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Homes with Acreage for Sale in Benjamin, Utah
Benjamin is a small unincorporated farming community in south Utah County, tucked between Spanish Fork, Payson, and the west side of Utah Lake. It has stayed agricultural while neighboring cities filled in with rooftops, which is exactly why buyers chasing real acreage end up here. Lot sizes typically range from a flat 1-acre horse property to working parcels of 5, 10, or 20+ acres with hay ground, pasture, and irrigation rights tied to the Strawberry Highline or local ditch companies. Soils are the deep alluvial loams left behind by the old Utah Lake shoreline — productive for alfalfa, corn, and pasture, though some low-lying ground near Benjamin Slough has shallow groundwater that affects basement construction and septic design.
The acreage buyer profile here is specific: families wanting room for horses and 4-H animals, contractors who need a shop and equipment yard, and multi-generational households building a second home on a split-eligible parcel. Nebo School District serves the area, I-15 access at Spanish Fork is about 10 minutes out, and Provo is a 20-minute drive. Winters bring real fog and inversion this far south in the valley, and summers run hot and dry with heavy irrigation demand from May through September. Inventory is thin — Benjamin rarely has more than a handful of acreage listings active at once, so properties with water shares and a usable outbuilding tend to move quickly. Browse the active listings below to see what's currently on the market.
June 2026 · Benjamin market
Live from the Utah MLS — what's actually happening in Benjamin right now.
Median sale
$1,335,000
1 closed in June 2026
Median DOM
—
listing → contract
Sale-to-list
100.8%
of final list price
Unsold inventory
3
active + pending
6 matching · page 1 of 1
Active listings
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Common questions
About homes with acreage in Benjamin.
How much land typically comes with an acreage property in Benjamin? ▾
Most acreage listings in Benjamin sit on 1 to 5 acres, with a smaller number running 5 to 20 acres on the agricultural fringes near Benjamin Slough and the Spanish Fork River bottoms. Anything over 20 acres is rare and usually trades off-market or through farm brokers. Lot shape matters here — long, narrow parcels following old irrigation ditches are common.
Does the property come with water rights or irrigation shares? ▾
Many Benjamin parcels carry shares in Strawberry Highline, Salem Pond, or local irrigation companies, and those shares are what make pasture and hay ground actually usable. Always confirm the share count and delivery schedule in writing before closing — water rights transfer separately from the deed and are negotiable. Culinary water is typically from a private well or the Benjamin Water system depending on location.
Can I keep horses, cattle, or chickens on Benjamin acreage? ▾
Yes. Benjamin is unincorporated Utah County zoned largely A-1 or A-2 agricultural, which allows horses, cattle, sheep, goats, and poultry at densities tied to acreage. Most 1+ acre properties already have loafing sheds, corrals, or small barns in place. Check the specific zoning and any CC&Rs on newer subdivisions, since a handful of recent developments restrict livestock.
What do acreage homes in Benjamin generally cost? ▾
Pricing swings widely with land size and improvements. A 1-acre home with a basic outbuilding generally runs in the high $600s to low $800s, while 5-acre properties with a shop, water shares, and updated home commonly trade between $1.1M and $1.8M. Working farms with significant water rights can exceed $2M.
How far is Benjamin from Provo, Spanish Fork, and the freeway? ▾
Benjamin sits just west of Spanish Fork and southwest of Payson. It's about 10 minutes to I-15 at the Spanish Fork or Payson exits, 20 minutes to Provo, and roughly 55 minutes to the Salt Lake airport on a clear day. Nebo School District serves the area.
Are flood zones or high water tables a concern on Benjamin acreage? ▾
Parts of Benjamin sit low near the slough and old Utah Lake bottomlands, so some parcels fall in FEMA flood zones or have shallow groundwater that limits basements. Request the seller's flood determination and ask about sump pumps, basement moisture history, and septic perc results during due diligence.