Live Smithfield listings, filtered
Homes on acreage in Smithfield.
Smithfield homes on the larger former-farm lots at the city's edges, fed straight from the MLS and sorted newest first, with a clear read on the Smithfield Irrigation Company water shares, the wells and septic, and the zoning that decide what a bigger lot can really do, because here the water is the deal.
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Want it narrower? Tell me your exact spec.
Newest first
The newest acreage listings.
Fed straight from the local MLS and filtered toward the larger lots: new Smithfield acreage listings appear here as they hit the market, and sold homes drop off. The local read on the water shares, the wells, the septic, and the zoning is just below, and on a farm-edge parcel it matters far more than the photos, because what conveys with the water decides the value lot by lot.
Buying here
Learn the water before you learn the land.
Class A and system shares generally both have to convey for a Smithfield parcel to actually take irrigation water, and some farm-edge lots run on a private well instead. Tell me what you want the land to do and I will have the Smithfield-area partner agent I work with pull the water shares, the well or septic, and the zoning on any parcel before you tour.
Selling here
Selling a Smithfield home on real acreage?
Buyers on this page want land at the city's edges and are ready to do the water and zoning homework to get it. List with the Smithfield-area partner agent I connect you with and put your parcel in front of that exact search.
Acreage is the farm fringe of a town that is mostly filling in with subdivisions, so the honest count runs naturally thin and real land moves when it lists. Tell me the lot size and what you want the land to do and I will have the Cache Valley partner agent I work with watch the edges and flag the next parcel that fits, with the water shares, the well-or-septic, and the zoning pulled before you ever tour.
Listing information comes from the local MLS and is deemed reliable but not guaranteed.
The local read
What acreage really means in Smithfield.
Smithfield grew fast through the post-2000 and post-2010 decades, but it is still a Cache Valley farm town at heart, and that is exactly why real acreage is realistically available here on the city's edges. On this page, acreage means a larger lot, the point where the land starts doing something a standard subdivision lot cannot: a shop, a garden, a few animals if the zoning allows, room for the RV and the trailer, or simply open former-farm ground that is yours. It concentrates on the FARM FRINGE, the transition zones where the gridded town gives way to agricultural and equestrian parcels at the edges. These are former farmland, and the homework that comes with them is unlike anything on a tract lot, because here wells, septic, fencing, and above all the irrigation water decide value parcel by parcel.
Water is the real value driver on Smithfield acreage, not the house, and Smithfield's water setup is unusual enough that you have to learn it before you shop. The city provides CULINARY (drinking) water, but the secondary IRRIGATION water, the cheap, untreated water that keeps an acre of pasture or lawn green, runs through a completely separate entity: the Smithfield Irrigation Company, a shareholder-owned outfit on Main Street with roughly 1,100 connections, tied into the Cache Highline system. And here is the part that catches buyers: the company distinguishes CLASS A shares from SYSTEM shares, and you generally need BOTH to actually take water on a parcel. Whether those shares convey with a particular property is parcel-specific and is decided in the title work, not by the listing copy. Some farm-edge parcels do not run on the irrigation company at all but on a private well instead. The plain version: water questions here are title questions. Get in writing which shares and rights convey, and what the annual assessments are, before you count on watering anything.
The land questions follow close behind the water. Whether the parcel is on city SEWER or a private SEPTIC system, which is far more likely the farther out toward the edges you go, and septic shapes both what you can build and what it costs to maintain. What the ZONING actually allows you to build or keep, including any animals, which is set by the zone, not by the lot size, and can differ depending on whether a parcel sits inside Smithfield city or out in unincorporated Cache County. How much of the deeded acreage is genuinely usable rather than slope, wash, fence line, or easement. Smithfield also sits where the Bear River Range meets the valley, so the range-front carries Wasatch fault-zone and geologic-hazard mapping on the east side, and low ground near the canyon drainages and the Bear River bottoms can fall on FEMA flood panels. None of that is a reason to avoid acreage. It is the reason to do the homework, because a clean parcel with the right water is genuinely hard to replace.
On price, land carries value, so a home on real acreage here usually lists above the same house on a standard lot, and the upper tier pairs acreage with the larger custom builds on the bench and the edges. If the draw is space and freedom more than one specific parcel, shop a few angles at once: the upper-tier homes where acreage meets larger custom builds, the no-restriction lots where you have the most freedom to add a shop or outbuilding, and the RV-parking lots with the side-yard room and gate to match. You can also browse every Smithfield listing and let the bigger lots surface. When a parcel with real land catches your eye, reach out and I will have the local agent pull the plat, the water shares, whether it is well or septic, the zone, and whether it is city or county before you write a thing.
What to read on a larger lot
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Irrigation water shares: secondary irrigation runs through the Smithfield Irrigation Company, separate from city culinary water. It distinguishes Class A shares from system shares, and you generally need both to take water. Confirm in writing which shares and rights convey with the parcel, and the annual assessments, because they do not always transfer.
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Well vs. the system: some farm-edge parcels are not on the irrigation company at all but on a private well. If it is a well, check the depth, the rights, the flow, and the condition, and never assume a parcel has secondary water just because the neighbor does.
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Septic or sewer: edge parcels are more likely on a private septic system than on city sewer, and that shapes both building and cost. Ask which it is, the system's age and condition, and whether sewer is available at the street.
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Zoning and use: what you can build, keep, or run, including animals, is set by the zone, not the lot size, and can differ inside the city versus unincorporated county. Confirm the exact zone and its allowances, and which jurisdiction the parcel falls in, before you plan a shop or livestock.
The local map
Where the bigger lots actually are.
Acreage in Smithfield follows the land that has not been subdivided yet: the farm-fringe transition zones at the city's edges, where larger agricultural and equestrian parcels remain and some lots sit inside the city while others are unincorporated county. Here is where the larger lots concentrate, with the reminder that the irrigation water shares, the well or septic, and the zoning are what really decide value.
The west farm edge toward the valley floor
Where the newer west-side development gives way to the open valley floor, the Bear River bottoms, and the farmland beyond, including the country near the Schreiber Foods plant. The most open former-farm ground around Smithfield sits out here. Secondary irrigation shares and the occasional private well are most relevant on these parcels, so ask first what water the land actually has and what conveys.
The north edge toward Richmond
Up the US-91 corridor toward Richmond, the gridded town thins back into farm country and larger lots reappear. Agricultural and equestrian parcels turn up along here, on a mix of city and county ground. Confirm the jurisdiction and the water situation on each, because the rules and the value shift parcel by parcel.
The east bench and canyon-edge larger lots
Along the foot of the Bear River Range and toward Smithfield Canyon, some larger lots pair acreage with the close mountain views. Higher ground and newer building, with the trade being the range-front geologic-hazard mapping and canyon drainage. A view lot with land is a strong combination, but read the hazard and water homework before you fall for the elevation.
The equestrian and agricultural fringe
The transition parcels at the edges set up for horses or working land, with fencing, outbuildings, and pasture already in place. These are the properties most likely to involve irrigation shares or a private well, so the water and the zoning allowances for animals are the first questions, not the barn.
The Summit Creek and drainage parcels
Summit Creek runs out of Smithfield Canyon and through town, and some larger lots sit along it or near the low drainage ground. Water frontage is appealing, but low ground near canyon drainages and the Bear River bottoms can fall on FEMA flood panels, so check the flood mapping for the specific parcel before you read too much into the creek.
The city-and-county seam
The biggest parcels often sit right where Smithfield city meets unincorporated Cache County. That line decides zoning, the water and sewer picture, taxes, and which services apply, and it does not follow the mailing address. Verify which side of it a listing falls on, and exactly what water the parcel carries, before you plan around the land.
Before you tour acreage: what to actually check
The irrigation water shares: secondary water runs through the Smithfield Irrigation Company, with Class A shares and system shares, and you generally need both to take water. Confirm in writing which shares and rights convey with the parcel and what the annual assessments are, because they do not always transfer with the sale.
Well or the system: if a parcel is not on the irrigation company, it may run on a private well. Check the well's depth, rights, flow, and condition, and never assume a parcel has secondary water just because it is in farm country.
Septic or sewer: edge parcels are more likely on a private septic system than on city sewer. Ask which it is, the system's age and condition, and whether sewer is available at the street, because it shapes both building and cost.
City or unincorporated county: confirm which jurisdiction the parcel is in, because it changes the zoning, the services, the taxes, and the rules. The mailing address will not tell you, so check it before you plan anything.
The zone and its allowances: what you can build, keep, or run, including animals, is set by the zone, not the lot size. Confirm it directly, especially if a shop, a second structure, or livestock is the plan.
Hazard and flood mapping: the east bench sits along the Wasatch fault zone with range-front geologic-hazard mapping, and low ground near the canyon drainages and the Bear River bottoms can fall on FEMA flood panels. Pull both for the specific parcel before you commit.
Want real land in Smithfield, with the homework done?
Tell me the lot size and what you want the land to do, room for animals, a shop, a garden, or just distance from the neighbors, and whether you care about staying inside the city. I will connect you with a trusted Cache Valley partner agent for the on-the-ground work and stay on the file for the homework and the financing, then we pull the plat, the irrigation water shares, whether it is well or septic, the zone, and the city-or-county line before you spend a Saturday.
Selling a home on acreage in Smithfield? The buyers reading this page are searching for exactly that kind of land. List it with the Smithfield-area partner agent I connect you with, and your home gets featured across MovingUtah, on the pages they are already reading.
Quick answers
Acreage shopping, answered.
On this page it means a home on a larger former-farm lot, genuinely bigger than the typical Smithfield subdivision lot. Smithfield is still a Cache Valley farm town at heart, so real acreage is realistically available on the city's edges, concentrated in the farm-fringe transition zones where the gridded town gives way to agricultural and equestrian parcels. These are former farmland, where wells, septic, fencing, and the irrigation water shares decide value parcel by parcel. The live listings above are the honest count on any given week.
This is the question that matters most on a bigger lot here, and Smithfield's setup is unusual. The city provides culinary drinking water, but the cheap, untreated secondary irrigation water that keeps a pasture or an acre of lawn green runs through a separate entity, the Smithfield Irrigation Company, a shareholder-owned outfit with roughly 1,100 connections tied into the Cache Highline system. It distinguishes Class A shares from system shares, and you generally need both to actually take water. Whether those shares convey with a particular parcel is decided in the title work, not the listing, and some farm-edge parcels run on a private well instead. The plain version: water questions here are title questions. I will dig into exactly what water and shares a parcel carries the moment it interests you.
Not automatically, and this is the single most important thing to confirm. Smithfield Irrigation Company shares, both the Class A shares and the system shares, are parcel-specific and do not always convey with the sale. You need to get in writing which shares and rights transfer, and what the annual assessments are, before you count on watering the land. A larger lot with no water that conveys is a very different property than the same lot with full shares, so I will have the local agent and the title work pin this down before you write an offer.
It varies, and it is part of the homework. The farther out toward the edges you go, the more likely a parcel is on a private well for water and a private septic system rather than city sewer, while parcels closer in or inside the city are more often on municipal services. Whether a property is inside Smithfield city or in unincorporated Cache County affects this too. Ask which water and which waste system a parcel actually has, the age and condition of a septic system, and whether sewer is available at the street, and I will confirm all of it before you tour.
That is set by the parcel's zoning and animal allowance, not by the lot size alone, and whether the property sits inside the city or out in unincorporated Cache County drives the rules. A larger lot makes it possible, and the farm-fringe parcels often already have fencing and outbuildings, but you still confirm the zone, the animal allowance, setbacks for any shelter, and the water situation before you count on it. Tell me what you have in mind and I will have the local agent verify the zoning on any home before you tour.
Tell me the lot size and what you want to do with the land, and whether you need to stay inside the city, and I will connect you with a Cache Valley partner agent who watches the farm edges, then flag matches as they go live, usually the same morning, with the plat, the irrigation water shares, the well-or-septic, the zone, and the city-or-county line pulled so we know what you are really buying. Pair that with a pre-approval and you can move on real land before the weekend crowd.