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No HOA Homes for Sale in Garrison, Utah
Garrison sits in Utah's far west desert, tucked into Snake Valley right against the Nevada line in Millard County. It's ranching country — population well under 200, no stoplights, no chain stores, and the nearest grocery run is either Delta (about 90 miles east) or Ely, Nevada. Properties out here tend to be acreage parcels with wells, septic, and a lot of sky. Homeowners associations are essentially nonexistent in this part of the state, which is exactly why many buyers come looking. If you want to park an RV next to a shop building, run a few head of cattle, set up a hay operation, or just live without anyone telling you what color to paint the trim, Garrison fits that profile better than almost anywhere in Utah.
Because there's no HOA structure on most Garrison properties, buyers should pay close attention to what's actually governing the land: county zoning (Millard County is generally permissive on agricultural and rural-residential parcels), water rights filed with the Utah Division of Water Rights, septic permitting, and any private road maintenance agreements between neighbors. These take the place of an HOA in rural Utah and matter a great deal for day-to-day use. Listings in Garrison turn over slowly — sometimes only a handful hit the MLS in a given year — so inventory is thin and worth checking regularly. Browse the active listings below to see what's currently available in and around Snake Valley.
March 2026 · Garrison market
Live from the Utah MLS — what's actually happening in Garrison right now.
Median sale
$115,000
1 closed in March 2026
Median DOM
54 days
listing → contract
Sale-to-list
88.5%
of final list price
Unsold inventory
—
active + pending
1 matching · page 1 of 1
Active listings
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Common questions
About no hoa homes in Garrison.
Are there actually any HOAs in Garrison? ▾
Almost none. Garrison is unincorporated Millard County ranching land, and the lot sizes and rural character mean homeowners associations never took root here. The vast majority of listings you'll see in Garrison are HOA-free by default rather than by special designation.
If there's no HOA, what rules do I still have to follow? ▾
Millard County zoning and building codes still apply, along with state-level rules on water rights, septic systems, and well drilling through the Utah Division of Water Rights and the local health department. If your parcel shares a private dirt road with neighbors, there may also be an informal or recorded road maintenance agreement worth reviewing during due diligence.
Can I keep livestock, RVs, or run a small business on a no-HOA property here? ▾
Generally yes, especially on agricultural-zoned parcels, which covers most of Garrison. Cattle, horses, chickens, hay production, stored equipment, and outbuildings are all common and accepted. Confirm the specific zoning designation on any parcel with Millard County before closing if you have a particular use in mind.
How many no-HOA homes are usually for sale in Garrison at one time? ▾
Inventory is very limited — Garrison often has only one to a handful of MLS listings active at any given time, and some months show zero. Setting up a saved search and checking back regularly is the most realistic way to catch new listings as they post.
Do these properties come with water rights? ▾
Many do, but it varies parcel by parcel. Some include shares of irrigation water or a permitted domestic well, while others are dry. Water rights are arguably the single most important diligence item on a Snake Valley property, so request the water rights numbers from the listing agent and verify them with the State Engineer's office.
What's the price range for a no-HOA home in Garrison? ▾
It swings widely based on acreage, water, and improvements. A modest home on a few acres can land in the low to mid six figures, while a working ranch with substantial irrigated acreage and water rights can run well into seven figures. Raw land parcels without a home are a separate market and typically less expensive per acre than improved properties.