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Homes with Acreage for Sale in Beaver, Utah
Beaver sits at the junction of I-15 and Highway 21, roughly two and a half hours south of Salt Lake City and forty minutes from Cedar City, in a valley ringed by the Tushar Mountains and the Mineral Mountains. Acreage here isn't a luxury add-on the way it is closer to the Wasatch Front — it's the default. Most parcels outside the small city grid run from two to forty-plus acres, with plenty of larger grazing and hay ground changing hands too. Beaver County's zoning is agricultural-friendly, water rights often transfer with the land, and well-established parcels can already carry irrigation shares from the Beaver River or nearby springs, which matters a lot more here than square footage of the house itself.
Buyers come to Beaver acreage for a few clear reasons: horse and cattle operations, hobby farms, hunting access into the Tushars and Fishlake National Forest, or just elbow room and dark skies without big-city prices. Winters bring real snow load and sub-freezing nights, so septic, well depth, and road access (county-maintained vs. private) are worth checking before you fall for a view. Because inventory is thin and turns over slowly, pricing swings more on water rights and usable flat ground than on finish quality inside the home. Browse the active listings below to see what's currently on the market.
July 2026 · Beaver market
Live from the Utah MLS — what's actually happening in Beaver right now.
Median sale
$240,000
1 closed in July 2026
Median DOM
3 days
listing → contract
Sale-to-list
100.4%
of final list price
Unsold inventory
25
active + pending
26 matching · page 1 of 2
Active listings
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Common questions
About homes with acreage in Beaver.
How much acreage can I realistically buy in Beaver for under $700K? ▾
In that range you're typically looking at a 3- to 5-bedroom home on 1 to 5 acres, often in the Manderfield, Greenville, or Adamsville areas just outside Beaver city limits. Larger parcels in the 10–20 acre range exist at this price point but usually involve older homes or limited irrigation water. Properties with full water shares and outbuildings push higher quickly.
Do acreage properties in Beaver come with water rights? ▾
Many do, but not all — and this is the single most important question to ask. Irrigation shares from Beaver City, Manderfield, or Greenville-area companies are what make pasture and hay ground actually usable. Culinary water is usually a private well on rural parcels, and well logs should be reviewed for depth and gallons per minute before you write an offer.
Can I run livestock or horses on Beaver acreage? ▾
Yes, agricultural and livestock use is standard on unincorporated county acreage and on most parcels over an acre inside town limits. Beaver County is genuinely rural and zoning is friendly to cattle, horses, sheep, and poultry. Confirm the specific zoning designation and any CC&Rs on subdivided parcels before assuming you can build a barn or arena.
Is the growing season long enough to farm seriously? ▾
Beaver sits at 6,000 feet with roughly a 90–110 day frost-free window, so commercial row crops and orchards are tough. Alfalfa, grass hay, pasture, and cold-hardy gardens do well, which is why most working acreage here is set up for hay production and grazing rather than produce.
How far is Beaver from a regional airport or major hospital? ▾
Cedar City is about 55 miles south on I-15 and has a regional airport plus a full hospital. St. George is around 110 miles, and Salt Lake City International is about 200 miles north. Beaver Valley Hospital handles routine care locally, and the I-15 access means SLC is a straight 3-hour drive.
Are there building lots if I want to put a new home on raw acreage? ▾
Yes, raw and partially improved parcels come up regularly in the county. Key due-diligence items are septic perc testing, well drilling estimates (depths vary widely by area), power run distance from the nearest line, and confirming any access easements. Beaver County's building department is reasonable to work with on rural builds.