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Homes with Acreage for Sale in Marysvale, Utah
Marysvale is a small Piute County town tucked into the Sevier River valley along Highway 89, roughly halfway between Richfield and Panguitch. Sitting at about 5,900 feet with the Tushar Mountains rising to the west and Big Rock Candy Mountain just to the north, this is genuine rural Utah — population around 400, working ranches, and the Paiute ATV Trail system running right through town. Buyers looking at acreage here are usually after one of three things: a recreation base camp, a small working hobby farm with irrigation rights, or simply room to breathe at a price point that no longer exists along the Wasatch Front. Parcels commonly range from one or two flat irrigated acres near the river to larger hillside tracts pushing into pinyon-juniper country.
What makes acreage in Marysvale different from acreage in, say, Heber or Hurricane is the combination of low cost, real water, and immediate access to public land. Much of Piute County is BLM or Fishlake National Forest, so a modest deeded parcel often functions like a much larger ranch in practice. Winters are real — expect snow from December through February — but summers stay cooler than southern Utah thanks to elevation. Most listings include outbuildings, fencing, or existing well-and-septic systems, and zoning is generally permissive for horses, chickens, and small livestock. Browse the active acreage listings below to see what's currently on the market.
May 2026 · Marysvale market
Live from the Utah MLS — what's actually happening in Marysvale right now.
Median sale
$295,000
2 closed in May 2026
Median DOM
32 days
listing → contract
Sale-to-list
98.0%
of final list price
Unsold inventory
6
active + pending
3 matching · page 1 of 1
Active listings
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Common questions
About homes with acreage in Marysvale.
How much land do acreage properties in Marysvale typically include? ▾
Most acreage listings around Marysvale fall in the 1 to 10 acre range, with some larger ranch parcels reaching 40 acres or more out toward Marysvale Canyon and the Tushar foothills. Smaller in-town parcels often sit on irrigated bottomland near the Sevier River, while larger tracts trend toward dry pasture or pinyon-juniper hillside.
Is irrigation water usually included with the land? ▾
It varies parcel by parcel. Properties along the Sevier River and Pine Creek bottoms often carry shares in local irrigation companies, which is a major value driver in Piute County. Always confirm water rights and share counts with the listing agent before writing an offer — a deeded acre without water behaves very differently than one with shares.
Can I keep horses, cattle, or other livestock on Marysvale acreage? ▾
Yes, livestock is common and generally allowed on parcels outside the small town center. Piute County zoning is rural-friendly, and many properties already have loafing sheds, corrals, or fencing in place. Check the specific zoning designation on any parcel you're serious about, since town-limit lots have tighter rules than county land.
What's the appeal of Marysvale versus larger Utah towns? ▾
Marysvale sits at about 5,900 feet in the Sevier River valley, with the Paiute ATV Trail running right through town and Big Rock Candy Mountain just north. Buyers come here for quiet, four-season recreation, and land prices that are a fraction of what you'd pay in the Wasatch Front or Washington County. It's roughly 3.5 hours from Salt Lake City and 2.5 hours from St. George.
Are utilities and internet available on rural parcels? ▾
Power runs to most parcels in and near town, but more remote acreage may require a well, septic, and propane. Cell service is decent along the Highway 89 corridor, and South Central Communications offers fiber in parts of the area — coverage drops off as you move into the canyons.
What should I budget for an acreage home in Marysvale? ▾
Entry-level homes on an acre or two often list in the $300K–$450K range, while larger spreads with outbuildings, water rights, or river frontage can run $600K and up. Raw land without a home is also widely available and trades for considerably less. Browse the active listings below to see what's currently on the market.