How to Assess Utah’s Land Market in 2026

Utah’s land market continues to attract investors, developers, and buyers who want everything from buildable lots to productive farmland. The opportunity is real—but so are the constraints. In 2023, the median price per acre for undeveloped land in Utah rose 12% year over year, signaling sustained demand for raw land ([Utah Association of Realtors](https://gis.utah.gov/products/sgid/cadastre/land-ownership/)). At the same time, roughly 65% of Utah’s developable land faces moderate to severe water scarcity issues, which can directly affect buildability, well feasibility, and long-term carrying costs ([Utah Division of Water Resources](https://gis.utah.gov/products/sgid/cadastre/land-ownership/)).

Ownership structure adds another layer of complexity: about 64% of Utah is federally owned, 10% is state-owned, and only 26% is privately held, which tightens the supply of private parcels and can increase competition in high-demand corridors ([Utah Geospatial Resource Center](https://gis.utah.gov/products/sgid/cadastre/land-ownership/)).

Utah Land Market Snapshot: Farmland Values and Regional Benchmarks

Agricultural land has remained a major driver of land value headlines, and Utah is outperforming many markets on growth. Utah led all states with a 9.7% increase in cropland value from 2024 to 2025, reflecting strong pricing pressure on productive ground ([American Farm Bureau Federation](https://www.fb.org/market-intel/real-estate-rising-farmland-values-hit-record-high)). That same year-over-year cropland increase for Utah is also reported as 9.7% as of 2025 ([American Farmland Owner](https://www.americanfarmlandowner.com/post/usda-farm-real-estate-values-still-rising-but-slowing)).

National benchmarks help keep local pricing in context. In 2025, U.S. average farm real estate value reached $4,350 per acre, up 4.3% (or $180 per acre) from 2024 ([USDA National Agricultural Statistics Service (NASS)](https://www.nass.usda.gov/Publications/Todays_Reports/reports/land0825.pdf)). U.S. cropland values averaged $5,830 per acre in 2025, up 2.2% (inflation-adjusted) from 2024 ([USDA Economic Research Service](http://www.ers.usda.gov/topics/farm-economy/land-use-land-value-tenure/farmland-value)). U.S. pastureland values averaged $1,920 per acre in 2025, up 2.4% (inflation-adjusted) from 2024 ([USDA Economic Research Service](http://www.ers.usda.gov/topics/farm-economy/land-use-land-value-tenure/farmland-value)).

For buyers comparing Utah to nearby states, Mountain-region averages provide a useful baseline: cropland averaged $2,700 per acre in 2024, pastureland averaged $909 per acre in 2024, and overall farmland averaged $1,600 per acre in 2024 ([LandApp](https://www.landapp.com/post/the-value-of-agricultural-land-across-the-united-states)).

Pasture trends also highlight how quickly carrying-land economics can shift. In 2025, U.S. pasture value averaged $1,920 per acre—an increase of $90 per acre (4.9%) from 2024 ([USDA NASS Land Values 2025 Summary](https://www.nass.usda.gov/Publications/Todays_Reports/reports/land0825.pdf)).

Assessing Recent Utah Land Sales (Comps) the Right Way

Comparable sales (comps) remain the fastest way to build a reality-based price range for vacant land. Start by reviewing recent sales within the immediate area and narrow them to parcels with similar:

• Acreage and shape
• Zoning and permitted uses
• Utility access (or lack of it)
• Road frontage and legal access
• Topography and buildable area

Platforms like Zillow and Redfin can help you spot listings and recent transactions, but don’t stop at headline prices. County assessor records often provide the most actionable detail, including legal descriptions, parcel boundaries, assessed values, and transaction history.

Reviewing County and Municipal Zoning Ordinances

Zoning determines what you can legally build—and therefore what the land is worth. Before you price, offer, or market a parcel, confirm the zoning and any overlays (hillside rules, wildfire zones, flood overlays, corridor plans) directly with the county or city planning department.

In practice, zoning can make two same-size parcels behave like completely different assets. Agricultural zoning may limit density and restrict non-farm uses. Commercial zoning can expand income potential dramatically. Residential zoning can allow anything from single-family homes to higher-density projects depending on setbacks, lot coverage, and minimum frontage requirements.

Evaluating Terrain, Water Risk, and Buildability

Terrain affects everything: site design, excavation costs, septic feasibility, and foundation engineering. Steeper slopes usually raise construction costs and can reduce the usable portion of a parcel. Flood zones, wetlands, or other sensitive areas may restrict development altogether.

In Utah, water availability is not a footnote—it’s a valuation factor. With approximately 65% of the state’s developable land facing moderate to severe water scarcity issues, buyers should verify water rights, well potential, and municipal service plans early in due diligence ([Utah Division of Water Resources](https://gis.utah.gov/products/sgid/cadastre/land-ownership/)). When possible, supplement a site walk with elevation maps, soils data, and geotechnical or perc testing to confirm what the parcel can realistically support.

Researching Access to Utilities and Modern Infrastructure

Utility access can make raw land immediately buildable—or financially impractical. Confirm the presence and proximity of:

• Power (and available capacity)
• Water (municipal or well feasibility)
• Sewer (or septic suitability)
• Gas (if relevant)
• Broadband/fiber (increasingly important for residential and commercial demand)

If utilities are not at the boundary, ask providers about extension costs, easement requirements, timelines, and permitting. In many cases, the cost to bring in services determines whether a project pencils out.

Analyzing Local Housing, Employment, and Population Growth Trends

Vacant land values often rise (or stall) based on downstream demand for housing, commercial services, and infrastructure. Track building permits, major employer announcements, school expansion, and transportation projects to identify where growth is concentrating.

Also connect the dots between zoning and growth. A fast-growing community with restrictive zoning may create scarcity value for buildable parcels. Conversely, abundant land with limited infrastructure can lag even in expanding regions.

Securing Accurate Appraisals of Land Value

After you review comps, zoning, terrain, water considerations, and utility access, a professional appraisal can provide the most defensible market value conclusion—especially for financing, partnerships, estates, or disputes.

Vacant-land appraisal fees often run $3,000–$5,000 for a thorough report, but that cost can prevent far more expensive pricing mistakes. When stakes are high, consider obtaining one or two independent appraisals and prioritize appraisers with demonstrated experience in the specific Utah county and land type (residential development, recreational, agricultural, or commercial).

Establishing a Strong List Price for Selling Land in Utah

When preparing to sell a vacant land parcel in Utah, combine your comp analysis, zoning confirmation, utility research, and appraisal insights into a pricing strategy aligned with your timeline.

Sellers often list somewhat above expected market value to allow room for negotiation—commonly 10%–20% above an appraised number. But many vacant parcels ultimately trade at roughly 70%–80% of the initial asking price, so pricing with realistic buyer behavior in mind can reduce time on market and minimize repeated price cuts.

Options for Selling Land Faster in Utah

Traditional listings can take a year or more for certain vacant parcels, especially when access, utilities, or entitlements are uncertain. If speed matters, consider these alternatives—each with tradeoffs in price, certainty, and complexity.

Land Buying Companies

Land-focused buyers can offer a faster path to closing, sometimes in as little as 30 days. These companies typically buy at a discount in exchange for speed and simplicity. If you prioritize certainty and reduced holding costs, a direct buyer may fit your goals.

Auctions

Auctions can compress marketing time into weeks and attract competitive bidding from investors and developers. Pricing outcomes can vary, but well-promoted auctions can create urgency—especially for unique parcels or liquidation timelines.

Wholesaling

Wholesaling involves securing a buyer for vacant land and assigning the contract for a fee. It can move quickly when priced below market and marketed to active cash-buyer networks. Sellers should verify the wholesaler’s track record and ensure contract terms are clear.

1031 Exchanges (Including DST Structures)

Some investors pursue Delaware Statutory Trust (DST) 1031 tax-deferred exchanges to sell land while deferring capital gains taxes by rolling proceeds into like-kind real estate. These strategies can motivate faster transaction timelines due to exchange deadlines (including the typical 180-day completion window), but they require careful compliance and professional guidance.

Key Takeaways for Navigating the Utah Land Market

• Utah land demand has been rising, with a 12% increase in the median price per acre for undeveloped land in 2023 ([Utah Association of Realtors](https://gis.utah.gov/products/sgid/cadastre/land-ownership/)).
• Water is a material risk factor: about 65% of Utah’s developable land faces moderate to severe water scarcity issues ([Utah Division of Water Resources](https://gis.utah.gov/products/sgid/cadastre/land-ownership/)).
• Private inventory is constrained because only 26% of Utah land is privately held (with 64% federally owned and 10% state-owned) ([Utah Geospatial Resource Center](https://gis.utah.gov/products/sgid/cadastre/land-ownership/)).
• Agricultural values are climbing: Utah led all states with a 9.7% cropland value increase from 2024 to 2025 ([American Farm Bureau Federation](https://www.fb.org/market-intel/real-estate-rising-farmland-values-hit-record-high)), and Utah cropland values were up 9.7% year over year as of 2025 ([American Farmland Owner](https://www.americanfarmlandowner.com/post/usda-farm-real-estate-values-still-rising-but-slowing)).
• Use national and regional benchmarks to frame deals: U.S. farm real estate averaged $4,350 per acre in 2025 (+4.3% or $180) ([USDA NASS](https://www.nass.usda.gov/Publications/Todays_Reports/reports/land0825.pdf)); U.S. cropland averaged $5,830 per acre in 2025 (+2.2% inflation-adjusted) ([USDA Economic Research Service](http://www.ers.usda.gov/topics/farm-economy/land-use-land-value-tenure/farmland-value)); U.S. pastureland averaged $1,920 per acre in 2025 (+2.4% inflation-adjusted) ([USDA Economic Research Service](http://www.ers.usda.gov/topics/farm-economy/land-use-land-value-tenure/farmland-value)).
• Mountain-region 2024 averages offer additional context: cropland $2,700/acre, pastureland $909/acre, and farmland $1,600/acre ([LandApp](https://www.landapp.com/post/the-value-of-agricultural-land-across-the-united-states)).
• Pasture pricing is still rising nationally: U.S. pasture value averaged $1,920 per acre in 2025, up $90 per acre (4.9%) from 2024 ([USDA NASS Land Values 2025 Summary](https://www.nass.usda.gov/Publications/Todays_Reports/reports/land0825.pdf)).

Frequently Asked Questions (FAQs)

What data sources should I check to assess land value in Utah?

Focus on recent comparable sales, county assessor transaction records, zoning ordinances from city/county planning departments, terrain and soils data, utility provider confirmations, local growth indicators (permits, infrastructure plans), and professional appraisals for defensible valuation support.

How much does land typically sell for per acre in Utah?

Per-acre pricing varies widely across Utah’s 29 counties based on zoning, access, utilities, water feasibility, buildability, and local demand. Rural parcels can trade below $5,000 per acre, while high-demand buildable residential land can exceed $100,000 per acre.

Does it make sense to get land appraised before selling in Utah?

Yes. Appraisals provide an objective valuation framework and can reduce pricing errors. Many thorough vacant-land appraisal reports cost about $3,000–$5,000, and one or two independent appraisals can strengthen pricing confidence for both sellers and buyers.

How long does vacant land usually take to sell in Utah?

Marketing times vary by parcel type and location, but vacant land commonly takes a year or more in traditional listings—especially when zoning, access, or utilities are uncertain. If speed is the priority, consider direct land buyers, auctions, wholesaling, or exchange-driven transactions, while accounting for potential price tradeoffs.

What are the main factors that can lower property valuations in Utah?

Common value reducers include steep slopes, floodplain restrictions, wetlands or other environmental constraints, limited legal access, expensive utility extensions, water scarcity or uncertain water rights, restrictive or outdated zoning, and surrounding land uses that limit the property’s highest and best use.