Small farms for sale give buyers a way to own workable acreage without taking on a large operation. These properties are often used for livestock, gardens, small agriculture, or long-term land ownership goals. Whether you want to build over time or start using the land right away, small farm land offers flexibility based on location, zoning, and access.
Small Farms For Sale
Explore Small Farms For Sale
What to Look For When Buying a Small Farm
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![Buck Horn Mesa Area near Starvation Reservoir in Duchesne, Utah]()
Zoning and Allowed Use
Zoning determines what you can do with the land. Many small farm properties fall under agricultural or rural zoning, which can allow farming, animals, storage, and in some cases future building. Rules vary by county, so it is important to confirm permitted uses before purchasing.
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![One of our past properties being built on in Duchesne, Utah]()
Water Access and Irrigation Options
Water is one of the most important factors for farm land. Some properties include water rights, irrigation shares, or access to a well. Others require hauling water or developing a new water source. Always verify what is included and what may be required to support your plan.
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![Trailer in Duchesne property for sale]()
Road Access and Year-Round Entry
Access affects daily use and long-term value. Some parcels have maintained county roads while others rely on dirt roads that change with snow, mud, and seasonal runoff. Visiting the property helps you understand road conditions, distance to services, and what access looks like throughout the year.
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![Property we do easy financing]()
Utilities and Off-Grid Readiness
Small farms vary from fully serviced to off-grid. Some have power nearby, while others require solar or generators. If you plan to build or spend extended time on the property, it helps to understand utility distance, costs, and realistic options for the site.
Small Farm Property Types
Ready to Use Properties
These small farms may have easier access, nearby utilities, and terrain that works well for immediate use. Buyers often choose these when they want to start fencing, bringing animals, or setting up storage quickly.
Off-Grid and Recreational Farms
Some small farms are used seasonally, part time, or for mixed recreation and agriculture. These can work well for weekend use, small animal keeping, or gradual development while keeping costs lower than fully improved land.
Build Over Time Properties
Many buyers purchase small farms with a long-term timeline. This approach allows owners to secure land now and add improvements later such as access upgrades, fencing, a well, power, or a home site.
Investment Focused Properties
Some buyers prioritize location, zoning, and long-term value over immediate use. These properties may be held as a long-term asset, improved slowly, or kept for future family plans.
FAQs About Small Farms for Sale
How many acres are considered a small farm?
Small farms can range from a few acres to several dozen acres. The right size depends on your goals, zoning, and how you plan to use the land.
Can you have animals on small farm land?
Often yes, but it depends on zoning and county rules. Some areas allow a range of livestock while others limit animal types or require setbacks and fencing standards.
Do small farms come with water rights?
Some do, some do not. Water rights, irrigation shares, wells, and water hauling options vary by property. Always confirm what is included before buying.
Can you build a home on a small farm?
In many areas, rural or agricultural land can allow residential building, but requirements vary. Confirm building rules, permits, and utility options with the county.
How to Choose the Right Farm in Duchesne
Choosing the right farm in Duchesne County starts with understanding how the land will realistically support your plans. Not all farm properties offer the same access, water availability, or zoning flexibility, so it is important to look beyond acreage alone. Visiting the property and reviewing county guidelines can help buyers avoid surprises and choose land that fits both short-term use and long-term goals.
Key factors to evaluate include:
Zoning and permitted agricultural uses
Water access, wells, or irrigation availability
Road access and year-round usability
Terrain, soil quality, and usable acreage
Proximity to utilities or off-grid feasibility
Distance to services, supplies, and nearby towns
5 to 10 Acre Farms in Duchesne
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How far are our farmland parcels from…
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Fruitland is approximately 5.5 to 6.5 hours from northern Arizona. Flagstaff and Page are within driving distance, making it a good option for Arizona residents looking for cooler summers and affordable rural land
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The Nevada border is roughly 4.5 to 5.5 hours away from Fruitland, depending on the route. Elko and other eastern Nevada towns are within a day’s drive, while Las Vegas is about 7 hours away.
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Colorado is one of the closest neighboring states, just 2 to 3 hours from Fruitland to the western Colorado border. Grand Junction is the nearest major city across the state line.
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Fruitland is around 9 to 11 hours from the California border. Driving from cities like Sacramento or San Bernardino will take a full day, but you’ll trade traffic and high prices for peace and wide-open space.
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Idaho is about 4 to 5 hours away via I-15 north. Southern Idaho towns like Pocatello and Idaho Falls are an easy weekend trip away from your Utah property.
Wild Life On Farmland Properties
Farmland properties often support a wide range of wildlife due to open space, natural vegetation, and nearby water sources. Depending on the location, owners may see deer, elk, birds of prey, small mammals, and seasonal migratory species. Wildlife presence can affect fencing, crop planning, and animal management, so it is important to consider how land use and natural habitats interact. Many buyers value farmland not only for agricultural use, but also for the opportunity to coexist with local wildlife and maintain the natural character of the land.
