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Discover Your 2.07 Acres of Land in Southwest Utah Today – with Buildability, Access & RV Use 🌄

Start looking forward to the weekends again! This property will give you access to all of the outdoor adventure you can handle! Gorgeous views all around. Enjoy the nice open area! Flexible owner financing options available!

🌐 Your Space to Camp, Build, or Simply Relax in Iron County

When was the last time you truly unplugged? No traffic, no neighbors, just land and sky? This 2.07-acre parcel in Iron County, Utah gives you that rare kind of freedom. Whether you’re looking to get away for a weekend or set up something more permanent, here’s your blank slate in the wide-open Southwest of Utah. Flexible owner financing options available!

Located about an hour from Cedar City and just a short drive from the smaller towns of Beryl and Modena, this land sits off N 8800 W and offers easy dirt road access. It’s part of the Garden Valley Ranchos — a destination for off-grid explorers, rural campers, and independent landowners like you who want to build or roam at their own pace.

**boundary approximate**

The zoning allows for RV use, camping, mobile homes, and full-time residential builds. The lot is outside city limits, and like others in the area, would require a septic and private well for residential use. That said, the area supports solar setups, and electricity may be feasible depending on your design. It’s flat, open terrain — ready for basecamp, storage, or a long-term homestead with big skies and big potential.

Southwest Utah offers a lifestyle of access without the crowds. Lion’s Mouth Cave, Newcastle Reservoir, and Cedar Breaks National Monument are all within reach for day trips and weekend escapes. When you need it, Cedar City is just an hour away. This is a land buy that gives you both a getaway and a gateway — a place to explore, grow, or just own something solid in the southwest of Utah.

📌 Key Features

• 🏜️ 2.07 acres in Garden Valley Ranchos, Unit 1 – Lot 784
• 🚗 Easy access via N 8800 W (county dirt road)
• 🧭 Flat desert terrain — approx 326 ft x 298 ft
• 🏡 Zoned Residential (R2) — Build, camp, or bring an RV
• 💧 Septic and well needed for full-time living
• 🔌 Solar ideal — electric power may be possible (buyer to confirm availability/cost to connect)
• 🏕️ Tiny homes, mobile homes, and RVs allowed (with permits)
• 🌵 Above 500-year floodplain (Zone C) – minimal risk
• 🧾 Low taxes: ~$25.10/year (2025)
• 📍 GPS (Center): 37.8207, -113.8585 (approx.)
• 📌 Located in Iron County, UT – near Beryl & old Modena, within reach of Cedar City

Because it’s outside city limits, you’ll need to install a well and septic if building or staying longer than 16 days at a time. RV and camper use is permitted short-term with appropriate waste systems in place. Power access may be feasible, but solar or hybrid off-grid setups are more typical in this part of Iron County. There are no HOA dues, and no CC&Rs to limit your land use flexibility.

📍 What Makes This Lot Unique?

The parcel sits in the Garden Valley Ranchos Unit 1 (NO HOA or CC&Rs!) providing a square-shaped, usable lot that makes planning easier whether you want to build, camp, or just hold for later use. With its flat topography and wide views, the land lends itself to multiple potential uses — from seasonal RV stays to long-term residential construction. With county zoning that supports residential development, temporary stays, and various living setups, you’ve got options whether you’re ready to build now or want to keep it flexible.

Because it’s in Zone C, you’re outside major flood risk areas. The surrounding parcels remain largely undeveloped, so you get space, quiet, and some of the most striking sunrises in the state. With no HOA or CC&Rs, you’re free to use your land on your own terms, within county guidelines.

🏕️ Explore, Stay, or Settle In

Start Your Desert Escape Today

Land with this kind of access and use flexibility doesn’t last long. Whether you’re dreaming of a seasonal retreat or a foundation for long-term living, this Iron County parcel gives you the space to create it. Reach out now to make it yours before someone else answers adventure’s call.

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GPS Coordinates (approx. center of property)

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Property Information

Features

All Property Details

County	Iron County, UT
Street	0 N 8800 W Lot 784 Beryl, UT 84714
Parcel Number	E-1708-0173-0000 / 02-161-99
Size	2.07 acres
Terrain	Flat, desert land with scattered vegetation and wide open skies
Access	Dirt road (N 9700 W)
Property Zoning	(R2) – Residential 2
HOA / CC&Rs	None!
Taxes	~$25.10 annually (2025)
RV’s	Allowed – Would need a permit and septic system if stay is beyond 16 days of any given 30-day period
Mobile Homes	Allowed – HUD homes only. Must be manufactured after June of 1976, and have HUD number(s). Single and double-wide are allowed.
Tiny Homes / Minimum Size Requirement	The minimum size requirement is 800 sq ft., therefore tiny homes are not allowed.
Camping	Allowed – Would need a permit and septic system if stay is beyond 16 days of any given 30-day period
Elevation	~5310 ft
Flood Zone	Yes, in designated flood zone 49021C – C – above the 500-year floodplain, indicating very minimal risk.

Legal Description	LOT 784, GARDEN VALLEY RANCHOS, UNIT 1.
Utilities disclaimer	We do not make recommendations on any vendors. The utilities installer contacts listed are purely for your information. There may be other options available in the area. Please use this information at your own discretion

GPS Coordinates (approx., from county GIS)

Corner 1 Coordinates	37.8212, -113.8589
Corner 2 Coordinates	37.8212, -113.8579
Corner 3 Coordinates	37.82025, -113.8579
Corner 4 Coordinates	37.82025, -113.8589

School District

Iron County School District

Nearby Attractions

Points of Interest and Their Proximity

Name	Distance
Modena (center)	~10 min drive
Mount Elenore (nearest point of road to Mt. Elenore)	~15 min drive
Panaca, NV (center)	~38 min drive
Cedar City (center) / Southern Utah Museum of Art / Southern Utah University / Frontier Homestead State Park Museum / Park Discovery	~1 hr drive
Snow Canyon State Park	~1 hr, 5 min drive
St. George (center)	~1 hr, 15 min drive
Parowan Gap Petroglyphs	~1 hr, 20 min drive
Cedar Breaks National Monument	~1 hr, 40 min drive
Zion National Park	~1 hr, 55 min drive
Las Vegas, NV (center)	~2 hr, 55 min drive

“Refer someone who buys land from us and we will pay a referral fee!!”

As a nationwide real estate investment firm specializing in land acquisition and sales, we empower our clients to make informed decisions. Although we don’t conduct on-site meetings, we strongly recommend you visit the property to experience its potential firsthand. Ready to explore? Contact us today to arrange your site visit!

Disclaimer: We make every effort to provide accurate and up-to-date information about this property based on available public sources and our own research. However, it is the buyer’s responsibility to verify all information, including but not limited to: zoning, access, utilities, buildability, and permitted uses. All buyers are encouraged to conduct their own due diligence before purchasing. This property is sold “as-is” with no warranties or guarantees, expressed or implied.