Mountains West Ranches
#1 Land Seller in
Duchesne County
Properties For Sale Only 90 Minutes Southeast of Salt Lake City
01
These Lots Move
Inventory in Duchesne County is limited. When a parcel sells, it's gone. Several listings have sold within days of coming available. If something catches your eye, the time to act is now.
02
$1,000 Gets You Started
MWR offers in-house financing with no credit check and no SSN required. ITIN accepted. Low down payments, 10- and 15-year terms, and cash discounts available.
03
Land Holds Its Value
Rural land in Utah has been a consistent store of value for decades. It doesn't depreciate, it doesn't require maintenance to keep its worth, and it's a finite resource. Buying land is one of the more straightforward ways to put money into something real.
RV and Camping Lots
Land Near Starvation Reservoir
Properties for Family Recreation
Properties for Your Future Homestead
This Subdivision is Going Fast!
These parcels have had recent activity or are in low supply. Availability changes without notice.
This 5.01-acre property in Canyon View Ranches offers a well-prepared and usable high-desert lot with a cleared pad ready for immediate use. Featuring a balanced mix of mature juniper trees, open spaces, and gentle natural slopes, this land provides an ideal setting for an RV setup, future cabin, or weekend retreat. The terrain is easy to navigate and thoughtfully cleared in key areas, helping save time and development costs. With wide-open Utah skies, peaceful surroundings, and excellent privacy, this property is perfect for buyers seeking off-grid living, recreational land, or a quiet escape in a scenic desert environment.
Features
5.01 acres of land in Canyon View Ranches
Cleared pad ready for RV, cabin, or weekend use
Mix of mature juniper trees and open usable areas
Gentle slopes with mostly accessible terrain
Established dirt road access
Private and peaceful setting
Ideal for off-grid living or recreational use
Prepared site reduces development time
Wide open desert views and natural surroundings
Suitable for camping, homesteading, or long-term investment
Notes
This property is well-suited for buyers looking for land that is already partially prepared for use. The cleared pad allows for faster setup of an RV, small cabin, or temporary structure, while the surrounding juniper trees provide natural privacy and shade. Access is via dirt roads and is generally passable most of the year depending on weather conditions. Utilities are not currently connected, so buyers should plan for off-grid systems. Buyers are encouraged to verify zoning, building requirements, and intended use with the county prior to development.
This is a performing real estate note secured by land in Duchesne County, Utah. The borrower began payments in September 2023 and has a consistent payment history. This note includes our Recourse Agreement. If the borrower defaults, we will replace your note with another performing note of equal value.
The note is fully serviced by our in-house loan servicing team, and you’ll receive monthly ACH payments to your bank account or via mailed check if preferred.
Note Details:
Loan Amount: $60,000
Interest Rate: 8.00%
Term Length: 180 months (15 years)
Monthly Payment to Investor: $573.39
Remaining Balance (P&I): $59,143.73
Payment Method: ACH or Mailed Check
Servicing Fee: $15/month
Servicing Provider: In-house (Mountains West Ranches, 5-person team)
Online Access: Yes (via MyNote system)
Date Sold: 8/10/2025
Maturity Date: 8/15/2040
What Sets Us Apart:
35+ years of experience in land and note sales
Recourse Guarantee — we replace any defaulted note
Dedicated in-house loan servicing team
Secure investor portal for full transparency
Title-insured, seamless closing process
Featured Utah Land Listings
Mountains West Ranches is your trusted local source for affordable land in Duchesne County, Utah. We specialize in 5-acre and larger parcels near Starvation Reservoir, perfect for farming, recreation, or investment. Every property comes with water rights, and many have power nearby. We make buying land simple with in-house financing starting at just $1,000 down, no credit checks, and flexible terms.
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Each parcel at Mountains West Ranches comes with water rights, giving you legal access to water on your land. In Utah, water rights are separate from land ownership and not guaranteed with every property purchase. Having them included means one less thing to sort out after closing and more flexibility in how you use the land long-term. Buyer to verify all claims.
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Some parcels in our inventory are located near existing power infrastructure, which reduces the cost and complexity of getting electricity to your land. Running power from scratch can be one of the more expensive parts of developing raw land. On select lots, that groundwork is already close, making it easier to move forward with a build, a cabin, or any setup that requires electricity.
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Handling waste on rural land is a practical consideration that often gets overlooked until after a purchase. Several of our parcels are located within proximity to waste management services, giving you workable options whether you're planning a permanent structure, a seasonal setup, or something in between. Septic and other solutions may also be available depending on the lot.
This 1.05-acre buildable lot is located in the heart of Fruitland, Utah, near the Wasatch and Duchesne County lines and offers convenient access to some of Utah’s best outdoor recreation areas including Strawberry Reservoir, Red Creek Reservoir, and Current Creek Reservoir. Surrounded by mountain terrain, open valleys, and forested landscapes, this property provides an excellent opportunity to own affordable recreational or residential land in a highly desirable mountain region. Despite its smaller size, the lot is suitable for a cabin, seasonal retreat, or full-time residence and offers peaceful privacy while remaining close to fishing, hiking, hunting, ATV trails, snowmobiling, and year-round outdoor adventure.
Features
1.05 acres of buildable land in Fruitland, Utah
Located near the Wasatch and Duchesne County lines
Close proximity to Strawberry Reservoir, Red Creek Reservoir, and Current Creek Reservoir
Mountain and valley views
Ideal for cabin, retreat, or small residential build
Excellent access to fishing, hunting, hiking, ATV trails, and snowmobiling
Strong recreational and investment potential
Located in a desirable Utah mountain recreation corridor
Notes
RR-20A is a great opportunity for buyers seeking affordable land near Strawberry Reservoir with strong recreational appeal and long-term value. Its central location in Fruitland places you within minutes of some of Utah’s most sought-after outdoor destinations while still offering privacy and mountain atmosphere. The manageable acreage makes it ideal for those wanting a low-maintenance property without sacrificing access to adventure and scenic beauty.
Located in the highly desirable Sundance West area, Lot SWS-C-17B offers the perfect balance of privacy, accessibility, and long-term value. This property sits on the bench north of Duchesne City, an area known for its build-friendly terrain, cooler temperatures, and wide-open views.
Just 15 minutes from Duchesne City, Sundance West is popular with buyers looking to build full-time homes, seasonal cabins, or recreational getaway properties while still staying close to town amenities, schools, fuel, and supplies.
The lot features natural juniper and sagebrush vegetation, with open areas that make it easy to plan a future homesite, cabin, or RV setup. The surrounding landscape provides a peaceful rural atmosphere while still being part of an established and well-known subdivision.
With convenient access off Highway 87, this property is ideal for year-round access and long-term use.
Features
5.00 acres in the Sundance West subdivision
Located on the Duchesne Bench, north of Duchesne City
Approximately 15 minutes to town amenities
Accessed via Highway 87
Natural juniper and sagebrush landscape
Mostly usable terrain suitable for building or recreation
Quiet rural setting with neighboring homes and cabins in the area
Popular location for full-time homes, cabins, and recreational use
Excellent long-term investment area in Duchesne County
Notes
Sundance West is one of the most sought-after areas near Duchesne due to its combination of elevation, proximity to town, and flexibility of use. Lots in this subdivision are commonly purchased for residential builds, weekend cabins, or recreational bases with easy access to surrounding outdoor activities.
Lot SWS-C-17B is a great opportunity to secure acreage in an established area that continues to see strong demand.
Located in the beautiful Tabiona mountain area off Highway 35, VVS-28 offers elevated terrain, rolling meadows, and sweeping mountain and valley views in every direction. Accessed via mountain roads with seasonal access through Wolf Creek Pass depending on weather, this property sits in a quiet and scenic setting surrounded by aspen, scrub oak, and pine-covered hillsides. The land features a mix of gentle slopes and open buildable areas, making it ideal for a mountain cabin, seasonal retreat, hunting basecamp, or full-time off-grid living. Wildlife is abundant in the area, and the higher elevation provides cooler summer temperatures and peaceful seclusion while still being within reach of the town of Tabiona, which offers a school, church, and small-town amenities. Boundary lines have been marked and access is in place, giving you a strong head start on development. Whether you're looking to build, recreate, or invest in Utah mountain land, VVS-28 delivers privacy, views, and true mountain character.
Features
• 5.76 acres in the Tabiona mountain area
• Access off Highway 35 near Wolf Creek Pass (seasonal weather access)
• Elevated terrain with expansive valley and mountain views
• Mix of open meadow and wooded hillside
• Ideal for cabin, getaway property, or recreational use
• Wildlife-rich area with year-round outdoor opportunities
• Quiet mountain setting with privacy and natural beauty
Notes
Seasonal access may be limited during winter months due to snow and mountain conditions, and buyers should verify year-round accessibility based on their intended use. The property is well-suited for off-grid development, and utilities should be confirmed directly with Duchesne County.
Breathtaking Starvation Reservoir Views with Well, Power & Two Building Pads
This 5-acre property on Koch Road offers everything buyers look for in a premier Duchesne County land parcel. With direct lake views, utilities already in place, and paved access, it’s truly a turn-key site for building or recreation.
The terrain is elevated with two graded pads, an upper pad ideal for a main dwelling or RV and a lower pad suited for garages, guest units, or outdoor space. The private well and on-site power make it ready for immediate use, whether you plan to build now or hold for the future.
Enjoy quick access to Rabbit Gulch, Starvation State Park, and Highway 40, while still being surrounded by peaceful natural scenery. This property offers the best blend of lakefront proximity, convenience, and investment potential.
Owner financing available, rare to find this combination of improvements and location.
Highlights
Lake Views - unobstructed panoramic views of Starvation Reservoir
Fully Improved - well and power already on the property
Two Graded Pads - perfect for home, cabin, or RV setup
Prime Access — off paved Koch Road, minutes from Highway 40
Recreation Nearby - close to Rabbit Gulch campground and boat access
Owner Financing - available with flexible terms
Property Details
County: Duchesne, Utah
Parcel / Lot: Koch Road Property
Acreage: 5 acres
Location: Off Koch Road, minutes from Highway 40 and Rabbit Gulch
Access: Paved road access (Koch Road)
Utilities: Power on-site; private water well installed; buyer to verify septic
Terrain: Elevated with two graded pads and lake views
Zoning / Use: Rural residential / recreational – verify with county
Nearby: 10 min to Duchesne | 2 min to Rabbit Gulch | Direct view of Starvation Reservoir
Notes
This property is one of the few improved lakeview parcels available in the Starvation area. With utilities on-site, dual pads, and paved access via Koch Road, it’s ideal for both immediate use and long-term investment potential.
Why Duchesne County Is a Top Spot for Utah Land Buyers
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Duchesne County
Our land here averages just under $20,000 per acre for 5+ acre parcels. Most lots come with water rights, A5 zoning, and year-round access. Ideal for building, camping, or investing. It's peaceful, flexible, and only two hours from Salt Lake City.
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Salt Lake County
Expect to pay $98,000–$300,000+ per acre for small, urban lots under 1 acre. Zoning is strict, HOAs are common, and land is rarely available with water rights or space to spread out.
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Summit County
With land averaging $174,000 per acre, Summit is priced for luxury buyers. Parcels are tied to resort development and strict zoning, with few options for off-grid or rural use.
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Wasatch County
Raw land averages $90,607 per acre, usually due to large parcels, smaller parcels tend to be a lot more expensive. They have limited parcel size and use restrictions. Most lots are suburban, lack water rights, and offer little privacy or flexibility.
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Utah County
Undeveloped land runs $72,947 per acre on average, usually in residential zones with under 5 acres. Water rights and rural flexibility are rare, and suburban growth limits privacy.
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Washington County
Raw land averages $183,600 per acre, often near suburban or resort areas like St. George. Parcels are small, zoning is limited, and few listings include water rights or rural flexibility.
Your land ownership journey starts here. Whether you are looking for rural land in Utah for recreation, camping, off-grid living, or a future home site, our team makes the process simple and clear. Fill out the form to get matched with available Utah land that fits your goals and budget.
Your Land Ownership Starts Here
4 Simple Steps to Buying Land with Mountains West Ranches
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1. Schedule a Land Tour
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2. Choose Your Property
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3. Walk the Property with Our Team
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4. Finalize Your Paperwork
Financing Made Simple
Buy Utah land with just $1,000 down, no credit check, and easy monthly payments. Our fast, flexible in-house financing makes it simple to build, camp, or invest without the hassle.
✓ Low Down Payments
✓ No Credit Checks
✓ Flexible Terms
✓ Cash Discounts
From Dream to Reality: Utah Land Buyer Stories
Frequently Asked Questions
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We’re local, we tour the land with you in person, and we offer financing without banks or credit checks.
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Mountains West Ranches offers in-house owner financing. No banks, no credit checks, and low down payments starting at $1,000.
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Many of our A5-zoned properties are perfect for off-grid living, cabins, and sustainable homesteads.
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Yes. Every property we sell has legal road access, no landlocked parcels.
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With in-house financing, you can secure your land the same day you choose it, no lengthy bank process.
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Yes. We provide personal land tours so you can walk the property and make an informed decision.
Find Your Dream Property in Duchesne County, Utah!
Buying land in Utah can feel overwhelming. Our quick property-matching quiz helps you narrow the options and find land that fits your needs, budget, and lifestyle.
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