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    Bluff, UT 84512 Bluff, UT 84512

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    For Sale
    $1,100,000

    21 acres of pristine residential land in Bluff, Utah

    Property size:
    915,600 SF
    Lot size:
    21.00 Acres
    Added:
    Mar 11, 2025
    Days on Market:
    390
    Last Refresh:
    Mar 16 at 9:06 am

    Property Features

    General Information

    Standard status
    Active
    Property type
    Residential land & home lots, Other land, Commercial land, Land
    Size
    915,600 SF
    Elevators
    N/A
    Lot size
    21.00 Acres

    We can help!

    Listing Contact
    Trent Bright

    Listing agent Trent

    Listing office

    Listing date Mar 11, 2025

    Overview

    21 Acres in Bluff, Utah

    This exceptional 21-acre parcel presents a unique opportunity to own a substantial piece of land in the captivating landscape of Bluff, Utah. Located in the heart of the American Southwest, this property offers breathtaking views and unparalleled access to a wealth of recreational activities and natural wonders. The expansive 21 acres provide ample space for a variety of development possibilities, from residential construction to potential commercial ventures, subject to local zoning regulations. The land itself is described as pristine, suggesting minimal prior development or disturbance, preserving its natural beauty. Its convenient location offers proximity to numerous amenities and attractions, making it an ideal location for those seeking a blend of seclusion and accessibility. Explore nearby national parks and embark on countless outdoor adventures, all while enjoying the peace and tranquility of your own expansive property. This is a rare opportunity to acquire a significant landholding in a highly desirable location.
    Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Bluff
    County
    San Juan
    State
    Utah
    Longitude
    -109.551
    Latitude
    37.2847

    Nearby Similar for Sale

    • $1,800,000

      596 Acres Near Highway Junction

      Large acreage near recreational areas with water rights.
      State Rte 163, Bluff, UT 84512
      View Details
    • $1,100,000
      915,600 SF

      21 Acres of Residential Land In Bluff Utah

      Exceptional 21-acre parcel in Bluff, Utah with development potential.
      Bluff, UT 84512
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - 21 acres of pristine residential land in Bluff, Utah
    Where is this residential land & home lot located?
    The property is located at Bluff, UT.
    What is the asking price?
    The asking price for this property is $1,100,000.
    (435) 820-6801
    We can help!
    Listing Contact
    Trent Bright
    Learn More
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    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
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