Live Tremonton listings, filtered
Homes on acreage in Tremonton
Tremonton homes on larger Bear River Valley lots, fed straight from the MLS and sorted newest first, with a clear read on the secondary irrigation, the canal-company shares that do not always convey, and the well, septic, and zoning questions that decide what a former-farmland parcel can really do.
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Newest first
The newest acreage listings
Fed straight from the Wasatch Front Regional MLS and filtered toward larger lots and former farm ground: new Tremonton listings appear here as they hit the market, and sold homes drop off. The local read on the water, the shares, the well and septic, and the zoning is just below, and on acreage out here it matters far more than the photos.
Buying here
Sort out the water before the lot size.
Land here often has a well, septic, and canal shares. The shares do not always come with the sale, so check the water first. Tell me what the land is for, and my partner agent in Tremonton can pull the details.
Selling here
Selling acreage or a horse property in Tremonton?
Real land has dried up closer to the Wasatch Front, and buyers here are looking for it. List it with my Tremonton partner agent. Your land gets featured on MovingUtah.
See every Tremonton 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
What acreage really means in Tremonton
Tremonton sits in the Bear River Valley, an agricultural regional center that is turning suburban, and that is exactly why real acreage is still available here when it has dried up closer to the Wasatch Front cities to the south. On this page, acreage means a larger lot, the point where former farm ground starts doing something a subdivision lot cannot: a shop, a garden, a few animals if the zoning allows, room for the RV and the trailer, or simply open valley ground that is yours. It concentrates on the fringes. The most open land is out on the valley edges west and south of town, where old farm and dairy country runs toward the Bear River, and along the rural blocks that blend into Garland a couple of miles north and Elwood along the business loop to the southeast.
The first thing to settle on any of it is the water, because in this valley water is the real value driver, not the house. Tremonton's setup splits hard between in-town and the fringe. Inside the city, lots are on culinary water from Tremonton City, which draws on its own springs plus water bought from the Bear River Water Conservancy District, and on city sewer. Out on the acreage edges the picture changes: a parcel is more likely on a private well and a septic system, and its landscape and pasture water comes from secondary irrigation or from canal-company and irrigation-company shares tied historically to the land. The key question is whether those shares convey with the sale, because they do not always. A former farm can be sold with its water gone, and a green pasture today can be a dry one next spring. Ask, plainly and in writing, what serves the parcel and what conveys with it.
The other land questions follow close behind the water. What the zoning actually allows you to build or keep, including any animals, is set by the city or county zone and not by the lot size, so confirm the exact zone before you plan a shop, a second structure, or livestock. How much of the acreage is usable rather than slope, wash, easement, or shared driveway. Whether the parcel is on a well and septic or on city utilities, which shapes both what you can build and what it costs. And because this is low, flat valley ground near the Bear River, whether any of the lot sits in mapped flood territory, plus where the Union Pacific line runs relative to the parcel. On price, land carries value, so a home on real acreage usually lists above the same house on a standard lot, and the top price range here pairs acreage with larger custom builds.
If the draw is space and what you can do with it more than a specific parcel, start with the larger and premium homes, the lots with no restrictions where you have the most freedom to add a shop, or the RV-parking lots with side-yard room. You can also browse every Tremonton listing. When a parcel with real land catches your eye, reach out and the local partner agent will pull the plat, the water and the shares, the zone, and whether it is well-and-septic or city service before you write a thing. Water questions out here are title questions, and they get answered before the offer, not after.
What to read on a larger lot
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Water and shares first: in town you are usually on Tremonton City culinary water; on the fringe you are more likely on a well plus secondary irrigation or canal-company shares tied to the land. The shares do not always convey, so confirm in writing what serves the parcel and what transfers with the sale.
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Well and septic: edge and former-farm parcels are far more likely on a private well and a septic system than on city water and sewer. Ask the well's condition and the septic's age, and whether city service is available at the street, because it changes both building and cost.
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Zoning and use: what you can build, keep, or run, including animals, is set by the city or county zone, not the lot size. Confirm the exact zone and its allowances directly before you plan a shop, a casita, or livestock.
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Flood and the rail line: this is low, flat valley ground near the Bear River, so check the FEMA flood panels for the specific parcel, and note where the Union Pacific line runs relative to it before you fall for the open view.
The local map
Where the bigger lots actually are
Acreage in Tremonton follows the land that has not been subdivided yet: the open farm country on the valley edges and the rural blocks blending into the neighboring towns. Here is where the larger lots concentrate, with the reminder that water, shares, well and septic, and zoning are what really matter.
The west valley fringe toward the Bear River
The low, flat farm and dairy country on the west edge, running toward the Bear River and the open valley. Some of the most open ground around Tremonton sits out here. Secondary irrigation and historic water shares are most relevant on these parcels, so ask whether the system serves the address and whether any shares convey with the land.
The south edge toward the open valley
South of town the ground stays farm and pasture as the valley opens toward Brigham City and the bird refuge marshlands. Larger lots and former farmsteads turn up here, many on wells and septic. This is low valley ground, so the flood map and the water picture come before the view does.
The Garland and rural-north blocks
North toward Garland, the twin community a couple of miles up, the streets thin into rural blocks and farm ground. Acreage and horse property mix with older farmsteads. Confirm the jurisdiction, the water, and whether a parcel is on city service or a well before you plan around the land.
The Elwood and business-loop edge
Southeast along the I-15 Business Loop toward Elwood, the land stays agricultural between the interchanges. Larger lots sit out this way with quick freeway access in four directions. Check the well, the septic, and any irrigation shares, and note the working corridor and rail line nearby.
Horse property on the farm edges
The Tremonton guide names farm ground and horse property running out into the Bear River Valley, and that is where an animal-friendly parcel lives. Fencing, a well or stock water, and the zoning's animal allowance all matter here. Confirm the zone allows what you have in mind before you count on keeping anything.
The city-and-county seam
The biggest parcels often sit right where the city edge meets the surrounding county farm ground. That line helps decide zoning, water, sewer-versus-septic, and taxes, and it does not follow the mailing address. Verify which side of it a listing falls on, and what water the parcel actually has, before you plan around the land.
Before you tour acreage: what to actually check
How the water works: culinary city water versus a private well, plus the secondary picture: does Tremonton's secondary irrigation serve the address, and do any canal-company or irrigation shares convey with the land? In this farm country that is the difference between affordable green land and a dry pasture, and shares do not always transfer.
Well and septic condition: edge and former-farm parcels are more likely on a well and septic than on city water and sewer. Ask the well's depth and condition, the septic's age, and whether city service is available at the street, because it shapes both building and cost.
The zone and its allowances: what you can build, keep, or run, including animals, is set by the city or county zone. Confirm it directly, especially if a shop, a second structure, or livestock is the plan.
Flood and the rail line: this is low, flat valley ground near the Bear River, so check the FEMA flood map for the specific lot, and note where the Union Pacific line runs relative to the parcel before you fall for the open view.
Usable vs. total acreage: walk the lot for slope, wash, easements, and access. The deed acreage and the buildable, fenceable acreage can be two different numbers, and a flag-lot or shared driveway changes what you really own.
City or county jurisdiction: confirm whether the parcel is inside Tremonton or in the surrounding county, because it helps set the zoning, the services, and the taxes. The mailing address will not tell you the truth, so verify it on the parcel record.
Want real land in Tremonton, 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 need to be inside the city. I will connect you with a Tremonton-area partner agent I trust for the work on the ground, and I stay on your file for the homework and the loan side. Then I make sure the plat, the water and the irrigation shares, the well and septic, and the zone are pulled before you spend a Saturday.
Quick answers
Acreage shopping, answered
On this page it means a home on a larger lot, genuinely bigger than a standard Tremonton subdivision lot, most often former Bear River Valley farm ground. Unlike the Wasatch Front cities to the south, Tremonton still keeps a working agricultural fringe, so acreage is realistically available, concentrated on the open valley edges west and south of town and on the rural blocks blending toward Garland and Elwood. The live listings above are the honest count on any given week.
This is the question that matters most on a bigger lot out here, and the setup splits between in-town and the fringe. Inside the city, lots are usually on culinary water from Tremonton City, which uses its own springs plus water bought from the Bear River Water Conservancy District. On the acreage edges a parcel is more likely on a private well, with landscape and pasture water coming from secondary irrigation or from canal-company and irrigation-company shares tied historically to the land. The key question is whether those shares convey with the sale, because they do not always. I will dig into the water and the shares the moment a parcel interests you.
It depends on the parcel, and it is worth confirming early. Inside the city you are usually on Tremonton City culinary water and city sewer. Out on the former-farm edges you are more likely on a private well and a septic system. That changes the cost, what you can build, and the homework, so verify it per parcel rather than assuming from the address, and I will check whether city service is even available at the street before you tour.
That is set by the parcel's zoning and animal allowance through the city or county, not by the lot size alone. The Tremonton guide points to farm ground and horse property running out into the Bear River Valley, so animal-friendly parcels do exist, but you still confirm the zone, the animal allowance, setbacks for shelter, fencing, and the water situation before you count on it. Tell me what you have in mind and the local partner agent will verify the zoning on any home before you tour.
On low valley ground near the Bear River, it is worth checking. This is flat farm country at the floor of the valley, and the Bear River Migratory Bird Refuge marshlands sit downvalley, so some parcels can fall near mapped flood ground, which affects insurance and where you can build. The FEMA flood map for the specific parcel is part of the homework, not an afterthought, and I will pull the flood-zone status, along with where the Union Pacific line runs relative to the lot, on any parcel you are weighing.
Tell me the lot size and what you want to do with the land, and whether you need to be inside the city, and I will connect you with a Tremonton-area partner agent who watches the valley fringe, then flag matches as they go live, usually the same morning, with the plat, the water and the canal-company shares, the well and septic, and the zone pulled so you know what you are really buying. Pair that with a pre-approval and you can move on real land before the weekend crowd.