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Horse Properties for Sale in Beaver, Utah
Beaver sits at roughly 5,900 feet in the high valley between the Tushar Mountains and the Mineral Range, about three hours south of Salt Lake and an hour north of Cedar City on I-15. It's ranching country — has been since the 1850s — and that history shows up in how parcels are platted. Horse properties here typically run from a fenced 1-acre lot inside town limits to 5, 10, or 40+ acre spreads out toward Manderfield, Adamsville, Greenville, and the foothills east of town. Water is the thing that actually matters: most usable horse acreage comes with shares in the Beaver City irrigation system or a private well, and listings without water rights sell for a fraction of those that have them. Summers are mild (highs in the mid-80s), winters bring real snow, and pasture grass grows well from May through October.
Buyers looking at Beaver for horses are usually trading the Wasatch Front for elbow room, or they're regional ranchers wanting closer access to I-15 than Panguitch or Loa offer. Trail access is a draw — the Tushars, Fishlake National Forest, and BLM ground east and west of the valley give riders thousands of miles of unfenced country. Prices run well below Heber, Morgan, or Erda for comparable acreage, though inventory is thin and properties with established barns, loafing sheds, and piped stock water tend to move quickly. Browse the active listings below to see what's currently on the market in Beaver County.
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
3 matching · page 1 of 1
Active listings
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Common questions
About horse properties in Beaver.
How much acreage do most Beaver horse properties include? ▾
Listings range from 1-2 acre in-town lots zoned for livestock up to 40+ acre parcels in Manderfield, Adamsville, and the foothills. The sweet spot for a working horse setup with pasture is usually 5 to 20 acres, which is enough land to rotate two or three horses without hauling in hay year-round.
Do horse properties in Beaver come with water rights? ▾
Most viable ones do — either shares in Beaver City Corporation irrigation, Beaver River water, or a permitted private well. Always verify the specific water rights and share count on a listing before writing an offer, since a parcel without irrigation can't realistically support pasture in this climate.
What's the price range right now? ▾
Smaller in-town horse lots tend to start in the $400Ks, mid-size acreage with a home and outbuildings typically falls in the $600K to $900K range, and larger ranches with significant water rights can run well over $1M. Bare land with shares trades separately and varies widely by location.
Is the riding and trail access good? ▾
Yes — Fishlake National Forest borders the valley on the east, the Mineral Range sits to the west, and BLM ground is plentiful. Riders use the Tushar foothills, Three Creeks, and the Kents Lake area heavily in summer and fall.
Can I keep horses inside Beaver city limits? ▾
On larger lots zoned A-1 or in the agricultural overlay, yes. Smaller residential lots inside the city have animal unit limits, so confirm zoning with Beaver City before assuming a property qualifies. County parcels outside city limits have far fewer restrictions.
How is winter for horses at this elevation? ▾
Real winter — expect snow on the ground from December through February and overnight lows that drop into the teens and single digits. Properties with covered shelters, frost-free hydrants, and a heated tack room are worth paying up for, and most local owners feed hay from November through April.