The Best Counties to Buy Land in Utah
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By
Bart Waldon
Utah's breathtaking landscapes have long captivated the hearts of residents and visitors alike. From the towering Wasatch Range to the otherworldly red rock formations of the south, the Beehive State offers a stunning variety of terrains. But Utah isn't just about pretty pictures – it's becoming an increasingly attractive destination for land buyers.
Let's talk numbers for a moment. The Utah land market has been on quite a ride lately. According to the USDA's Land Values 2023 Summary, farm real estate in Utah (including land and buildings) jumped 10.4% in value from 2022 to 2023, hitting $2,340 per acre. That's not just a local trend – it actually outpaced the national average increase of 7.5%. And it's not just farmland – the Utah Association of Realtors reported that vacant land prices rose by 15.2% in 2023 compared to the previous year. Clearly, there's growing interest in Utah's dirt.
But why Utah? Well, it's not just about the jaw-dropping views (though those certainly don't hurt). The state's been on an economic hot streak, with a booming tech sector in the "Silicon Slopes" area and a tourism industry that keeps breaking records. Couple that with a consistently high ranking for quality of life, and you've got a recipe for attracting new residents and businesses.
Here's the kicker, though – Utah's population growth is bumping up against some natural limits. Those gorgeous mountains and vast stretches of federally protected land mean there's only so much developable space to go around. Basic economics tells us what happens next: land values go up.
So, whether you're dreaming of building a mountain retreat, starting a hobby farm, or just looking for a solid investment, Utah's got potential. But here's the million-dollar question (sometimes literally): Which county should you choose?
In this guide, we'll break down some of the best counties for land buyers in Utah. We'll look at affordability, growth potential, natural beauty, and overall quality of life. Buckle up – we're about to take a road trip through some of Utah's most promising real estate territory.
Utah County: Silicon Slopes and Mountain Views
Utah County is like that overachieving cousin at family reunions – it's got a little bit of everything going for it. Home to Provo and Orem, this county is riding high on the tech boom while still offering those postcard-worthy mountain vistas.
Why You Might Love It:
- Tech jobs galore – if you can code, you're in demand
- Utah Lake for your weekend water adventures
- BYU brings a lively college-town vibe to Provo
- Hop on the Frontrunner, and you're in Salt Lake City before you know it
Why You Might Think Twice:
- All that growth means land prices aren't exactly bargain-basement
- Hope you like neighbors – rapid development is filling in those open spaces
Hidden Gems for Land Buyers:
- Eagle Mountain: Still got room to grow, and your wallet might thank you
- Saratoga Springs: Lakefront views that'll make your Instagram followers jealous
- Santa Quin: For when you want that small-town feel but still need a decent coffee shop nearby
Washington County: Where Desert Meets Paradise
Down in Utah's southwest corner, Washington County is like the state's own little slice of Arizona. St. George, the county seat, is growing so fast it might as well have wheels.
Why You Might Love It:
- Bye-bye, snow shovel – hello, year-round golfing weather
- Zion National Park is practically in your backyard
- Retirees and snowbirds keep the economy humming
- Your dollar stretches a bit further here than up north
Why You Might Think Twice:
- Water scarcity isn't just a buzzword here – it's a way of life
- Hope you like it hot – summer temperatures can melt your flip-flops
Hidden Gems for Land Buyers:
- Hurricane: Affordable land with views that'll blow you away (but hopefully not literally)
- Ivins: For when you want your morning coffee with a side of red rock vistas
- Apple Valley: Where "getting away from it all" doesn't mean giving up decent Wi-Fi
Summit County: Not Just for Ski Bums Anymore
Home to Park City and enough powder to make a snowman army, Summit County is where the ski resort meets the real world (kind of).
Why You Might Love It:
- World-class skiing right outside your door
- Close enough to Salt Lake City for a Costco run, far enough to forget about city life
- Scenery that'll make your Zoom background jealous
- Tourism keeps the local economy buzzing year-round
Why You Might Think Twice:
- Land near Park City costs more than some small countries
- The "off-season" is a real thing – hope you like quiet
Hidden Gems for Land Buyers:
- Kamas Valley: Where your dream of owning a small ranch isn't just a fantasy
- Wanship: Large parcels that'll make you feel like a land baron
- Coalville: Small-town charm with a side of "up-and-coming" vibes
Cache County: Where Education Meets Agriculture
Up in northern Utah, Cache County is like that friend who's both a bookworm and a star athlete – it's got brains and natural beauty to spare.
Why You Might Love It:
- Home to Utah State University (go Aggies!)
- Enough scenic beauty to fill a year's worth of calendars
- Strong agricultural roots (literally – there's some great soil up here)
- Your dollar goes further than in Salt Lake or Utah counties
Why You Might Think Twice:
- Winters here don't mess around – invest in a good coat
- Public transit isn't exactly New York City-level
Hidden Gems for Land Buyers:
- Smithfield: Growing, but not so fast you'll get whiplash
- Paradise: It's actually the name of a town, and it lives up to the hype
- Wellsville: Where "pastoral views" isn't just a real estate cliché
Iron County: The Affordable Adventurer's Paradise
Centered around Cedar City, Iron County is like Utah's best-kept secret – but the word is starting to get out.
Why You Might Love It:
- Southern Utah University keeps things youthful
- National parks and forests are your new weekend hangout spots
- Land prices that won't require a second mortgage
- A surprisingly robust arts scene (ever heard of the Utah Shakespeare Festival?)
Why You Might Think Twice:
- Job market isn't as diverse as the bigger cities
- It's a bit of a haul to major airports
Hidden Gems for Land Buyers:
- Cedar Valley: Where your dreams of a hobby farm can become reality
- Parowan: Historic charm meets affordable land prices
- Brian Head: Mountain living without the Park City price tag
The Not-So-Fun (But Super Important) Stuff to Consider
Buying land isn't all stunning views and dreams of your future homestead. Here are some nitty-gritty details you can't ignore:
- Water Rights: In Utah, water can be more precious than the land itself. Make sure you understand what rights come with your property.
- Zoning Laws: Nothing kills a dream faster than finding out you can't legally build what you want. Do your homework on local regulations.
- Access and Utilities: That remote parcel might be a steal, but factor in the cost of building roads or running power lines.
- Natural Hazards: Wildfires, floods, earthquakes – Utah's got 'em all. Know the risks before you buy.
- Future Development: Today's peaceful valley could be tomorrow's suburb. Research local growth plans.
Final Thoughts
Buying land in Utah is a bit like planning an epic road trip. It takes some preparation, you might hit a few unexpected bumps, but the journey (and destination) can be incredibly rewarding.
Remember, the "best" county depends on your unique goals. Are you looking to build a family home, start a small farm, or simply invest in a growing market? Each scenario might point you to a different part of the state.
And here's a pro tip: don't rush. Unlike the housing market, which can change faster than Utah weather, the land market usually moves at a more relaxed pace. Take your time, visit properties in different seasons, and really think about your long-term plans.
Lastly, don't be afraid to explore all your buying options. Whether it's traditional real estate listings, auctions, or companies specializing in land transactions (like Land Boss, which has been in the game for 5 years with over 100 deals under their belt), there are multiple paths to finding your perfect piece of Utah.
So there you have it – your guide to some of Utah's best counties for land buying. Whether you end up with a mountain view, a desert oasis, or a quiet piece of valley, you're in for a treat. After all, owning a slice of the Beehive State? That's about as sweet as it gets.
Frequently Asked Questions (FAQs)
How much does land typically cost in Utah?
Land prices in Utah vary widely depending on location, size, and features. As of 2024, you might find rural parcels for as low as $1,000 per acre in remote areas, while prime real estate in places like Park City or near Salt Lake City can exceed $100,000 per acre. On average, expect to pay anywhere from $5,000 to $50,000 per acre for buildable land in moderately desirable areas.
Do I need water rights when buying land in Utah?
In most cases, yes. Water rights are crucial in Utah's arid climate. When purchasing land, make sure to verify what water rights, if any, come with the property. If you plan to build or farm, you'll likely need to secure water rights, which can be separate from land ownership. It's advisable to consult with a local real estate attorney or water rights specialist to understand your specific situation.
How long does it usually take to sell land in Utah?
Selling land typically takes longer than selling developed properties. On average, expect the process to take anywhere from 6 months to 2 years. Factors like location, price, and current market conditions can significantly impact selling time. Properties in high-demand areas or priced competitively may sell faster, while remote or overpriced parcels might sit on the market longer.
Are there any restrictions on building on raw land in Utah?
Yes, there can be various restrictions depending on the location and zoning of the land. These may include minimum lot sizes, setback requirements, height restrictions, and limitations on the type of structures allowed. Some areas may also have specific building codes related to fire safety or environmental protection. Always check with the local county or city planning department for specific regulations before purchasing land with the intent to build.
Is it a good investment to buy land in Utah?
Land in Utah can be a solid investment, but like any real estate purchase, it comes with risks and considerations. Utah's strong economy, population growth, and limited developable land due to its geography have contributed to appreciating land values in many areas. However, the return on investment can vary greatly depending on factors like location, future development plans in the area, and your ability to hold the land long-term. It's important to do thorough research, consider your financial goals, and possibly consult with a local real estate investment advisor before making a decision.
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