How Much Is an Acre of Land in Utah?

Determining the precise value of an acre of land in Utah is not a straightforward calculation, as prices exhibit considerable variation across the state. Utah’s diverse geography, ranging from arid deserts to mountainous regions, combined with its dynamic economic landscape, contributes to this wide range in land values.

Factors Influencing Land Value

Several primary elements determine land value in Utah, reflecting its potential use. Location is a foremost determinant, with proximity to urban centers, amenities, schools, and transportation networks elevating land prices. Parcels near major employment hubs or well-developed infrastructure command higher values due to increased demand and accessibility.

Zoning and permitted land use are influential, as local regulations dictate how a property can be developed. Land designated for residential, commercial, industrial, or agricultural purposes carries different valuation implications, with commercial and industrial zoning often associated with higher per-acre values due to greater development potential. Understanding these ordinances is essential, as they define permissible structures, densities, and utility.

The availability and cost of connecting to utilities and infrastructure, such as water, sewer, electricity, and internet, directly impact land valuation. Undeveloped land without these connections requires substantial investment to become buildable, reducing its initial per-acre price compared to “shovel-ready” sites. Enhanced transportation networks and infrastructure improvements, including new roads or public transit, can boost property values by reducing commute times and connectivity.

Physical access to a property, including road frontage and existing easements, plays a role in its usability and development cost. Parcels with direct road access are more valuable than those requiring new access roads or complex easements. Topography and usability, such as flat versus sloped terrain or wetlands and floodplains, affect building costs and overall development feasibility.

Water rights are an important factor in Utah, given its arid climate. A water right, classified as real property under Utah law, grants the ability to use a specific quantity of water. Secure water rights can enhance the value of agricultural land for irrigation or development land requiring water for future residential or commercial uses. Conversely, the absence or uncertainty of water rights can lead to costly disputes and diminish a property’s value, making due diligence essential.

A parcel’s development potential, including its suitability for subdivision or large-scale projects, strongly influences its market value. Land that can be easily subdivided into multiple lots or is strategically located for major commercial or residential developments often sells at a premium. Investors consider growth outlook and population trends to gauge future demand. This potential is closely tied to zoning, infrastructure, and economic growth of the surrounding region.

Regional Price Differences

Land values across Utah exhibit substantial regional disparities, influenced by population density, economic activity, and geographic characteristics. Urban and highly developed areas, particularly along the Wasatch Front in counties such as Salt Lake, Utah, Weber, and Davis, experience the highest per-acre costs. Salt Lake County land can range from $10,000 to over $200,000 per acre, with some areas exceeding $778,000 due to intense demand and limited space. Utah County, a rapidly growing area, also sees high land values, with a median price per acre around $70,210.

Fast-growing suburban and exurban areas on the fringes of the Wasatch Front are experiencing rapid land value appreciation. Regions like Washington County, anchored by St. George, have seen significant increases in land values due to population growth and demand for new housing. These areas, including parts of Davis and Weber counties, benefit from ongoing infrastructure projects that enhance connectivity and appeal, driving up prices.

Rural and agricultural areas across central, eastern, and southern Utah typically feature much lower land prices. Counties like Carbon and Duchesne often have per-acre values below the state average, reflecting their primary use for agriculture or less intensive development. Farmland in these regions might be valued between $2,000 to $10,000 per acre, with undeveloped rural land sometimes available for $1,000 to $5,000 per acre. These prices are often tied to agricultural productivity and water availability for irrigation rather than development potential.

Recreational and tourist areas, such as Park City in Summit County or regions near national parks like Moab in Grand County, present a unique market segment with elevated land values. Land in these areas is influenced by tourism, second-home markets, and outdoor recreation opportunities. Summit County, for example, can see average per-acre prices exceeding $114,000, while Grand County averages over $173,000 per acre. Scenic properties near natural attractions, like those near Zion National Park, can command prices ranging from $50,000 to $250,000 per acre.

These regional trends highlight that while the median price per acre for land in Utah is approximately $19,950, this figure is an aggregate and does not reflect the vast differences across individual counties and specific parcels. This growth underscores the dynamic nature of Utah’s land market, where local conditions heavily influence valuation.

Valuing Different Land Types

The valuation of land in Utah varies based on its intended use or current status, reflecting distinct market demands and development considerations. Residential land, whether for single-family homes or multi-family developments, is valued based on its potential to accommodate housing units and proximity to community amenities. Undeveloped lots within established residential areas or those zoned for high-density housing often command higher prices due to immediate buildability and market demand for housing. Factors like lot size, housing trends, and utility connections are critical in determining residential parcel value.

Agricultural land valuation is tied to its productive capacity, water rights, and suitability for specific crops or ranching. The value of farmland is assessed based on its ability to generate income from agricultural activities. Properties with strong, documented water rights are considerably more valuable for agricultural purposes, as water is indispensable for cultivation and livestock.

Commercial and industrial land carries higher per-acre values than residential or agricultural land due to its potential for business operations, visibility, and infrastructure needs. These properties are valued based on their strategic location, accessibility for transportation, and suitability for commercial or manufacturing facilities. Land zoned for commercial or industrial use is subject to specific regulations that dictate building types and densities, which directly influence its marketability and price. The presence of necessary infrastructure, such as large utility capacities and transportation access, is paramount.

Recreational land, intended for activities like hunting, fishing, or outdoor sports, is valued differently from other land types. Its value is based on natural features, scenic beauty, privacy, and access to outdoor amenities rather than development potential or agricultural productivity. Properties near national parks or wilderness areas, though sometimes remote, can command substantial prices due to their recreational appeal. These parcels are purchased for personal enjoyment or as investment in leisure property.

Undeveloped or raw land refers to large tracts with little existing infrastructure, acquired for long-term investment or future development. The valuation of such land involves considering its potential for future rezoning, the cost of bringing in utilities, and long-term growth prospects of the surrounding area. While initially less expensive per acre, the total investment required to develop raw land can be substantial, making it a more complex acquisition. Due diligence on title, surveys, and environmental reviews is particularly important for these large, undeveloped parcels.

Accessing Current Market Data

To ascertain current land values in Utah, several reliable sources and methods are available for buyers and sellers. Online real estate websites and listing services provide extensive databases of properties for sale. Platforms like Zillow and Redfin offer filtered search options that allow users to explore land listings and recent sales near specific locations, providing a preliminary understanding of market trends.

Engaging with local real estate agents is an effective approach, as they possess specialized market knowledge and access to proprietary comparable sales data. Agents can offer insights into micro-market conditions, upcoming developments, and local zoning and land use regulations. Their expertise is invaluable in navigating the complexities of land transactions.

County Assessor’s Offices serve as public repositories for property records, including tax assessments and sales data. These offices provide transparent information on property values, ownership, and tax details, accessible by the public. Examining recent sales of comparable properties through these public records helps establish a baseline for valuation.

For a definitive and unbiased valuation, a professional appraisal by a licensed appraiser is recommended. Appraisers apply their expertise and adhere to industry standards to provide a thorough market value assessment, considering all factors influencing land value. While fees are associated with appraisals, this investment provides a comprehensive report crucial for informed decision-making or financing purposes.

Market reports and data providers, including industry publications and commercial real estate services, offer broader insights into land market trends. These reports analyze economic indicators, population growth projections, and investment patterns that influence land values across various regions of Utah. Such resources help in understanding the macro-level dynamics affecting the state’s diverse land market.