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Horse Properties for Sale in Koosharem, Utah
Koosharem sits in Grass Valley at roughly 7,000 feet elevation, tucked between Fish Lake National Forest and the Tushar Mountains in Sevier County. It's ranch country in the truest sense — fewer than 350 residents, working cattle operations on most sides, and a long agricultural history tied to Otter Creek, the Sevier River drainage, and the broad irrigated meadows that give the valley its name. Horse properties here aren't a lifestyle add-on; they're the default. Most acreage parcels come with existing barns, loafing sheds, corrals, and shares of irrigation water that have been deeded to the land for generations. Pasture is genuine pasture, not a fenced lawn, and direct access to BLM and Forest Service trail systems means riders can leave from the property and stay out all day without trailering.
Buyers should plan around the realities of high-desert mountain living: winters are cold with real snow load, the growing season is short (roughly mid-May through mid-September), and well depth, water rights, and grazing allotments matter more than square footage on the house. Richfield is about 35 miles north for groceries, feed stores, and the nearest hospital, and Salt Lake City is roughly a 3.5-hour drive. Prices vary widely depending on irrigated acres, water shares, and outbuilding quality rather than finish level inside the home. Browse the active Koosharem horse property listings below to see what's currently on the market.
April 2026 · Koosharem market
Live from the Utah MLS — what's actually happening in Koosharem right now.
Median sale
$403,750
2 closed in April 2026
Median DOM
139 days
listing → contract
Sale-to-list
97.9%
of final list price
Unsold inventory
1
active + pending
1 matching · page 1 of 1
Active listings
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Common questions
About horse properties in Koosharem.
How much acreage do horse properties in Koosharem typically include? ▾
Listings generally run from 5 acres on the small end up to 40+ acre parcels, with many in the 10–20 acre range. Larger ranches with grazing leases on adjacent public land occasionally come up. Because Grass Valley is zoned agricultural, splits and minimum lot sizes are governed by Sevier County rather than any HOA.
Do Koosharem horse properties usually come with water rights? ▾
Most established parcels carry shares in the Otter Creek or Koosharem irrigation systems, and those shares are what make pasture viable at this elevation. Always confirm the exact share count, the delivery schedule, and whether the rights are deeded with the land or held separately. A property without irrigation water is a very different purchase than one with senior shares.
What's riding access like from a Koosharem horse property? ▾
It's one of the main draws. Fish Lake National Forest, the Pahvant and Tushar ranges, and thousands of acres of BLM ground are all within a short trailer ride or, from many properties, accessible directly by riding off the back gate. The Paiute ATV Trail also crosses the area if mixed-use is appealing.
Can horses be kept outside year-round at 7,000 feet? ▾
Yes, with proper shelter and management. Winters bring sub-zero nights and snow cover from December through March, so loafing sheds, windbreaks, and heated or frost-free waterers are standard. Most working properties already have these in place — confirm during showings rather than assuming.
How does pricing compare to horse properties along the Wasatch Front? ▾
Significantly lower per acre. Buyers priced out of Heber, Erda, or Mountain Green often find that the same budget buys five to ten times the land in Grass Valley, though the tradeoff is distance from urban services and a shorter growing season. The value here is in land, water, and access, not turnkey finishes.
What should I check on the well and septic before making an offer? ▾
Ask for the well log, current flow rate, and depth, plus any water-rights documentation tied to domestic and stock use. Septic systems on rural acreage should be inspected and pumped records reviewed. At this elevation, freeze protection on well lines and hydrants is worth confirming as well.