Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Beryl, Utah Land Opportunity Title is generated by Realmo AI

    18.5 Acres W 0.5 AF of Water, Beryl, UT 84714

    View on Map
    Claim this Listing
    New
    For Sale
    $75,000

    LAND - Beryl, UT

    Property size:
    805,860 SF
    Lot size:
    18.50 Acres
    Price / SF:
    $0.09/SF
    Added:
    May 18, 2026
    Days on Market:
    5
    Last Refresh:
    May 22 at 10:06 pm

    Property Features for 18.5 Acres W 0.5 AF of Water

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Residential
    Standard status
    Active
    APN
    E-1306-0007-0000
    Size
    805,860 SF
    Lot size
    18.50 Acres

    Taxes and HOA fees

    Tax Annual Amount
    184

    We can help!

    Listing Contact
    BILL FOWLER
    BILL FOWLER

    Listing agent BILL FOWLER

    Listing office KW Ascend Keller Williams Realty 308 W Tabernacle St, St George, UT

    Listing date May 18, 2026

    MLS# 26-272518 Listing URL

    Copyright © 2026 Washington County 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.

    HighLights

    • Includes 0.5 acre‑feet of valuable water rights #71‑4912 (1945).
    • 18.5 acre property suitable for various uses: home, cabin, barndominium, ranch, mini farm, retreat, or recreation.
    • Paved road access directly off Beryl Highway.
    • Potential for commercial applications.
    • Ample space for livestock, horses, RVs, gardens, and future development.
    • Peaceful rural location with desert and mountain views, close to Enterprise, Cedar City, and St. George.

    Overview

    This property offers a rare opportunity to own 18.5 acres in Beryl, Utah, including 0.5 acre-feet of water rights #71-4912 (1945). Situated right off Beryl Highway, the land benefits from paved road access and presents possible commercial applications. The property is suitable for building a home, cabin, barndominium, ranch property, mini farm, off-grid retreat, or recreational getaway. The expansive space accommodates livestock, horses, RVs, toys, gardens, and orchards, with future development potential. Residents can enjoy wide open spaces, privacy, dark night skies, and desert and mountain views. Beryl is known for its peaceful rural lifestyle, outdoor recreation, ATV riding, hunting, and camping, with convenient access to Enterprise, Cedar City, and St. George. The water rights enhance the long-term value in Southern Utah, making it a great investment, getaway, or future homestead opportunity. The property size is 805860 square feet.
    Property Profile Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Map

    City
    Beryl
    County
    Iron
    State
    Utah
    Longitude
    -113.572
    Latitude
    38.0286

    Nearby Similar for Sale

    • $14,000
      12,375 SF

      Spacious Land in Beryl, UT

      Large 3.52 acre lot in quiet Beryl setting.
      8350 W 5200 N, Beryl, UT 84714
      View Details
    • $7,000
      23,419 SF

      Residential Land in Quiet Beryl

      Large lots in a quiet, rarely used road setting.
      8410 W 5200 N, Beryl, UT 84714
      View Details
    • $10,000
      196,200 SF

      Secluded Off-Grid Land Parcel

      Secluded 4.5 acre off-grid land in Beryl, Utah.
      7525 N 8200 W, Beryl, UT 84714
      View Details
    • $12,500
      33,251 SF

      Land in Beryl, Utah

      Eight lots for investment or camping in Beryl, Utah.
      9600 N Hwy18, Beryl, UT 84714
      View Details
    • $35,000
      791,049 SF

      Beryl, UT Land Opportunity

      15.68 acre lot with 14 subdivided parcels in Beryl.
      7200 N 8200 W, Beryl, UT 84714
      View Details
    • $70,000
      1,742,400 SF

      40 Acres of Land in Beryl

      40 acres of land with water rights in Beryl, UT.
      9800 N 2400 W, Beryl, UT 84714
      View Details
    • $43,500
      809,344 SF

      Beryl, UT Land Parcel

      18.5 acre parcel in Beryl, Utah for recreation/investment.
      E Antelope Springs Rd, Beryl, UT 84714
      View Details
    • $3,400
      1,400 SF

      Land in Beryl, Utah

      Two parcels of land offer a rustic charm and convenience.
      10090 N 600 W, Beryl, UT 84714
      View Details
    • $12,500
      43,302 SF

      Recreational Land in Beryl, Utah

      1.42-acre property perfect for camping, recreation, or off-grid living.
      1725 8500 W N, Beryl, UT 84714
      View Details
    • $50,000
      435,600 SF

      Beryl, Utah Land Opportunity

      10 acres in Beryl, Utah with water rights.
      10 Acres with 0.50 acft Water, Beryl, UT 84714
      View Details
    • $90,000
      44,431 SF

      Land with Shop and Barn

      1.02 acres with shop, barn, and water rights.
      482 E 700 S, Beryl, UT 84714
      View Details
    • $2,500
      7,100 SF

      Land in Beryl Townsite

      Land with mountain views, great for camping and future growth.
      600 N 10400 N, Beryl, UT 84714
      View Details

    FAQs

    What type of property is this?
    Agricultural land / Farmland - 18.5 acres in Beryl, Utah with water rights.
    Where is this agricultural land / farmland located?
    The property is located at 18.5 Acres W 0.5 AF of Water Beryl, UT.
    What is the asking price?
    The asking price for this property is $75,000.
    What are key features of this property?
    This property features: Includes **0.5 acre‑feet of valuable water rights #71‑4912 (1945)**.; **18.5 acre property** suitable for various uses: home, cabin, barndominium, ranch, mini farm, retreat, or recreation.; Paved road access directly off Beryl Highway.
    (435) 862-9793
    We can help!
    Listing Contact
    BILL FOWLER
    BILL FOWLER
    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

    Thank You for Inquiry
    18.5 Acres W 0.5 AF of Water, Beryl, UT 84714
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!