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Homes with Acreage for Sale in Orangeville, Utah
Orangeville sits in Castle Valley at about 5,700 feet, tucked between the Wasatch Plateau to the west and the San Rafael Swell to the east. It's a small Emery County town of roughly 1,400 people where acreage isn't a luxury — it's the default. Most parcels here come with irrigation rights tied to Cottonwood Creek or the Huntington-Cleveland Irrigation Company, which is the real reason buyers chase land in this corner of the state. Pasture, alfalfa, a few head of cattle, horses, a shop with room to actually work — that's the lifestyle Orangeville delivers, and it does it at prices that would be impossible along the Wasatch Front. Five to twenty acre spreads here often list for less than a quarter-acre lot in Lehi.
The trade-off is remoteness. Price is about two hours from Provo over Soldier Summit, and winters bring real snow at this elevation, though the valley itself is drier than the high country above it. Buyers tend to be ranchers, retirees from the coal and power industry, remote workers who want elbow room, and folks priced out of Sanpete or Wasatch counties. Water shares, fencing condition, septic age, and whether outbuildings are permitted matter more here than granite countertops. The MLS inventory turns over slowly, so when a well-watered property with a usable barn hits the market, it tends to move. Browse the active acreage listings below to see what's currently available in and around Orangeville.
May 2026 · Orangeville market
Live from the Utah MLS — what's actually happening in Orangeville right now.
Median sale
$291,450
1 closed in May 2026
Median DOM
22 days
listing → contract
Sale-to-list
100.5%
of final list price
Unsold inventory
4
active + pending
3 matching · page 1 of 1
Active listings
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Common questions
About homes with acreage in Orangeville.
How much land typically comes with an Orangeville acreage property? ▾
Most listings marketed as acreage in Orangeville fall between 1 and 20 acres, with a strong cluster around 2 to 5 irrigated acres on the valley floor. Larger dry-land or grazing parcels on the benches above town can run 40 acres or more. The acreage that holds value best is land with deeded irrigation shares attached.
Do these properties usually include water rights? ▾
Often yes, but never assume. Many parcels carry shares in the Huntington-Cleveland Irrigation Company or rights tied to Cottonwood Creek, and those shares are what make the pasture productive. Always verify share counts, delivery schedule, and whether the shares transfer with the deed before writing an offer.
Is the land suitable for horses and livestock? ▾
Yes — Orangeville is genuinely rural and zoning across most of the area allows horses, cattle, sheep, chickens, and similar livestock without special permits. Many properties already have corrals, loafing sheds, or hay barns in place. Check Emery County zoning for the specific parcel if you're planning a larger commercial operation.
What do acreage homes in Orangeville typically cost? ▾
Pricing varies widely by water and improvements, but homes on 2 to 10 acres with irrigation generally fall in the $300,000s to mid $500,000s as of recent sales. Bare land with shares can be considerably less, and larger ranch-style holdings with newer shops or updated homes push higher. It's still one of the most affordable acreage markets in Utah.
How is well and septic handled out here? ▾
Most Orangeville-area homes outside the town core are on private septic, and culinary water is often supplied by Emery Water Conservancy District rather than a private well. Irrigation water is separate from culinary. A septic inspection and confirmation of the water source should be part of every offer.
How long is the commute to bigger job centers? ▾
Price and Huntington are 15 to 25 minutes away and cover most day-to-day needs. Provo is roughly two hours over Highway 6 and Soldier Summit, and Salt Lake City is about two and a half. Most buyers here either work locally, are retired, or work remotely — daily Wasatch Front commuting isn't realistic.