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Homes with Acreage for Sale in Cannonville, Utah
Cannonville sits at about 6,000 feet in Garfield County, a tiny town of roughly 170 people on Scenic Byway 12 between Tropic and Henrieville. This is red-rock country — Kodachrome Basin State Park is seven miles south, Bryce Canyon's entrance is 12 miles west, and Grand Staircase-Escalante National Monument starts at the edge of town. Acreage parcels here typically run from a few irrigated bottom-land acres along the Paria River to larger dry-grazing tracts climbing toward the pink cliffs. Water rights matter more than square footage in this market: parcels with shares in the Tropic & East Fork Irrigation Company command real premiums, and buyers should ask for documentation before falling for any listing's pasture photos.
Buyer profiles split into three groups: people running a few head of cattle or horses, retirees wanting space and dark skies without HOA noise, and a smaller pool of short-term-rental investors drawn by Bryce Canyon tourism (Garfield County allows nightly rentals in many areas, but Cannonville town rules apply within municipal limits — verify before underwriting). Winters bring snow and overnight lows in the teens; summers are dry and mild compared to St. George, with highs in the mid-80s. Cell service is patchy, fiber is rolling out unevenly, and propane plus a well or shared spring is the norm rather than the exception. Inventory is thin — often only a handful of acreage listings active at any given time — so patience helps. Browse the active listings below to see what's currently on the market in and around Cannonville.
May 2025 · Cannonville market
Live from the Utah MLS — what's actually happening in Cannonville right now.
Median sale
$147,500
1 closed in May 2025
Median DOM
10 days
listing → contract
Sale-to-list
105.4%
of final list price
Unsold inventory
—
active + pending
5 matching · page 1 of 1
Active listings
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Common questions
About homes with acreage in Cannonville.
How much acreage do listings in Cannonville typically include? ▾
Most acreage listings fall between 1 and 20 acres, with occasional larger ranch parcels of 40+ acres on the outskirts toward Henrieville or up the Skutumpah Road. Smaller in-town lots of 1-5 acres often include irrigation shares, while larger parcels tend to be dry land suited to grazing or recreational use.
Do these properties come with water rights? ▾
Some do, some don't — and it makes a significant price difference. Properties along the Paria River bottom often carry shares in the Tropic & East Fork Irrigation Company. Always request a copy of the water-share certificate and confirm the assessment is current before writing an offer.
Can I run livestock or build a barn on Cannonville acreage? ▾
Garfield County zoning is generally permissive for agricultural use, and small-scale livestock is common throughout the area. Inside Cannonville town limits, check the municipal ordinance for animal-unit limits and accessory-structure setbacks. Outside town limits, county rules apply and are typically more flexible.
Is the property likely on a well or municipal water? ▾
Cannonville town has a culinary water system that serves homes within the service area, but acreage parcels on the edges often rely on private wells or shared springs. Septic is standard since there is no municipal sewer. A water test and septic inspection should be part of every due-diligence period here.
How does Bryce Canyon tourism affect property values and rental potential? ▾
Proximity to Bryce drives steady short-term-rental demand from spring through fall, and several Cannonville-area properties operate as vacation rentals or cabin businesses. Garfield County is generally STR-friendly outside incorporated towns, but Cannonville municipal limits have their own rules — verify permitting before pricing a deal on rental income.
What's the drive time to services and the nearest hospital? ▾
Tropic is five minutes away for a small grocery and gas. Panguitch, about 30 minutes northwest, has Garfield Memorial Hospital and more retail. Cedar City is roughly 90 minutes for a regional airport and full services, and St. George is about 2.5 hours.