Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    Sandy Lane Ketchum, ID 83340

    View on Map
    Claim this Listing
    For Sale
    $2,750,000

    LAND - Blaine County, ID

    Lot size:
    13.40 Acres
    Added:
    Mar 17, 2025
    Days on Market:
    404
    Last Refresh:
    Apr 24 at 11:06 pm

    Property Features for Sandy Lane

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    BC/RR-40
    Exterior features
    Deeded Water Rights, Horses Allowed, Views, Undergrnd Utilities
    Standard status
    Active
    APN
    RP000660000120
    Lot size
    13.40 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    Lot 12 Board's Upper Ranch Sub
    Tax Annual Amount
    2572

    Utilities

    Water front features
    Creek
    Water front
    1

    We can help!

    Listing Contact
    Tom Drougas

    Listing agent Tom Drougas License #2104

    Listing office Sun Valley Real Estate, LLC PO Box 2277 300 N Main Street, Ketchum, ID

    Listing date Mar 17, 2025

    MLS# 25-332892 Listing URL

    Copyright © 2026 Sun Valley Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Rare Land Near Warm Springs

    This is a rare 13.4-acre property located 12 minutes from the Warm Springs lifts and 5 minutes from town. It offers privacy and views with a platted building envelope 125 feet from Warm Springs Creek. The location provides the benefits of a peaceful, remote setting with a few neighbors. Water rights are included for pasture irrigation and landscaping. The zoning is BC/RR-40.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Land

    Map

    City
    Ketchum
    County
    Blaine
    State
    Idaho
    Longitude
    -114.524
    Latitude
    43.7579

    Nearby Similar for Sale

    • $1,595,000
      2,831 SF

      Ketchum Light-Industrial Unit For Sale

      Large, light-industrial unit with possibilities for office, residential, or storage.
      471 E 10th St, Ketchum, ID 83340
      View Details
    • $750,000

      Established Business Opportunity in Ketchum

      Profitable business with long-term lease in a resort community.
      400 E Bell Dr, Ketchum, ID 83340
      View Details
    • $7,250,000
      5,928 SF

      Ketchum Condo Complex Opportunity

      Condo complex with eight units in prime Ketchum location.
      420-460 N Spruce Ave lot: A-H, Ketchum, ID 83340
      View Details
    • $2,395,000

      Downtown Ketchum Multi-Use Parcel

      Multi-use parcel with development opportunity in Ketchum, Idaho.
      431 N Walnut Ave, Ketchum, ID 83340
      View Details
    • $1,985,000
      2,016 SF

      Ketchum Class A Office Condo

      Class A office condominium in the heart of Ketchum, Idaho.
      360 N EAST Ave lot: 11, Ketchum, ID 83340
      View Details
    • $1,650,000
      2,120 SF

      Remodeled Ketchum Commercial End Unit

      Remodeled commercial end unit in Ketchum, Idaho with mountain views.
      471 E 10th St lot: B1, Ketchum, ID 83340
      View Details
    • $545,000

      Highway 75 Residential Land

      1.51 acre parcel south of Ketchum with dramatic views.
      12531 N Highway 75, , ID 83340
      View Details
    • $9,900,000

      Subdividable Land with Mountain Views

      9.99 acres of land with mountain views near Ketchum.
      13550 Highway 75, Blaine County, ID 83340
      View Details
    • $2,795,000
      3,782 SF

      Ketchum Mixed-Use Investment Opportunity

      Two-story building and warehouse in Ketchum's Frenchman's Place.
      380 E 9th St E, Ketchum, ID 83340
      View Details
    • $3,300,000
      1,528 SF

      Ketchum Development Opportunity

      Two premium lots in Ketchum, ideal for development.
      700 N Washington Ave, Ketchum, ID 83340
      View Details
    • $3,300,000

      Ketchum Development Lots Opportunity

      Two premium development lots in Ketchum, Idaho, for sale.
      700 N Washington Ave, Ketchum, ID 83340
      View Details
    • $3,100,000

      Ketchum Land with Development Potential

      1.9 acres in Ketchum, Idaho, with flexible zoning options.
      102 River Ranch Rd, Ketchum, ID 83340
      View Details

    FAQs

    What type of property is this?
    Land - Private 13.4-acre land parcel near Warm Springs Creek.
    Where is this land located?
    The property is located at Sandy Lane Ketchum, ID.
    What is the asking price?
    The asking price for this property is $2,750,000.
    What are key features of this property?
    This property features: Rare property – just 12 minutes from Warm Springs lifts and 17 minutes to town; Phenomenal privacy and views; Deeded water rights included for pasture irrigation and landscaping
    (208) 726-6000
    We can help!
    Listing Contact
    Tom Drougas
    Real Estate License ID: 2104
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!