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Horse Properties for Sale in Downey, Utah
Downey sits just across the Idaho line in southern Bannock County, but it shows up on a lot of northern Utah buyers' searches because the horse property here costs noticeably less than comparable acreage in Cache Valley or Box Elder County. The town is about an hour from Logan, 90 minutes from Ogden, and surrounded by the kind of open sagebrush bench ground and irrigated pasture that actually works for keeping horses — flat enough to build an arena, with enough elevation (around 4,800 feet) to drain well in spring. Marsh Creek runs through the valley, and many parcels carry irrigation shares tied to the Downey Irrigation Company or private wells with stock water rights attached.
What you'll see on the listings below tends to fall into two camps: smaller 2-to-10-acre setups with a house, barn, and a few pipe corrals aimed at recreational riders, and larger 20-to-160-acre working places with hay ground, loafing sheds, and room for a dozen head or more. Outbuildings matter a lot up here — winters are cold and windy, so covered arenas, insulated tack rooms, and frost-free hydrants are worth paying attention to. Proximity to the Caribou-Targhee National Forest and the Bannock Range also makes this a legitimate trail-riding base. Browse the active horse properties below to see what's currently on the market, and reach out if you'd like help pulling water rights or zoning details on a specific parcel.
June 2026 · Downey market
Live from the Utah MLS — what's actually happening in Downey right now.
Median sale
$288,000
1 closed in June 2026
Median DOM
—
listing → contract
Sale-to-list
100.0%
of final list price
Unsold inventory
9
active + pending
3 matching · page 1 of 1
Active listings
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Common questions
About horse properties in Downey.
Wait — is Downey in Utah or Idaho? ▾
Downey is technically just over the Idaho border in Bannock County, about 30 minutes north of Tremonton and roughly an hour from Logan. Plenty of Utah buyers shop here because the land is cheaper, water rights are often included, and the commute to Cache Valley or northern Box Elder County is manageable. We list Downey-area horse properties alongside our northern Utah inventory for that reason.
How much acreage do horse properties in the Downey area typically include? ▾
Most listings run from 2 to 20 acres, with a fair number of larger parcels in the 40-plus acre range out toward Hawkins Reservoir and Red Rock Pass. Five acres is the common sweet spot — enough for two or three horses, a small arena, and a hay shed without triggering full ag assessment requirements.
Do these properties come with water rights or irrigation shares? ▾
Many do, and it's the single most important thing to verify before writing an offer. Some parcels carry Marsh Creek or Downey Irrigation Company shares; others rely solely on a domestic well. Stock water rights, share counts, and delivery schedules vary lot by lot, so we always pull the water rights summary from the Idaho Department of Water Resources during due diligence.
What's winter like for keeping horses in Downey? ▾
Downey sits around 4,800 feet and gets real winter — sustained single digits in January, snow on the ground from December through February, and wind coming down off the Bannock Range. Buyers should plan on heated waterers, a windbreak or three-sided loafing shed at minimum, and indoor or covered riding space if they want to stay in the saddle year-round.
How does pricing compare to horse properties in Cache Valley or Box Elder County? ▾
Downey generally runs 15-30% less per acre than comparable setups in Mendon, Wellsville, or Tremonton. A 5-acre place with a modest home, barn, and shares that would push $800K in Cache Valley often sits in the high $500s to mid $600s up here. The trade-off is the longer drive to services and a smaller school district.
Are there nearby trails or public land for riding? ▾
Yes — the Caribou-Targhee National Forest, Oneida Narrows, and the Bannock Range are all within a short trailer ride, and the Old Oregon Trail corridor runs right through the area. Hawkins Reservoir and the foothills west of town are popular for day rides, and several local outfitters run pack trips into the high country each fall.