A Cedar City community
Living in Far West.
Rural acreage strung along the Highway 56 corridor on the west side of Cedar Valley, well past the in-town grid, where lots run five to twenty-plus acres, the night sky goes properly dark, and there is room for a shop, a few horses, and the RV. It rewards a buyer who likes elbow room and is willing to do the homework on water, septic, and access before falling for the view.
I am Scott Buehler, a Southern Utah resident of 20-plus years and a licensed REALTOR and lender. This is the honest version of what the west side offers and what I would verify before you buy or sell out here.
New to the area? Start with the Cedar City guide, then come back for the west side.
Current listings
Acreage for sale in Far West.
No active listings today. Parcels out here run five to twenty-plus acres, which caps how many exist at all, and rural ground along Highway 56 sells on no particular schedule. When something does post to the MLS, this page reflects it at once. Prefer to hunt on your own? Open the map search or start from the homepage.
Buying here
Be first in line when one lists.
Acreage buyers on the Highway 56 corridor usually learn about parcels late; my job is making sure you do not. Far West sits inside my everyday Iron County MLS review, so name your acreage target and the well and septic setup you can live with, and the next parcel past 11,000 West reaches you while it is still fresh.
Selling here
Own ground in Far West?
Buyers check this exact page hoping to find your street. When you are ready, list it with me and get featured on MovingUtah. Start with an honest read on what your home is worth.
Listing information comes from the local MLS and is deemed reliable but not guaranteed.
On this page
Life west of town
Highway 56, open ground, and careful homework.
Far West reads less like an in-town subdivision and more like rural Cedar Valley acreage. Recorded lots and homes carrying the Far West name sit along Highway 56 on the west side of the valley, with street addresses running from roughly the 11,000 West range out past 14,000 West, well beyond the city's dense grid. The road out is the state highway itself, so the drive stays simple even when the parcels get remote.
That distance changes the way I tour it. Before you fall in love with the land, I check the water source, septic status, legal access, road conditions, allowed uses, and how far the exact property sits from the daily errands that matter to you. Out here the parcel file is as much a part of the decision as the view.
It also changes the feel. Lots run wide, from around five acres up past twenty, so neighbors sit at a real distance and the sky opens up at night in a way the in-town subdivisions cannot match. That space is the whole appeal, and it is also why nothing about a Far West property should be assumed until it is confirmed.
West-side highlights
The west side has its own logic.
Six things make this stretch of Highway 56 its own place, and each one is specific: real acreage, a single highway spine, private wells and septic instead of city hookups, room for outbuildings and animals, a genuinely dark night sky, and a wide, thin comp pool that rewards patience over speed.
Real acreage, not a yard
Parcels along this corridor have run from about five acres to more than twenty. That is the trade for the distance: room to actually spread out.
One road, Highway 56
State Route 56 is the spine for this whole stretch, running west from Cedar City toward Newcastle, about 30 miles out, and on to the Nevada line. There is no shortcut in or out.
Well water, private septic
Properties I have reviewed along this stretch run on private wells and septic systems rather than city hookups. That is standard out here, but it is never a given, so it gets confirmed parcel by parcel.
Room for shops and animals
Detached garages, storage buildings, and space for horses show up regularly in listings along this corridor. Confirm allowed uses on any specific parcel before you count on them.
Dark sky, real distance from town
Enough separation from Cedar City's in-town lighting to notice the difference after dark. Part of the draw for buyers who want quiet as much as square footage.
A thin, honest comp pool
Few parcels out here are truly alike, so pricing takes real rural comps, not an automated estimate. That works in a patient buyer's favor.
Homes & lots
Large lots with limited comps.
Far West is large rural lots with wide spacing between homes, room for RVs and workshops, and a darker night sky than the streets in town. Build eras and home sizes vary lot to lot out here rather than following a single subdivision phase, so I read each home and its outbuildings on their own terms instead of assuming a vintage.
Pricing takes a careful eye because true comps run thin. Vacant acreage lots along this stretch have listed from the high five figures into the mid six figures depending on size and access, and improved properties with a home and outbuildings have priced higher. The number swings hard on acreage, water, septic, access, and condition, so treat any range as a starting point and confirm it against the live listings and the right rural comps.
This is also a market where the parcel file does real work. A well log, a septic permit, and a documented access easement can be the difference between a property that finances cleanly and one that stalls in escrow. I would rather find that out before we write an offer than after.
Out here the parcel file is as much a part of the decision as the view.
Trails & outdoors
The BLM's playground is a short drive north.
Far West does not sit on a named in-town trail system, but the west side has its own outdoor draw close by. The BLM's Three Peaks Recreation Area is the honest highlight, reached off this same general corridor. Here is the tiering, from the closest public land to a full day out.
Three Peaks Recreation Area
The BLM's Three Peaks area sits roughly ten miles northwest of central Cedar City, reached via Lund Highway and Midvalley Road off Highway 56. It opens up mountain-bike singletrack, OHV trails, and an RC track on the desert floor.
Coal Creek Trail, in town
Back toward central Cedar City, the paved Coal Creek Trail follows the creek across town. It is a drive from Far West rather than a walk, but it is the closest maintained in-town trail.
Open BLM ground at the doorstep
A good share of west Cedar Valley borders public land, so several Far West parcels back up to open range rather than another fence line. Confirm the exact adjacency on any specific lot.
Newcastle and points west, ~30 min
Highway 56 keeps going. Newcastle sits about 30 miles further west, and the road continues on toward the Nevada line for a longer day-trip loop.
Route and distance details come from the BLM's Three Peaks Recreation Area page and Utah Department of Transportation route data for State Route 56. The wider outdoor picture for Cedar City is in the Cedar City guide.
Errands & drive times
Errands, measured as a real drive.
Out here errands are a planned drive, not a quick hop. Highway 56 is the only route in, so times below are an estimate measured from around the 12,000 to 13,000 West range on the highway; the far edge of the corridor runs longer, and weather or trailers can stretch any of these. Confirm the drive from your exact driveway.
| The errand | Where it happens | From the corridor |
|---|---|---|
| Full grocery run | Lin's Fresh Market, 150 N Main Street | ~20 min |
| Second grocery option | Smith's Food & Drug, 633 S Main Street | ~18 min |
| Hardware and home improvement | The Home Depot, Providence Center | ~22 min |
| Big-box and Walmart Supercenter | Providence Center Dr | ~22 min |
| Healthcare | Cedar City Hospital, 1303 N Main Street | ~19 min |
| Freeway on-ramp | Interstate 15 at Exit 59, SR-56 | ~15 min |
| Dinner downtown | Historic Main Street | ~20 min |
| Mountain biking and OHV | Three Peaks Recreation Area (BLM) | ~15 min |
| Flights | Cedar City Regional Airport (CDC) | ~22 min |
Farther out, Highway 56 continues about 30 miles to Newcastle and on toward the Nevada border, so a Far West property doubles as a base for that direction as much as it does for Cedar City. The full day-trip map for the rest of Iron County lives in the Cedar City guide.
Schools & education
Check the assignment by address.
Far West is part of the Iron County School District. Three Peaks Elementary (grades K-5), at 1685 Midvalley Road, is the district's westernmost elementary and sits in the same general west-side area, though it is reached from a different road off Highway 56 than the Far West corridor itself. For middle and high school, this side of town splits between the Cedar and Canyon View zones, and the district is redrawing secondary boundaries for the 2027-28 school year on top of that. I would not guess an assignment for a property this far out.
Confirm the current elementary, middle, and high school assignment for any specific address directly with the district before you rely on it. For independent school information, GreatSchools and Niche both publish data you can weigh for yourself.
I cover the bigger education picture in the Cedar City guide.
Water, septic & access
The parcel file matters as much as the photos.
I would not treat a Far West listing like an in-town Cedar City home, and this section is why. Properties along this stretch of Highway 56 generally run on private wells and septic systems, and legal access can come off the state highway itself or off a shared or private easement road further back. None of that is a red flag on its own. It is simply information that has to be documented before a lender, an inspector, or a buyer can rely on it.
Rural financing also moves differently than an in-town purchase. Appraisers need real acreage comps, some loan products treat well and septic properties differently than city-utility homes, and a septic or well inspection can take longer to schedule than a standard home inspection. I build extra time into the contract for exactly that reason.
None of this should scare a serious buyer off. It is simply the cost of the acreage and the privacy, and it rewards a buyer and an agent willing to do the paperwork instead of skipping it.
What I check before I call a Far West parcel finance-ready
- Well documentation: existence, flow, water quality testing, and whether it is shared with another parcel.
- Septic permit history, tank age, capacity, and condition, since rural inspections can take longer to schedule.
- Legal and physical access from Highway 56 to the specific parcel, including road condition in winter weather.
- Power, allowed uses, and any outbuildings against Iron County's parcel and zoning records before you count on them.
This is general guidance, not an engineering, water-rights, or legal determination. Confirm any specific property with Iron County, a qualified inspector, and your lender before you rely on it.
What locals know
The details I would slow down and check.
Far West rewards a buyer who reads the parcel file, not just the photos. These are the four things I would walk a friend through before they get attached to any one property out here.
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Water and septic can drive the deal. Out here, the well, the septic, and legal access settle whether a property even works for you, so I chase those answers early, not after a tour.
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Comps run thin, so price with care. Few Far West parcels are truly alike, which means an automated estimate misses badly. The right number comes from real rural sales, weighed against acreage and condition.
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Distance is the honest tradeoff. Twenty minutes to town is a fair estimate from the middle of the corridor, not from every driveway. Map your specific address before you decide the commute works.
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Documentation sells acreage. A clean file on water, septic, access, and improvements answers the questions buyers ask first, so the right listing does not leave them guessing.
Buy or sell here
The buyer side and the seller side.
Buying in Far West
Far West sits out along the Highway 56 corridor on the west side of Cedar Valley, well past the in-town grid. Recorded lots and homes along this stretch run from roughly the 11,000 West address range out past 14,000 West, so it reads as rural acreage rather than an in-town subdivision, and I anchor any conversation to the exact parcel rather than a single street name.
Mostly large rural lots, generally five to twenty-plus acres, with wide spacing between homes, room for RVs, workshops, and horses, and a darker night sky than the streets in town. Build eras and home sizes vary lot to lot out here, so I check the actual home, outbuildings, and improvements on each property rather than assuming a single vintage.
Do not assume city utilities here. The properties I have reviewed along this stretch of Highway 56 run on private wells and septic systems, so water, septic, legal access, power, and allowed uses all need to be confirmed property by property before you lean on them.
It is a wide range because acreage, water, outbuildings, and condition swing the number so much. Vacant acreage lots here have listed from the high five figures into the mid six figures, and improved properties with a home and outbuildings have run higher. Treat that as a starting point and confirm against the live listings.
Ready to look? See what is on the market or tell me what you are after.
Selling in Far West
Value depends on acreage, water source, septic status, access, outbuildings, condition, allowed uses, and current rural-property comps. Start with the home valuation page and I will compare it against the right Highway 56 and west Cedar Valley sales.
List with me and your property is featured across MovingUtah, on this page, on the Cedar City hub, and in the featured listings buyers browse on this site. The get featured page walks through exactly how that works.
It depends on how much rural acreage is on the market and how well the water, septic, access, and acreage facts are documented. Buyers for this kind of property usually need those answers before they spend time touring, so a well-documented listing stands out. Tell me your timeline and I will give you a straight read.
Yes. The main work is sequencing: documenting the property facts, pricing the acreage correctly, timing the next purchase, and keeping the financing timeline clean. Because I am dual-licensed, I can keep the sale, the search, and the financing conversation on one desk.
Thinking about it? Start with your number or see how featuring works.
Keep exploring Cedar City
Want a closer look at Far West?
Buying, I can help you separate usable rural-property facts from broad acreage shorthand. Selling, I will help document water, septic, access, improvements, and property condition so the listing answers the questions buyers already have. Either way, we start with a conversation.
Selling in Far West
Want to sell your home or acreage in Far West? List it with Scott Buehler and get featured on MovingUtah.
No best-agent claims and no guaranteed-price promises, just honest pricing that documents water, septic, and access before it ever names a number.