What Affects Raw Land Value Over Time?
Please note: this blog post is meant to be purely informational.
Raw land is often seen as a long-term investment—but what makes one property increase in value while another stays the same? Whether you’re buying for recreation, future development, or resale, it helps to understand what factors affect the value of raw land in Utah.
1. Location and Access
Just like with houses, location plays a major role. Land near a main road, a water source, or outdoor attractions will likely gain value faster than land that’s hard to reach or far from recreation.
Key location drivers:
Road access (year-round is ideal)
Proximity to towns, lakes, or reservoirs
Distance from Salt Lake City or major highways
2. Zoning and Land Use Freedom
Zoning affects what you’re allowed to do on your property. Land with flexible zoning (like A5) usually holds higher long-term value because buyers can camp, build, raise animals, or start small-scale agriculture.
Land with:
Fewer restrictions tends to appreciate faster
Multiple permitted uses attracts more future buyers
No HOA fees or building requirements gives you options
3. Utility Access or Infrastructure Nearby
Even if the land doesn’t have utilities installed yet, value increases when power lines, wells, or fiber are available nearby.
Factors that help:
Power pole at property edge
Cell coverage or internet potential
Wells or water hauling services nearby
Public road access and surveyed boundaries
4. Demand for Recreational or Off-Grid Land
As more people look to leave cities, the demand for raw land—especially in scenic, off-grid areas—is increasing. That demand can raise prices over time, especially for:
Land near lakes or national forests
Parcels with views or elevation
Areas with hunting, fishing, or camping appeal
5. Scarcity and Lot Size
Land that’s large, subdividable, or no longer available in certain counties tends to appreciate. In some rural areas, larger parcels are getting harder to find, which can increase the resale value of land you hold.
5–10 acre lots may sell quickly in entry-level markets
20–40+ acre parcels may appeal to investors or homesteaders
Areas with limited new availability see faster price growth
How to Track Land Value Over Time
You can monitor your land’s value using:
County assessor updates (annually)
Comparable land sales nearby
Interest from other buyers or inquiries
New development or road projects in the area
Even if you don’t plan to sell soon, it’s worth keeping an eye on what’s happening around your property.
Final Thoughts on Land Value Growth
Raw land may not increase in value overnight—but when you choose the right property, it tends to appreciate steadily over time. Focus on land with road access, flexible zoning, nearby recreation, and long-term usability. That’s what we offer at Mountains West Ranches.