Ultimate Guide to Buying Land in Utah in 2025
Buying Land in Utah in 2025: What You Need to Know
If you’re looking for the best valued land in Utah for sale in 2025, this guide will help you understand the market, compare prices, and know what to check before you buy. We’ll cover real examples, current data, and actionable steps to make sure you find a parcel that fits your goals.
Utah’s 2025 Land Market: More Balance, More Choices
After the sharp price spike in 2022, Utah’s land and housing markets have stabilized. Inventory has grown, and buyers are now in a better position to negotiate.
Housing inventory is up 30.3% year-over-year.
Sales are projected to rise by about 3% in 2025.
Median home prices are steady at $510,000 (+0.1% YOY) with days on market increasing to 57 (+16.3%), a sign of balance.
For land buyers, that means better selection and more leverage compared to the peak pandemic years.
What “Affordable” Land Really Means in Utah
Affordability isn’t just about the sticker price. Value depends on intended use, location, and features.
Price-per-acre vs. local comps
Water rights or proven wells
Utility proximity
Legal, year-round access
Zoning for cabins, homesteads, agriculture, or investment
Quick Definitions
Water rights: Legal rights to use a specific amount of water, separate from land ownership.
Irrigated land: Farmland supplied with controlled water, often through rights or shares.
Perc test: Soil test to see if septic systems are feasible.
Easement: A recorded right to use another property’s land for access or utilities.
Utah Land Prices in 2025: By Region and Use
Here’s a snapshot of typical price ranges this year. These are directional examples only; actual prices vary based on access, water, terrain, and micro-location.
In Salt Lake County, raw land typically starts at $350,000 per acre or more. This reflects the premium pricing of metro-adjacent parcels where demand is driven by proximity to the Wasatch Front.
In Utah County, suburban land generally ranges between $120,000 and $400,000 per acre. Growth corridors tied to housing expansion and tech sector development continue to push values upward.
In Washington County, residential land usually falls in the $80,000 to $200,000 per acre range. The area’s steady population growth and popularity in Southern Utah keep demand strong.
For irrigated agricultural land statewide, prices often range from $12,000 to $30,000 per acre. Premium farmland with reliable water rights commands the higher end of this spectrum.
In San Juan County, remote parcels remain some of the most affordable in Utah, with prices between $500 and $2,500 per acre. These tracts are typically recreational or scenic acreage located far from metro areas.
Key trend: The gap between metro land and remote recreational parcels is widening, making non-metro counties more attractive for buyers in 2025.
How Water Rights and Utilities Affect Value
Water access is the single biggest driver of price swings.
Water rights or viable wells can double or triple parcel value.
Utility proximity (power, fiber, public water/sewer) lowers development costs and improves financing chances.
Definitions
Appurtenant water right: A water right legally attached to a parcel unless separated by deed.
Shared well agreement: A recorded right for multiple parcels to draw from one well, with cost-sharing.
Terrain, Access, and Permitting Considerations
Land isn’t just about acres — usability matters.
Elevation: Higher land brings cooler summers but shorter build seasons and winter access issues.
Access: Year-round, county-maintained roads raise value; seasonal or unrecorded access lowers it.
Permitting: Some counties require extra studies (geotechnical, environmental) that add cost and time.
Definitions
Legal access: Recorded right of entry without trespass.
Slope/stability: Soil and grade conditions affecting buildability and septic placement.
Best Places to Buy Land in Utah for Value
Duchesne County & Fruitland
Larger lots, outdoor recreation, flexible zoning.
Near reservoirs and trails with good potential for cabins, RVs, or homesteads.
Checklist: water options, recorded access, power distance, county zoning.
Other Affordable Counties
San Juan County: Remote scenic tracts at $500–$2,500/acre.
Emery, Carbon, Uintah, Millard, Beaver: Larger acreage with recreational and agricultural potential.
Note: Irrigated farmland rarely below $12,000/acre; prime water rights boost values further.
How to Spot Best Valued Land in Utah
Value Signals Checklist
✅ Price-per-acre lower than 3+ similar comps
✅ Existing water rights or nearby wells
✅ Recorded, year-round access
✅ Proximity to power or solar viability
✅ Zoning matches your intended use
Red Flags
❌ No legal access or unrecorded easements
❌ No water rights and poor well viability
❌ Steep or unstable slopes
❌ Restrictive zoning or CC&Rs
❌ Roads unplowed in winter
How to Buy Utah Land in 2025: Step by Step
Define your use, budget, and target counties
Research listings (MLS, LandWatch, local specialists like Mountains West Ranches)
Tour properties with a checklist: access, utilities, slope, boundaries
Verify water rights, wells, and perc feasibility
Check zoning and county permitting
Make an offer with comps and due diligence deadlines
Open escrow, order title insurance, and close
Financing Land in Utah: Your Options
Owner Financing: Flexible, simple terms, often no credit check.
Bank/Credit Union Land Loans: Larger down payments, shorter terms.
Alternatives: HELOCs, portfolio lenders, self-directed IRAs.
Definitions
Balloon payment: A lump sum due at loan end.
Land contract: A contract where seller keeps title until payments are complete.
FAQs: Buying Utah Land in 2025
How much does land cost in Utah in 2025?
Anywhere from $500/acre in remote counties to $350,000+/acre in metro Salt Lake. Most recreational buyers target $1,000–$5,000/acre ranges outside metro areas.
Do I need water rights to build?
Not always, but water rights or well viability add value and expand use options.
Can I live in an RV on my Utah land?
Short-term camping is usually fine, but full-time RV living often requires permits or a permanent dwelling.
Can out-of-state buyers purchase land?
Yes, Utah welcomes out-of-state buyers, and remote closings with e-signing are common.
Why Buy with Mountains West Ranches
30+ years specializing in Utah land
Straightforward pricing with no hidden fees
Owner financing available on many parcels
English and Spanish support
Local knowledge and boots-on-the-ground tours
👉 Start your search today and find the best valued Utah land for sale in 2025.