Views
Address
3168 N 1600 E, Panguitch, UT
Price
$ 6,461,000
Property Attributes
- MLS#2128238
- TypeFarm
- Listing Status Active
- CountyGARFIELD
- CityPanguitch
- AreaPanguitch
- Zip84759
- Style
- Taxes$ 2550
- Price$ 6,461,000
- Bedrooms0
- Full Bathrooms0
- Half Bathrooms0
- Lot Size555 Acres
Data Source:
Wasatch Front Regional MLS (WFRMLS)
Property Description
Located just north of Panguitch in Garfield County, this 555-acre high-elevation farm sits at an elevation well above 6500'. This farm has been rigorously improved and professionally managed since its purchase in 2018. With the ability to put up to 370 acres in production, average yields for the past 7 years have been between 5 and 7 tons per acre on a rotation of alfalfa, triticale, and timothy. This high-quality performance horse grade hay regularly tops $400 a ton with customers across the United States. A strong customer base means new buyers would have a turnkey operation, with regular customers purchasing output before it has been grown. The current owner is willing to turn over the existing customer accounts with the purchase of the farm. The security this provides ensures this farm will be both a sound investment and a legacy opportunity for new owners. For years, the current owner has been pushing the envelope of what is possible for high-elevation hay. The focus has been on steadily increasing the quality feed value metrics while also reducing inputs such as fertilizer and pesticides. Forage output has been routinely tested through Dairy One Forage Testing, with results placing production in the high-quality category for: Dry Matter, Crude Protein, ADF, NDF, TDN, and feed value. Management practices have focused on soil health and microbiology, with reduced fertilizer inputs and limited use of pest control products. Hay handling infrastructure includes Staheli West steamers, covered storage, and dedicated hay barns designed to preserve forage quality during storage and transport. Through cutting-edge processes, including microbiology additives and a soil health focus, this farm runs incredibly efficiently, resulting in higher net margins and more efficient water usage. Speaking of water, the 370 acres in production are fed by 302 shares of the east bench, 111.5 shares of the long canal, and 81 shares of West Panguitch Irrigation. In addition to the water shares, the farm also has 180 ELUS and 1.6 homes of underground water rights, a total of over 15 ACFT of well-fed stock watering to go along with the 1.6 homes. With water being paramount in Utah, this farm has sufficient water resources to continue production even in severe drought years. Power infrastructure has been improved over the years as well by using a Variable Frequency Drive (VFD), providing increased power when needed, resulting in total yearly utility bills of just $16,000 for the entire operation. Construction of the home and heated shop was started shortly after the purchase in 2018. The custom home features numerous upgrades to go with 6 bedrooms, 3 full bathrooms, and 2 half bathrooms, including an outside-accessible farm hand washroom in over 3,400 square feet. Hay storage includes one three-sided barn over 10,000 square feet and three smaller covered hay storage areas near Highway 89, with an additional 10,000 square feet in covered storage. Next to the main home, 3,600 square feet of covered parking adjoin a 2,700 square foot heated shop with two large fuel tanks and a water storage/softener system for hay steamers. No details have been overlooked, and this farm runs effectively and efficiently. The main property is fully fenced and could also provide irrigated grazing pasture for up to 300 cow-calf pairs, with the additional acreage used to store hay for the winter months, creating a fully-functional year-round cow-calf operation without the need to utilize expensive and timely trucking between summer and winter range. While equipment is not included in the price, the seller is willing to negotiate and include the necessary equipment to continue effective production. Buyers are also encouraged to get soil testing completed upon purchase to obtain soil tax credits, where eligible. Strong water rights and sufficient water shares, new equipment, well-maintained and managed operations make this one of the premier hay farms in the mountain wes
| Price History | |
|---|---|
| 12/29/2025 | Listed $5,300,000 |
| 1/30/2026 | 6$4,999,999 |
General Features
| Sewer | Septic Tank |
|---|---|
| Utilities | Natural Gas Available,Electricity Connected,Sewer: Septic Tank |
| Zoning | Single-Family,Agricultural |
| View | Mountain(s),Valley |
| Topography | View: Mountain,View: Valley |
| County | Garfield |
| New Construction | No |
| Property Type | Farm |
| HOA | No |
| Attached Garage | No |
| Garage Y/N | No |
| Status | Active |
| City | Panguitch |
| Senior Community Y/N | No |
| MLS Area | Panguitch; Antimony; Bryce Can. |
| Lot Size Units | Acres |
| Lot Size Square Feet | 24175800 |
| Carport Y/N | No |
| Listing Terms | Cash,Conventional |
| Property Attached Y/N | No |
| Tax Annual Amount | 2550.0 |
| Home Warranty Y/N | No |
| Property Condition | Blt./Standing |
| Lease Considered Y/N | No |
| Virtual Tour | https://wptech.viewin360.co/share/collection/7T6Qc?logo=0&info=0&fs=1&vr=1&sd=1&initload=0&thumbs=1 |
| Living Area Units | Square Feet |
| Standard Status | Active |
| Virtual Tour | https://www.youtube.com/watch?v=ldp_gJ2vCbM&list=PLfNr5lv4RVa8zpAC5cbTG7ntpAE30ezDs&index=36 |
| PostalCity | Panguitch |
| ADU | No |
Interior Features
| Air Conditioning Y/N | No |
|---|---|
| Heating Y/N | No |
| Fireplace Y/N | No |
Exterior Features
| Exterior Amenities | Barn,Out Buildings,Corral(s) |
|---|---|
| Lot Features | Additional Land Available,Fenced: Full,Terrain: Grad Slope,View: Mountain,View: Valley,Terrain: Flat |
| Lot Size Area | 555.0 |
| Spa | No |
| Lot Dimensions | 0.0x0.0x0.0 |
| Lot Size Acres | 555.0 |
| Frontage Length | 0.0 |
| Private Pool | No |
| Waterfront Y/N | No |
| Horse Y/N | Yes |
Amenities
- Foreclosure
- Views
- Short Sale
- New Construction
- Adult 55+
- Lease To Own
- No HOA Fees
- Furnished
- Primary On Main
- Air Conditioning
- Seller Finance
- Green
- Fixer Upper
- Horse
- Golf
- Fireplace
- Deck
- Garage
- Basement
- Pool
Property vs Farm Average in 84759
Price
Taxes
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Wasatch Front Regional MLS - Salt Lake Board of REALTORS® All information deemed reliable but not guaranteed. All properties are subject to prior sale, change or withdrawal. Neither listing broker(s) or information provider(s) shall be responsible for any typographical errors, misinformation, misprints and shall be held totally harmless. Listing(s) information is provided for consumer's personal, non-commercial use and may not be used for any purpose other than to identify prospective properties
