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Homes with Acreage for Sale in Circleville, Utah
Circleville sits in the upper Sevier River valley in Piute County, a high-desert ranching town at about 6,060 feet elevation with roughly 550 residents and a working agricultural economy that hasn't changed dramatically in a century. Acreage here means the real thing — irrigated hay ground along the river, dry grazing benches running up toward the Tushar Mountains, and parcels with senior water rights tied to Piute Reservoir. Buyers searching this filter are usually after one of three things: a small horse property in the 5-20 acre range, a working cattle or hay operation with shares and outbuildings, or recreational land that backs to BLM and Forest Service ground for hunting elk, mule deer, and the occasional pronghorn.
Winters run cold with overnight lows regularly in the teens and single digits, and the growing season is short — figure 90 to 110 frost-free days, which shapes what you can grow and how barns and water systems need to be built. Summers are dry and warm in the 80s, with cool nights thanks to the elevation. Highway 89 runs straight through town, putting Bryce Canyon about an hour south and Richfield's grocery and medical services 30 minutes north. Cell service is solid along the corridor and patchier as you move up the side canyons. Browse the active acreage listings below to see what's currently available, and pay close attention to water rights and outbuildings — those are where Circleville value lives.
November 2025 · Circleville market
Live from the Utah MLS — what's actually happening in Circleville right now.
Median sale
$95,000
1 closed in November 2025
Median DOM
72 days
listing → contract
Sale-to-list
100.0%
of final list price
Unsold inventory
—
active + pending
7 matching · page 1 of 1
Active listings
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Common questions
About homes with acreage in Circleville.
How much land do most acreage properties in Circleville include? ▾
Listings typically range from 2-5 acre hobby parcels up to 40+ acre working ranches along the Sevier River bottoms and benches east of town. Larger holdings in the 100-500 acre range come up occasionally, often with grazing permits on adjacent BLM or Forest Service ground. Water rights and irrigation shares are the variable that matters most — confirm acre-feet and the ditch company before you write an offer.
Is the land irrigated or dry? ▾
Parcels along the Sevier River and the Circleville Canyon corridor usually carry irrigation rights from the Piute Reservoir system, which makes pasture and alfalfa realistic. Bench and foothill ground above town is often dry, suited to grazing or recreational use rather than row crops. The water right is frequently worth more than the dirt, so read the deed carefully.
Can I run livestock on Circleville acreage? ▾
Yes — Piute County zoning is rural-agricultural across most of the valley, and cattle, horses, sheep, and small livestock are standard. Many ranches lease additional summer range on the Tushar Mountains or the Paunsaugunt to the south. Fencing condition and stock water access are the two practical items to inspect.
How far is Circleville from larger services and an airport? ▾
Circleville sits on US-89 about 30 minutes south of Richfield and roughly 3.5 hours from Salt Lake City International. Cedar City and its regional airport are about 75 miles southwest over the mountains. Beaver, with I-15 access and a hospital, is around an hour west.
What's the price range for acreage homes here? ▾
Modest homes on 2-10 acres generally trade in the mid $300s to mid $500s depending on outbuildings and water. Working ranches with substantial irrigated ground, hay equipment, and grazing permits can run $1M and well beyond. Raw land alone tends to price by water share rather than acre count.
Is internet and power reliable on rural Circleville parcels? ▾
South Central Communications has fiber through much of the valley floor, which surprises buyers expecting satellite-only service. Power is Garkane Energy, generally reliable but worth confirming on parcels set back from the highway. Wells and septic are the norm outside the small town grid.