Live Mapleton listings, filtered
Homes on acreage in Mapleton
Mapleton writes large lots into its code, so acreage here is real, not a rounding error. These are the larger-lot and acre-class parcels, fed straight from the MLS and sorted newest first, with a clear read on the zoning, and on the water that decides what a big lot in Mapleton actually costs to keep.
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Newest first
The newest acreage listings
Fed straight from the local MLS and pulled toward Mapleton's larger lots, up to the acre-class and two-acre parcels: new listings appear here as they hit the market, and sold homes drop off. The read on the zoning and, more importantly, the water is just below, and on a big lot in Mapleton it matters more than the photos.
Buying here
Ask about the water before the acreage.
An acre here may have pressurized irrigation, water shares, or a well and septic. Shares do not always come with the sale. Tell me your plans, and my partner agent there can check the zone and water.
Selling here
Selling acreage in Mapleton?
Real land, not just a big yard, brings shoppers to this page. List it with my partner agent in Mapleton. Your acreage gets featured on MovingUtah.
See every Mapleton listing on the map, with list view and filters. No account needed.
Listing information comes from the local MLS and is deemed reliable but not guaranteed.
The local read
Why acreage is genuinely real in Mapleton
In most Utah cities acreage is a niche you hunt for. In Mapleton it is written into the code. Much of the city is zoned agricultural-residential under three districts, RA-1, RA-2, and A-2. RA-1 allows about one dwelling per acre and A-2 allows one per two acres, while RA-2 allows smaller lots, down to about a third of an acre. A Transferable Development Rights, or TDR, program, begun in 1998, also moved building rights off the hillside bench to protect it. The result is a lower-density bench town where acreage and large-animal-capable parcels sit throughout, not in one quarter. So on this page acreage is not an exception to the Mapleton market. It is a big part of the Mapleton market, and the real question is which large lot, in which zone, with what attached to it.
Because the lot is the product here, the first thing to verify is the zone the parcel actually sits in, because RA-1, RA-2, and A-2 live very differently. An acre-class RA-1 lot gives you room for a shop, deep garden ground, RV and trailer parking, an animal setup, and real distance from the neighbors; a two-acre A-2 tract is a different project to maintain and to build on, with a different minimum and different density math. Confirm the exact zone, its real minimum, and how the TDR program touches the parcel with Mapleton City before you plan an outbuilding or a build, rather than eyeballing the lot. The larger-lot and acreage end is also where Mapleton's value sits high. The U.S. Census puts the typical Mapleton home value near $745,200 (ACS 2020-2024), and on a big lot the value rides on the land, the views, and the water as much as on the house.
Here is the load-bearing fact in Mapleton, and it is the one that separates pricing a big lot here from anywhere else: water comes on two systems, and they are title questions. Many Mapleton properties water yards and pasture from a separate pressurized-irrigation, or secondary-water, system fed by untreated water from wells, rivers and runoff, rather than from culinary drinking water. That system does not reach every lot, and the irrigation-company shares that feed it may or may not transfer with the sale. Open-ditch users are served by the Mapleton Irrigation Company, while Mapleton City runs the pressurized system. The local rule of thumb says it plainly: ask about the secondary water before you ask about the price. On any purchase, confirm in writing whether the parcel has a pressurized-irrigation connection or irrigation-company shares, whether those shares convey, and what the annual assessment is. On the acreage fringes, also confirm whether the home is on city water and sewer or a private well and septic.
So the homework on a big lot here is the water, then the zone, then the use. Ask plainly how the secondary irrigation is set up for the address, whether shares convey, and what the annual assessment is. Then confirm the zone, RA-1, RA-2, or A-2, what it lets you build or keep, and any large-animal limits if that is part of the plan. If what you want is space and what you can do with it, the same large lots show up as horses-allowed homes where the zoning and pasture support large animals, as luxury homes at the east-bench estate end, and as RV-parking homes with side-yard room for the trailer and the boat. You can also browse every Mapleton listing, and when a parcel with the right land catches your eye, reach out and I will pull the zone and the water situation before you write a thing.
What to read on a Mapleton acre
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The zone, RA-1 / RA-2 / A-2: Mapleton zones large lots by code, with one home per acre in RA-1 and a two-acre minimum in A-2. RA-2 allows smaller lots, down to about a third of an acre. Confirm the exact zone and its real minimum with the city, because what you can build or keep, and how much lot you maintain, follows the zone, not the listing.
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Two water systems, and shares that may not convey: many parcels water the yard and pasture off a separate pressurized-irrigation system fed by untreated water from wells, rivers and runoff, not culinary water. It does not reach every lot, and the irrigation-company shares may or may not transfer with the sale. Confirm the connection, whether shares convey, and the annual assessment in writing.
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Well and septic on the fringe: most of the city is on Mapleton City culinary water and sewer, but acreage on the edges can be private well and septic. Confirm which one the parcel actually has, because it changes the carrying cost and the inspections.
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Usable vs. total acreage: walk the lot for slope, drainage, runoff, and easements, especially on the higher east bench toward Maple Canyon. The deed acreage and the buildable, plantable, fenceable, and pasture acreage can be different numbers.
The local map
Where the bigger lots actually are
Large lots are the rule across Mapleton, not a single subdivision, because the agricultural-residential zoning places them throughout the city. These are the settings the bench breaks into, with the reminder that the zone, the secondary-irrigation setup, and whether the water shares convey are what matter most on any of them.
The east side and the bench toward Maple Canyon
The rising bench land toward the mouth of Maple Canyon and Maple Mountain is the larger-lot, agricultural-residential and view-parcel heart of the city. Acre-class land, custom homes, and the close mountain view tend to travel together here. The catch is the bench homework: the higher you climb, the more slope, drainage, and runoff matter on the specific lot.
Acreage citywide
Because RA-1 and A-2 zoning is spread across Mapleton, acreage and large-animal-capable parcels turn up throughout the city, not in one quarter, from one-acre lots to two-acre-minimum tracts. Zone, animal limits, and the water connection vary parcel by parcel, so two large lots a mile apart can be very different projects.
The old core around Maple Street
The original east-central grid around Maple Street and Main Street near Mapleton Elementary holds the town's longest-established blocks, older homes and lots on city water and sewer with mature trees. Lots here can still run large by valley standards, with the established-neighborhood trade of older systems you will want to date.
The west side and valley floor
The growing west side and valley floor toward Springville carry newer subdivision homes and more recent growth, anchored near Maple Ridge Elementary and Maple Grove Middle, with the closest US-89 and I-15 access through the neighbors. Lots here can be larger than a typical valley subdivision while sitting closer to services and the freeway runs.
Custom and small-plat acre lots
Because the agricultural-residential zoning produces a lot of custom and small-plat building on acreage rather than dense production tracts, a custom build on a Mapleton acre is a genuine part of the market. On bench and acreage ground, the questions come in order: water first, then culinary and sewer versus well and septic, then slope, drainage, and hazard, then the zone and any animal limits.
The pasture and animal-capable parcels
Acreage with pasture and large-animal privileges is written into the agricultural-residential zoning here, so a parcel set up for animals is a real part of the inventory. What waters that pasture is the secondary-irrigation system, which is the reason the water question and the zone matter as much as the fences when you are reading one of these lots.
Before you tour acreage: what to actually check
The secondary water, first: ask in writing whether the parcel has a pressurized-irrigation connection or irrigation-company shares, whether those shares convey with the sale, and what the annual assessment is. The system does not reach every lot, so do not assume this one is connected. In Mapleton this is the line item that moves the math on a big lot.
The zone and its minimum: confirm whether the parcel is RA-1, RA-2, or A-2, because the one-acre and two-acre zones live differently and decide what you can build or keep. Check the zone, its real minimum, and any Transferable Development Rights status with Mapleton City, not off the listing.
City sewer vs. private septic: most of Mapleton is on city water and sewer, but acreage on the fringes can be a private well and septic. Confirm which one the parcel has and budget for the inspection, because it changes the carrying cost and the due diligence entirely.
Usable vs. total acreage: walk the lot for slope, drainage, runoff, wash, and easements. The deed acreage and the buildable, plantable, fenceable, and pasture acreage can be two different numbers, especially on the foothill and sloped east-bench parcels.
Slope and geologic-hazard mapping: on the higher bench toward Maple Canyon, check the slope, how water moves across the lot, and any current-year geologic-hazard mapping before you plan around the land. Late-summer storms build over Maple Mountain and the canyon to the south is known for strong down-canyon winds.
Inside the city or a neighbor: listing portals lump Mapleton in with Springville and Spanish Fork, so confirm the parcel is actually inside Mapleton city limits, since the zoning, the secondary-water system, and the animal allowances are Mapleton's, not the neighbor's.
Want real land in Mapleton, with the homework done?
Tell me the lot size and what you want the land to do, room for a shop, garden ground, pasture, RV and trailer parking, or just distance from the neighbors, and your budget. I will connect you with a trusted Mapleton-area partner agent for the on-the-ground work and stay on the file for the homework and the financing, then I pull the zone, the secondary-irrigation setup, and whether the water shares convey before you spend a Saturday.
Quick answers
Acreage shopping, answered
Yes. Mapleton zones large lots into its code, with three agricultural-residential districts. RA-1 allows one home per acre, A-2 sets a two-acre minimum, and RA-2 allows smaller lots, down to about a third of an acre. The result is a lower-density bench town where acreage and large-animal-capable parcels sit throughout the city, not in one quarter. So acreage here is not a niche you hunt for, it is much of what Mapleton is, and the real question is which large lot in which zone. The live listings above are the honest count on any given week.
They are Mapleton's agricultural-residential zones, and they set the minimum lot size and the density. RA-1 is roughly acre-class ground at about one dwelling per acre, and A-2 runs to a two-acre minimum at about one dwelling per two acres. RA-2 allows smaller lots, down to about a third of an acre. They live very differently in terms of how much lot you maintain and what you can build or keep, so confirm the exact zone, its real minimum, and how the Transferable Development Rights program touches the parcel with Mapleton City before you plan a shop, a second structure, or a build. I will pull the zoning on any parcel before you tour.
Water comes on two systems, and it is a title question. Many Mapleton properties water the yard and pasture off a separate pressurized-irrigation, or secondary-water, system fed by untreated water from wells, rivers and runoff, rather than off culinary drinking water. That system does not reach every lot, and the irrigation-company shares that feed it may or may not transfer with the sale. The local rule of thumb is to ask about the secondary water before you ask about the price. On any purchase, confirm in writing whether the parcel has a connection or shares, whether those shares convey, and what the annual assessment is, and on the fringes confirm whether the home is on city sewer or a private septic system. Water questions here belong in the contract, not in a handshake.
Often, because acreage and large-animal privileges are written into the agricultural-residential zoning, but it is set by the parcel's zone and its allowances through Mapleton City, not by the lot size alone. A large lot makes a shop, an outbuilding, pasture, or an animal setup possible, but you confirm the exact zone, RA-1, RA-2, or A-2, what it permits, any large-animal limits, the setbacks, and the slope or drainage constraints on the specific lot before you count on it. If horses are part of the plan, the horses-allowed page covers that, and I will have the local agent verify the zoning on any home before you tour.
Because the number on a listing is the lot size, not the buildable size, and on Mapleton's bench the two are not always the same. Foothill and east-bench parcels can carry slope, drainage, wash, runoff, and easements that take usable ground off the table, so the deed acreage and the plantable, fenceable, pasture, and buildable acreage can differ. Walk the lot, and I will help you read the plat and the constraints so you know what land you are really buying.
Tell me the lot size and what you want the land to do, plus your budget, and I will connect you with a Mapleton-area partner agent who watches the east-bench and agricultural-residential streets, then flag matches as they go live, with the zone and the secondary-irrigation setup pulled so you know what the land really costs to keep. Pair that with a pre-approval and you can move on a strong large lot, which in a low-turnover market like Mapleton does not sit long.