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Homes with Acreage for Sale in Beaver, Utah
Beaver sits at 6,000 feet along I-15 in southern Utah, roughly halfway between Salt Lake City and St. George, and it's one of the few Utah towns where buying a house on real acreage is still attainable. The town itself has about 3,500 residents, but the surrounding county is wide-open ranch country bordered by the Tushar Mountains to the east — home to 12,000-foot peaks and the Eagle Point ski area. Acreage parcels here range from 1- to 5-acre hobby lots on the edge of town to 40+ acre operating hay and cattle properties out toward Manderfield, Adamsville, and Greenville. Water rights are the real currency: most usable acreage trades with shares in one of the local irrigation companies, and that detail moves price more than square footage does.
Buyers come to Beaver for space, cold mountain water, and a working-rural lifestyle that's harder to find in Iron or Washington County these days. Summers are mild (highs in the low 80s), winters bring real snow, and the growing season is short — think alfalfa, pasture, horses, and cold-hardy gardens rather than orchards. Median prices for homes with meaningful acreage typically run from the mid $400s for a modest house on 1–2 acres up past $1M for established ranches with outbuildings, water, and frontage. Cell service, well depth, septic approval, and whether power is already run to the building site are the practical questions that decide most deals. Browse the active acreage listings below to see what's currently on the market in and around Beaver.
May 2026 · Beaver market
Live from the Utah MLS — what's actually happening in Beaver right now.
Median sale
$432,000
1 closed in May 2026
Median DOM
21 days
listing → contract
Sale-to-list
96.0%
of final list price
Unsold inventory
24
active + pending
28 matching · page 2 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.