been on the market?

Accepted Answer

This property has been listed for 14 days. The average days on market in Garden City is 135 days, meaning this listing is moving faster than the local average.

Question 13

Is 2245 BEACHCOMBER, Garden City a good investment property?

Accepted Answer

Based on market rental data, this property has an estimated annual rent of $53,185 with a gross rental yield of 10.2%. Net rental yield (after estimated expenses): 6.7%.  Estimated debt service coverage ratio (DSCR): 1.49. Investor score: 71/100. These are estimates based on area comparables.

Question 14

Can 2245 BEACHCOMBER, Garden City be used as a short-term rental?

Accepted Answer

This property shows potential for short-term rental use (Airbnb/VRBO). Estimated annual STR revenue: $26,264 (0.5x long-term rental income). Check local zoning regulations and HOA rules before purchasing for STR purposes — many Utah municipalities have specific short-term rental ordinances.

Question 15

What is the estimated rental income for 2245 BEACHCOMBER, Garden City?

Accepted Answer

Based on area comparables, the estimated monthly rent for this property is $4,432 ($53,184/year). The gross rent multiplier is 9.8x (lower is generally better for investors). Actual rental income will depend on property condition, local demand, and management approach.

Question 16

What lifestyle features does 2245 BEACHCOMBER, Garden City offer?

Accepted Answer

Propaired's AI has identified 4 lifestyle features for this property: Pool, Sport Court, New Construction, Short-Term Rental Potential. The primary lifestyle niche is "str_potential." These tags are derived from MLS data, property features, and location analysis.

Question 17

Does 2245 BEACHCOMBER, Garden City have a pool?

Accepted Answer

Yes, this property includes a private pool.  Utah summers can reach 100°F+, making a pool a valuable amenity. Consider seasonal maintenance costs of approximately $2,000-$4,000/year for a Utah pool.

Question 18

Is 2245 BEACHCOMBER, Garden City new construction?

Accepted Answer

Yes, this is a new construction property built in 2026. New construction in Utah typically includes modern energy codes, current building standards, builder warranties, and contemporary finishes.  Review the builder warranty terms and any remaining items on the builder punch list.

Question 19

What recreation is near 2245 BEACHCOMBER, Garden City?

Accepted Answer

This property has a recreation score of 70/100. Nearby recreation includes: Limber Pine Nature trailhead (4.5 mi); Ideal Beach Commons park (0.4 mi); Bear Lake Golf Course (0.7 mi); Bear Lake State Park (3.9 mi). Skiing: Beaver Mountain Resort (9.4 mi). Utah offers world-class outdoor recreation year-round, from skiing to hiking to national parks.

Question 20

Are there hiking trails near 2245 BEACHCOMBER, Garden City?

Accepted Answer

Yes, the nearest trailhead is Limber Pine Nature, just 4.5 miles from the property. Bear Lake State Park is 3.9 miles away. Utah has over 10,000 miles of hiking trails across its diverse terrain, from desert canyons to alpine meadows.

Question 21

What amenities and services are near 2245 BEACHCOMBER, Garden City?

Accepted Answer

This property has an amenity proximity score of 75/100. Nearby services include: Grocery: Pickleville Country Store (0.1 mi); Hospital: Sterling Urgent Care (SUC) (21.9 mi); Pharmacy: Bear Lake Drug Garden City (2.5 mi); Dining: Bear Lake Pizza (2.4 mi). Gas station: 2.7 miles. Gym: Bridgerland Adventure Park (2.4 mi).

Question 22

How far is the nearest hospital from 2245 BEACHCOMBER, Garden City?

Accepted Answer

The nearest hospital is Sterling Urgent Care (SUC), approximately 21.9 miles from the property. The nearest fire station is 2.8 miles away. Proximity to emergency services is an important safety factor for homebuyers.

Question 23

What schools serve 2245 BEACHCOMBER, Garden City?

Accepted Answer

Assigned schools: Elementary: North Rich; Middle: Rich; High: Rich.   School district: Rich.

Question 24

What high school is near 2245 BEACHCOMBER, Garden City?

Accepted Answer

The nearest high school is Rich. View the full school profile on Propaired for test scores, enrollment, and student-to-teacher ratios.

Question 25

What elementary school is near 2245 BEACHCOMBER, Garden City?

Accepted Answer

The nearest elementary school is North Rich. Propaired provides full school ratings and comparison data for all schools in this area.

Question 26

What middle school is near 2245 BEACHCOMBER, Garden City?

Accepted Answer

The nearest middle school is Rich.

Question 27

What is the internet speed at 2245 BEACHCOMBER, Garden City?

Accepted Answer

This property has a broadband score of 100/100 (Excellent). Best available speed: 1000 Mbps download / 1000 Mbps upload. Fiber internet is available at this address. Available providers: AT&T (25 Mbps, Fixed Wireless); CentraCom (1000 Mbps, Fiber); CentraCom (500 Mbps, Fixed Wireless). Total providers: 6.

Question 28

Is 2245 BEACHCOMBER, Garden City in a flood zone?

Accepted Answer

This property is classified as low.  Flood insurance is not typically required but may be recommended.  Always verify current FEMA maps as they are periodically updated.

Question 29

How does this listing compare to the Garden City market?

Accepted Answer

2245 BEACHCOMBER, Garden City is listed at $519,900, which is below the Garden City median of $670,000 by $150,100. There are currently 180 active listings in Garden City. Homes in Garden City sell in an average of 135 days. The average sale-to-list ratio is 98.4%.

Question 30

What is the Garden City real estate market like in 2026?

Accepted Answer

In 2026, the median home price in Garden City is $670,000. There are currently 180 active listings. Homes sell in an average of 135 days. The average sale-to-list ratio is 98.4%. This listing at $519,900 is below the Garden City 2026 median.

Question 31

Are there other homes for sale in Garden City?

Accepted Answer

Yes — there are currently 180 active listings in Garden City. Browse all Garden City homes for sale at propaired.ai/listings/ut/garden-city. Prices range around a median of $670,000. Homes in Garden City are selling in about 135 days on average.

Question 32

How does this price compare to the Utah state average?

Accepted Answer

At $519,900, this property is below the Utah state median of $521,900 by $2,000. Garden City prices are 28% above the state average. Utah's housing market varies significantly by region — front-range cities near SLC are typically more expensive than rural areas.

Question 33

What is the Propaired intelligence score for 2245 BEACHCOMBER, Garden City?

Accepted Answer

This property has a Propaired intelligence score of 92/100, combining deal value (100), recreation access (70), amenity proximity (75), broadband quality (100), and lifestyle features (4 tags). This composite score helps buyers quickly identify properties that match their priorities.

Question 34

What heating and cooling systems does 2245 BEACHCOMBER, Garden City have?

Accepted Answer

Heating: Forced Air,Propane. Cooling: Central Air. Modern HVAC systems typically last 15-20 years with proper maintenance. Utah's climate ranges from sub-zero winters to 100°F+ summers, making reliable heating and cooling essential.

Question 35

What type of roof does 2245 BEACHCOMBER, Garden City have?

Accepted Answer

The roof material is Asphalt. Asphalt shingles typically last 20-30 years in Utah's climate. With a 0-year-old home, reviewing recent roof inspections is recommended.

Question 36

Does 2245 BEACHCOMBER, Garden City have a basement?

Accepted Answer

Yes, the basement is described as: Full. Basements in Utah are common and add versatile living or storage space. Check for any signs of moisture or foundation issues during the home inspection.

Question 37

What is 2245 BEACHCOMBER, Garden City constructed from?

Accepted Answer

Construction materials include: Cement Siding. The construction type affects long-term maintenance requirements and insurance costs.

Question 38

What type of flooring does 2245 BEACHCOMBER, Garden City have?

Accepted Answer

Flooring types include: Carpet.   Carpeted areas provide warmth and comfort, especially in bedrooms.

Question 39

What are the water and sewer connections for 2245 BEACHCOMBER, Garden City?

Accepted Answer

Water source: Culinary. Sewer: Sewer: Connected,Sewer: Public.  Municipal sewer service means no septic maintenance costs. Water is a critical consideration in Utah's arid climate.

Question 40

What shopping and dining is near 2245 BEACHCOMBER, Garden City?

Accepted Answer

The nearest restaurant is Bear Lake Pizza (2.4 miles away) and the nearest grocery store is Pickleville Country Store (0.1 miles). Coffee: Moose Buns (2.7 mi). Banking: Zions Bank (3.4 mi). Overall amenity proximity score: 75/100.

Question 41

What would homeowner's insurance cost for 2245 BEACHCOMBER, Garden City?

Accepted Answer

Homeowner's insurance in Utah typically ranges from 0.3% to 0.5% of the home's value annually. For a home listed at $519,900, expect approximately $1,560-$2,600/year ($130-$217/month).   Get multiple quotes — rates vary significantly by insurer.

Question 42

What are the estimated closing costs for 2245 BEACHCOMBER, Garden City?

Accepted Answer

Closing costs in Utah typically range from 2-5% of the purchase price. For a home at $519,900, expect approximately $10,398-$25,995 in closing costs. This includes title insurance, escrow fees, lender fees, recording fees, and prepaid items (insurance, taxes). Buyers should also budget for a home inspection ($300-$500), appraisal ($400-$600), and any lender-required reserves.

Question 43

How does the property tax compare to the list price at 2245 BEACHCOMBER, Garden City?

Accepted Answer

The annual property tax of $2,800 represents an effective rate of 0.54% relative to the list price of $519,900. This is below the Utah average effective rate of approximately 0.58%, which is favorable for the buyer. Property taxes in Utah are assessed by the county and can change when the property is sold.

Question 44

What are the total estimated monthly costs for 2245 BEACHCOMBER, Garden City?

Accepted Answer

Estimated total monthly housing cost: $3,229. This includes principal & interest ($2,623 at 6.48% with 20% down), property tax ($233/mo), HOA ($200/mo), and estimated insurance (~$173/mo). Actual costs will vary based on your down payment, credit score, and insurance quotes.

Question 45

Is 2245 BEACHCOMBER, Garden City eligible for FHA or VA financing?

Accepted Answer

At $519,900, this property may exceed standard FHA loan limits and could require a conventional or jumbo loan. VA loans have no price cap but require VA eligibility.    Consult a mortgage lender for personalized eligibility.

Question 46

What is the estimated cap rate for 2245 BEACHCOMBER, Garden City?

Accepted Answer

The estimated cap rate (net rental yield) for this property is 6.7%, based on estimated annual rent of $53,185 and a purchase price of $519,900. A cap rate above 6% is generally considered strong for residential investment.

Question 47

Is Garden City a good rental market?

Accepted Answer

Estimated monthly rent in Garden City is approximately $3,984. Homes in Garden City sell in an average of 135 days, indicating moderate demand in this market. There are 180 active listings currently. Gross rental yield in this area: 10.2%. Utah's steady population growth continues to drive rental demand.

Question 48

Could 2245 BEACHCOMBER, Garden City be a 1031 exchange property?

Accepted Answer

Yes, 2245 BEACHCOMBER, Garden City could potentially qualify for a 1031 like-kind exchange if used as an investment or business property. A 1031 exchange allows deferral of capital gains taxes by reinvesting proceeds from one investment property into another. Key requirements include identifying a replacement property within 45 days and closing within 180 days. The property must be held for investment purposes — personal residences do not qualify. Consult a qualified intermediary and tax advisor for specific guidance.

Question 49

How does 2245 BEACHCOMBER, Garden City compare to recently sold homes nearby?

Accepted Answer

Based on 10 comparable properties, the median sold price in this area is $642,450. This listing is 19% below the comparable median. It ranks Below Similar among similar listings by value. The median for this property type specifically is $749,500. Comparable analysis is based on similar size, age, and location.

Question 50

Is the Garden City neighborhood appreciating in value?

Accepted Answer

Based on Zillow Home Value Index data, property values in this area have appreciated 3.5% over the past year. The current Zillow Home Value Index for this area is $530,397. This listing is priced at 98% of the ZHVI estimate. Past appreciation is not a guarantee of future performance.

Question 51

What is the price trend in Garden City?

Accepted Answer

Garden City's median price has decreased 2.2% month-over-month. Current median: $670,000. Days on market have decreased by 62.5% month-over-month. Homes are selling at 98.4% of list price on average. Monitor these trends to time your offer strategically.

Question 52

Is 2245 BEACHCOMBER, Garden City overpriced or underpriced?

Accepted Answer

Propaired's AI classifies this property as "Exceptional Deal." At 19% below comparable homes, this property appears competitively priced. Deal score: 100/100. Always confirm with a local real estate professional who can provide a comparative market analysis.

Question 53

What school district is 2245 BEACHCOMBER, Garden City in?

Accepted Answer

This property is in the Rich school district. Assigned elementary: North Rich. Assigned middle: Rich. Assigned high: Rich. School district boundaries can affect property values by 5-15%. Contact the district directly to confirm current enrollment boundaries, as they may change.

Question 54

What parks are near 2245 BEACHCOMBER, Garden City?

Accepted Answer

The nearest local park is Ideal Beach Commons (0.4 miles away). The nearest state park is Bear Lake State Park (3.9 miles).  Parks and green spaces contribute to quality of life and are a positive factor for property values.

Question 55

Is there a golf course near 2245 BEACHCOMBER, Garden City?

Accepted Answer

The nearest golf course is Bear Lake Golf Course, 0.7 miles from the property. Utah has over 80 golf courses statewide with a season running from March through November in most areas. Close proximity to a golf course is a desirable feature that can enhance property value.

Question 56

What water activities are near 2245 BEACHCOMBER, Garden City?

Accepted Answer

Water recreation near this property includes: Bear Lake (4.7 mi); boat ramp at Bear Lake State Park (4.0 mi).  Utah offers diverse water recreation from mountain reservoirs to desert lakes. Popular activities include boating, kayaking, paddle boarding, and fishing — a Utah fishing license is required for anglers.

Question 57

Is 2245 BEACHCOMBER, Garden City move-in ready?

Accepted Answer

As new construction, this home is expected to be move-in ready with modern finishes and warranties. A professional home inspection is always recommended before purchase to identify any needed repairs.

Question 58

Does 2245 BEACHCOMBER, Garden City come with a home warranty?

Accepted Answer

No home warranty is currently included with this property. Buyers can request a home warranty as part of the purchase negotiation — they typically cost $400-$700/year and cover major systems and appliances. This is especially valuable for older homes.

Question 59

What is the lot like at 2245 BEACHCOMBER, Garden City?

Accepted Answer

The lot is 0.07 acres. Lot features: Road: Paved,Terrain: Grad Slope. Terrain: Road: Paved, Terrain: Grad Slope.   Lot characteristics affect usability, privacy, and future improvement potential.

Question 60

What utilities are available at 2245 BEACHCOMBER, Garden City?

Accepted Answer

Available utilities include: Natural Gas Connected,Electricity Connected,Sewer Connected,Sewer: Public,Water Connected. Water source: Culinary. Sewer: Sewer: Connected,Sewer: Public. Utility costs in Utah vary by season — expect higher heating bills in winter and cooling costs in summer. Contact local utility providers for average monthly cost estimates for this address.

Question 61

Is there EV charging near 2245 BEACHCOMBER, Garden City?

Accepted Answer

The nearest EV charging station is ChargePoint Charging Station, approximately 2.7 miles from the property. With a 2-car garage, installing a home Level 2 EV charger is straightforward — most installations cost $500-$2,000 including the charger. Utah offers a growing EV charging network along major corridors and in urban centers. Convenient public charging is available nearby for supplemental needs.

2245 BEACHCOMBER, Garden City, UT 84028

2245 S BEACHCOMBER LN #26, Garden City, UT 84028

About This Property

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Property Info

Financial

Structure & Systems

Parking

Property Intelligence

Lifestyle

Flood Zone

Deal Analysis

Investment Potential

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Recreation & Amenities

Recreation NearbyScore: 70/100

Amenities NearbyScore: 75/100

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Parking

Amenities

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