Live Beaver listings, filtered
Homes on acreage in Beaver.
Beaver listings on half an acre and up, from generous in-town lots to working ground out by the farm hamlets, fed straight from the MLS and sorted newest first, with a clear read on water shares, wells, and what actually conveys under the Tushars.
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Newest first
The newest acreage listings.
Fed straight from the local MLS and filtered to Beaver homes on half an acre or more: new listings appear here as they list, and sold homes drop off. The read on what the land is actually worth out here, and what conveys with it, is just below.
See every listing on the map
The full Beaver inventory with the map, list view, and search filters. No account needed to look.
Hear about new matches first
Tell me what you are after and I will flag new listings that fit, usually the morning they go live.
This filter too narrow?
Browse every Beaver listing, or slide sideways: Under $300K, RV parking, Over $500K.
If the grid looks thin today, that is the real Beaver market, not a glitch. This is a small market of roughly 1,400 housing units, so any one slice runs lean week to week. What is different here is the calibration: this is a rural ranch valley, so land is the normal case rather than the premium one, and the question is usually which acreage rather than whether any exists. The live grid is the honest count, and the shops, pole barns, and RV barns that tend to sit on these parcels come with them. Tell me the acreage you want and I will flag the next real one the morning it lists.
Listing information comes from the local MLS and is deemed reliable but not guaranteed.
The local read
What acreage really means in Beaver.
Acreage in a rural valley does not mean what it means on the Wasatch Front. In a suburb, half an acre is a luxury and the price is mostly the house. In Beaver County the land is the normal condition and the price is mostly about what the land can do: whether it is irrigated, what water comes with it, whether it is fenced and cross-fenced, and whether it will carry animals. Two parcels of identical size a mile apart can be worth very different numbers because one has shares in an irrigation company and the other has dry ground and a hose.
So the first question is not how many acres, it is what the acres are attached to. Water is the whole conversation. Culinary supply out of town means a private well, drilled to a depth and a recovery rate you should see documented, running on a state water right that governs how much you can use and for what. Irrigation is separate again, held in shares in a local company, assessed annually, and conveyed on paper rather than automatically with the dirt. A listing that shows green pasture is not a promise that the water making it green is included.
Where the land is concentrates on the valley floor. The farm hamlets ring the valley: Manderfield about 5 miles north, Greenville about 4 southwest, Adamsville about 7 west-southwest, and North Creek, and that is where the working parcels and the horse properties are. East on Canyon Road, SR-153 climbs past the Fort Cameron site toward Fishlake National Forest, and the newer homes on larger lots spread that way, which is the recreation-gateway side of town. In the 1856 grid the lots are generous by suburban standards but rarely acreage, and they come with Beaver City water and sewer instead of a well and a septic system. Whatever the parcel carries in outbuildings, a shop, a pole barn, or an RV barn, comes with the land rather than with a separate search.
What you verify on acreage is documentary, not visual. The water shares and the certificates, the well log and a current flow and quality test, the septic permit and the drain field, the zoning and what it allows you to keep and build, whether the parcel is on greenbelt and what the rollback would look like, and where the legal access actually runs, because a driveway crossing a neighbor without a recorded easement is a problem you inherit. None of that shows up in a listing photo, and all of it moves the number. Earlier in the process than show me listings? Start with the Beaver guide, and when a home below reads right, that is the moment to reach out.
What you are really buying out here
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The water, not the acres: irrigation shares and a documented well are what separate two parcels of the same size. Get the share certificates, the company name, and the well log in writing before you value the ground.
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Fencing and what it will carry: fenced and cross-fenced ground with a loafing shed does a different job than an open field, and it is expensive to add. Confirm the zoning allows the animals you have in mind.
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Well and septic, inspected separately: neither is covered by a standard home inspection. Order a flow test, a water quality test, and a septic inspection on their own, and read the permits.
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Greenbelt and the rollback: agricultural assessment makes the tax line look small. Confirm the current status with the county and what keeps it qualifying, because losing it can trigger several prior years of the difference.
The local map
Where the acreage actually is.
Acreage in Beaver is a valley-floor story, because that is where the water and the flat ground are. Here is where to look, and what changes between them.
The farm hamlets on the valley floor
Manderfield about 5 miles north, Greenville about 4 southwest, Adamsville about 7 west-southwest, and North Creek. This is the working ground: irrigated pasture, horse property, and older farmsteads, usually association-free and usually on a well and septic. Read the water shares first, then the fencing, then the house.
Canyon Road and the bench, east on SR-153
East on SR-153 past the Fort Cameron site, newer homes on larger lots spread toward the bench and Fishlake National Forest. Less irrigated ground and more elevation and view than the valley floor, and the natural side of town if the canyon and Eagle Point are the reason you are looking here.
Generous lots inside the 1856 grid
The historic grid centered on Main and Center carries lots that read generous by suburban standards, and some post-2000 infill sits on bigger in-town parcels. Rarely a true half acre and up, but you stay on Beaver City power, water, and sewer, which removes the well and septic homework entirely.
Horse property and what it needs
Grazing land, fencing, a loafing shed, and water are what make a parcel usable for animals, and all four are expensive to add after the fact. Confirm the zoning allows what you intend to keep, and confirm the water that green pasture is drinking is actually conveying.
Bare land and bring-your-builder parcels
Plenty of Beaver County ground trades without a house on it, and building your own is a normal path here. Power distance, a drilled well, a permitted septic system, legal access, and the county building requirements are what decide the real cost, so price those before you price the lot.
Across the county line, with care
National portals fold a wide radius into Beaver results, so an acreage hit can sit well outside town or in a neighboring jurisdiction entirely, which changes the zoning, the taxes, and the water company. Confirm the actual parcel location before you fall for the land.
Before you tour: what to actually check
Water shares, in writing: the single most common deal-killer. Get the certificates, the company name, and the current assessment status, and name the shares in the contract. Irrigation water conveys on paper, not with the dirt.
The well, documented: ask for the driller's log, the depth, and the recovery rate, then order a current flow test and a water quality test. Read the state water right the well runs on and what it lets you irrigate.
Septic, on its own inspection: the age, tank size, drain field location, last pump date, and the permit. A standard home inspection does not cover it, and a failed drain field on a rural lot is a large number.
Greenbelt status and rollback: confirm with the Beaver County Assessor whether the parcel is under agricultural assessment, what keeps it qualifying, and what the rollback would be if it stops.
Legal access and easements: confirm the driveway is on a recorded easement or a public road rather than crossing a neighbor by long habit, and check for utility or ditch easements running through the usable ground.
Zoning and the survey: verify with Beaver City at 435-438-2451 or the county what the parcel allows you to keep, build, and store, and get a survey when the fence lines and the deed lines have never been reconciled.
Want the acreage shortlist without the homework?
Tell me your budget, the acreage you need, and whether irrigated ground, room for animals, or just distance from a neighbor is the point. I cover Beaver County as the southern Utah agent, about 50 minutes north of my Cedar City base, and I handle the financing side myself. You get straight answers on which parcels carry real water, what the well and septic are going to cost you to verify, and what the greenbelt line on the tax notice actually means.
Selling a Beaver property with real acreage or water shares? The buyers reading this page are searching for exactly that, and they already know to ask what conveys. List it with me, Scott Buehler, and it gets featured across MovingUtah, on the pages they are already reading.
Quick answers
Acreage, answered.
This page starts at half an acre, which is the line where a Beaver lot stops being a yard and starts being usable land. From there the range is wide: a generous in-town parcel on the old grid, a one to five acre place on the valley floor, or a working piece out by the farm hamlets measured in tens of acres. The live grid above is the honest count, and in a market of roughly 1,400 housing units the mix changes a lot week to week.
Mostly on the valley floor around the farm hamlets: Manderfield about 5 miles north, Greenville about 4 southwest, Adamsville about 7 west-southwest, and North Creek. East on Canyon Road along SR-153 the newer larger lots run toward the bench and Fishlake National Forest. The historic 1856 grid in town carries generous lots by suburban standards but rarely the acreage, and it comes with city water and sewer instead of a well and septic.
Sometimes, and it is the single biggest variable on a Beaver parcel. Irrigation and secondary water in this valley is held in shares that are conveyed separately from the dirt, so a listing can show pasture that has always been watered and still transfer without the shares that watered it. Ask for the share certificates and the company name in writing, confirm the assessments are current, and put the shares in the contract rather than assuming they follow the deed.
On the well: the driller's log, the depth, the recovery rate, a current flow test, and a water quality test, plus the state water right the well runs on and what it actually allows you to irrigate. On the septic: the age, the tank size, the drain field location, the last pump date, and whether the system was permitted. Order both inspections separately from the home inspection, because a standard inspection does not cover either one, and a failed drain field on a rural lot is a large number.
Greenbelt is the everyday name for Utah's Farmland Assessment Act, which taxes qualifying agricultural land on what it produces rather than what it would sell for. Plenty of Beaver valley parcels carry it, and it changes the tax figure on a listing significantly. The part buyers miss is the rollback: if the land stops qualifying after you buy, several prior years of the difference can come due. Confirm the current status with the Beaver County Assessor and get a straight answer on what keeps it qualifying before you write.
Tell me the acreage you want, the budget, and whether irrigated ground or just room is the point, and I will flag matching listings the day they go live. Land here trades on the shares and the water more than the square footage, so a standing alert plus a quick read on what conveys beats watching a portal. I cover Beaver County from my Cedar City base about 50 minutes south, and I will line up the financing alongside the search.