$262,000

Located just north of Panguitch on the northern end of Bryce Canyon Country, this 40-acre property offers a combination of infrastructure, privacy, water resources, and direct access to public land. Positioned on gently rolling ridges with a mix of elevated viewpoints and secluded terrain, the property provides a variety of opportunities for residential, recreational, agricultural, or seasonal use. The property is accessed year-round from a well-maintained county road, 5000 North (Cale Road), approximately one-quarter mile from Peak View Road. The established access makes travel to and from the property straightforward throughout the year while maintaining a rural setting with limited neighboring development. One of the property's most significant features is the inclusion of approximately 1.2 acre-feet of water rights. Water rights are becoming increasingly limited throughout Southern Utah, and provide flexibility for future water use in accordance with applicable regulations. Complementing the water rights is a recently drilled water well producing, at 200-300 GPM, equipped with a solar-powered pump, offering an established water source for future improvements or small agricultural applications. Electrical service is also available with a power pole already located on the property, streamlining the infrastructure needed for future utility connections. Estimated connection costs are approximately $5,000, although buyers should verify current costs with the utility provider. The entire 40-acre parcel is fully fenced, with new fencing installed on three sides, including swing gates for convenient access. The fencing provides clear boundary definition and supports a variety of potential land management uses. A distinguishing characteristic of this property is its relationship with the surrounding public land. The parcel borders Bureau of Land Management land on two sides and is served by a private BLM access road leading directly to the property. This location offers immediate access to thousands of acres of surrounding public land for hiking, horseback riding, ATV riding where permitted, wildlife viewing, and other outdoor recreation while helping preserve the property's open surroundings. The terrain provides multiple settings across the acreage. A secluded cove creates a naturally protected area that offers privacy for a potential homesite or gathering area. Higher elevations on the property provide broad views overlooking the Panguitch Valley, surrounding agricultural lands, and the nearby mountain ranges. Internal roads, trails, and turnarounds have already been established, allowing convenient access throughout the property and making it easier to enjoy the land immediately. The area supports a diverse range of wildlife throughout the year. Pronghorn antelope, coyotes, rabbits, and numerous bird species are commonly observed. During the winter months, elk and mule deer frequently travel through the area, making the property attractive for wildlife observation and outdoor recreation. Another notable feature is the area's exceptionally dark night skies. The property lies near the boundary between Bortle Class 1 and Class 2 skies with a sky brightness rating of approximately 21.98 sky magnitude. These conditions provide excellent opportunities for stargazing, night photography, and astronomy. The property's combination of rolling topography also creates flexibility for future improvements. Multiple potential building locations exist across the acreage, including elevated sites with panoramic views and more secluded locations tucked within the natural contours of the land. Buyers should verify intended uses, permitting requirements, and utility availability with Garfield County and the appropriate agencies. Although the property enjoys a quiet rural setting, it remains conveniently located near the services and amenities available in Panguitch. Outdoor recreation opportunities are abundant throughout the surrounding region, in