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Homes with Acreage for Sale in Gunnison, Utah
Gunnison sits in the heart of the Sanpete Valley, about two hours south of Salt Lake along Highway 89, and acreage here means something different than it does along the Wasatch Front. We're talking working ground — alfalfa fields, pasture for cattle and horses, water shares tied to the San Pitch River and Gunnison Irrigation Company, and parcels that often run from 2 acres on the edge of town up to 40+ acres backing against BLM and the Gunnison Reservoir. Elevation runs around 5,100 feet, so you get four real seasons, cold winters in the teens, and warm dry summers in the upper 80s — plenty of growing season for hay, gardens, and small orchards.
Buyers shopping acreage in Gunnison tend to fall into a few camps: families relocating from Utah County who want livestock without HOA letters, retirees looking for a quieter base near Yuba and Palisade State Park, and ranchers expanding existing operations. Price per acre swings hard depending on whether the ground carries irrigation rights, so always check the water situation before you fall for a listing. Septic, well permits, and Sanpete County zoning (A-1, A-5, RR) also shape what you can build, run, or subdivide. Most acreage properties here come with outbuildings, loafing sheds, or barns already in place — sellers know what rural buyers actually need. Browse the active listings below to see what's currently on the market in and around Gunnison.
May 2026 · Gunnison market
Live from the Utah MLS — what's actually happening in Gunnison right now.
Median sale
$425,000
3 closed in May 2026
Median DOM
90 days
listing → contract
Sale-to-list
96.2%
of final list price
Unsold inventory
12
active + pending
6 matching · page 1 of 1
Active listings
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Common questions
About homes with acreage in Gunnison.
How much does acreage typically cost in Gunnison? ▾
Raw or lightly improved ground without irrigation often trades in the $15,000–$30,000 per acre range, while irrigated pasture with water shares can run $40,000–$70,000 per acre depending on location and rights. Homes on 5–10 acres with a livable house, barn, and irrigation usually list between $550,000 and $900,000. Larger ranches with substantial water can push well past that.
Do acreage properties in Gunnison come with water rights? ▾
Some do, some don't — and it makes a major difference in value and what you can grow. Many parcels carry shares in Gunnison Irrigation Company or rights tied to the San Pitch River, but those shares are conveyed separately and need to be verified through the Utah Division of Water Rights. Always ask the listing agent for the share certificate and point of diversion before writing an offer.
Can I keep horses, cattle, or other livestock on these properties? ▾
Yes, most acreage outside Gunnison city limits sits in Sanpete County agricultural zoning (A-1 or A-5), which permits horses, cattle, sheep, goats, chickens, and similar livestock. Parcels inside city limits have stricter animal-unit limits, so confirm zoning with Sanpete County before assuming you can run a herd.
What's the well and septic situation on rural Gunnison parcels? ▾
Most homes outside the city run on private wells and septic systems. New well permits in the Sevier River basin can be tough to get because the basin is largely closed to new appropriations — buyers often need to acquire an existing water right to drill. Septic systems are standard, with perc tests required for new construction.
How far is Gunnison from Salt Lake City and other major hubs? ▾
Gunnison is about 130 miles south of Salt Lake City, roughly a two-hour drive up I-15 and Highway 28 or 89. Provo is about 90 minutes north, Richfield is 40 minutes south, and Manti — the county seat — is 25 minutes up the valley. The location works well for buyers who want true rural living but still need occasional access to the Wasatch Front.
Are these properties good for hay production or hobby farming? ▾
Very much so. The Sanpete Valley has a long history of alfalfa and grass-hay production, and irrigated ground here typically yields three cuttings per season. Smaller hobby farms commonly run a few horses, a milk cow, chickens, and a large garden. Soil is generally productive loam, and the growing season runs roughly mid-May through late September.