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Homes with Acreage for Sale in Big Water, Utah
Big Water sits in the far southern tip of Kane County, about 15 minutes north of Page, Arizona, and a short drive from Wahweap Marina on Lake Powell. The town is small — roughly 500 residents — and it's hemmed in by BLM land, the Grand Staircase-Escalante National Monument, and the Glen Canyon National Recreation Area, which means private acreage parcels are genuinely scarce. When acreage does come up here, it tends to be flat to gently sloped high-desert ground with long sightlines toward the Vermilion Cliffs and the Kaiparowits Plateau, sandy soil, and the kind of dark night skies that have made the area popular with astrophotographers and off-grid buyers.
The buyer profile for acreage in Big Water skews practical: Lake Powell boaters wanting room for a wakeboat, RV, and gear; retirees from California and the Wasatch Front looking for cheap dirt with no HOA; and a steady trickle of remote workers who want space without paying Sedona or St. George prices. Acreage tracts here typically range from a couple of acres up to 40-acre holdings, with prices that still pencil out against anything comparable in Washington County or across the line in Arizona. Wells, water hauling, septic, and road access vary lot by lot, so due diligence on water rights and easements matters more than it does in a typical subdivision. Browse the active acreage listings below to see what Big Water currently has on the market.
December 2024 · Big Water market
Live from the Utah MLS — what's actually happening in Big Water right now.
Median sale
$329,000
1 closed in December 2024
Median DOM
213 days
listing → contract
Sale-to-list
99.7%
of final list price
Unsold inventory
—
active + pending
8 matching · page 1 of 1
Active listings
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Common questions
About homes with acreage in Big Water.
How much land typically comes with acreage properties in Big Water? ▾
Most acreage parcels in and around Big Water run from 1 to 5 acres, with some larger holdings of 10 to 40 acres on the outskirts toward the Cockscomb and the BLM boundary. Because the town is surrounded by federal land managed by the BLM and the Glen Canyon NRA, large private parcels are limited and rarely come on the market.
Is the land buildable, and what about water and utilities? ▾
Big Water has a municipal water system that serves most lots inside town limits, but parcels further out often rely on hauled water or cisterns. Power is available along the main corridors off Ethan Allen Drive and Aaron Burr Drive; septic is standard since there is no town sewer. Always verify well rights, water shares, and access easements before writing an offer.
What can you actually do with acreage out here? ▾
Zoning in Kane County is permissive for rural uses — horses, chickens, RV storage, workshops, and short-term rentals are all common given the proximity to Lake Powell. Many owners use their land as a basecamp for boating at Wahweap, ATV trips into Grand Staircase-Escalante, or as a film-industry staging spot, since the area has hosted productions for decades.
How does pricing compare to nearby Page, Arizona? ▾
Big Water acreage typically prices well below comparable lots in Page, often 20-40% less for similar dirt, because Page has more services and a larger job base. Buyers willing to drive the 15 minutes across the state line trade convenience for lower cost, no Arizona state income tax considerations, and bigger sky.
What's the climate like for someone running animals or a small farm? ▾
Big Water sits at about 4,100 feet with hot, dry summers pushing 100°F and mild winters that rarely see sustained snow. Annual rainfall is under 7 inches, so any pasture or garden plan needs irrigation. The growing season is long but the soil is sandy and alkaline — most acreage owners stick with hardy livestock rather than row crops.
How many acreage listings are usually active at one time? ▾
Inventory is thin. Big Water is a small community of roughly 500 residents, and it's common to see only a handful of acreage properties on the MLS at once. The listings below show what's currently active, and new inventory tends to move quickly when priced near market.