Pricing land in New Harmony is not about picking a number per acre and calling it good. One missing water right, an unrecorded access issue, or steep topography can swing value by tens of thousands of dollars. If you want a number that holds up with buyers, lenders, and appraisers, you need to look at how the land can actually be used. This guide walks you through the key value drivers, a comp method that works for acreage, and the due diligence that prevents surprises. Let’s dive in.
What drives land value here
Access and legal access
A visible dirt road is not enough. You need recorded, legal access that appears in the title records. Confirm gates, seasonal roads, and easements, and ask who maintains the road long term. Parcels on county-maintained roads are usually more marketable than those on private roads without agreements.
Proximity to services matters too. Parcels with shorter drives to shopping and job centers often draw a wider buyer pool and higher prices.
Utilities and serviceability
Electricity at or near the lot line is a big plus. Long utility extensions, transformers, and underground work can be costly on rural acreage. Culinary water service is even more important for many buyers. If there is no municipal water, verify well feasibility and costs early. If the parcel is not on sewer, check soil and lot size for septic. Engineered septic systems can add significant cost.
Reliable cellular and broadband service are growing value considerations, especially for buyers who work from home.
Water rights, wells, and irrigation
Southern Utah follows a prior appropriation system for water. Transferable water rights, a permitted well, and well logs can be major value drivers. Irrigation shares can support agricultural uses but do not replace drinking water without proper approvals and treatment. In many parts of Washington County, confirmed culinary water availability is scarce. Parcels that have it often command a premium.
Topography and buildability
Think in terms of buildable acres, not just gross acres. Washes, steep slopes, cliffs, and rocky ground reduce usable area and can require engineering. Soil type affects septic and foundation costs. Also review drainage patterns and flood risk from mapped floodplains and local overlays.
Zoning and entitlements
Whether your land sits inside the Town of New Harmony or in unincorporated Washington County will determine which land use code applies. Zoning sets permitted uses, minimum lot sizes, setbacks, and density. If you plan to split the parcel, research subdivision standards, road and utility requirements, and any overlays that limit development. Existing plats and approvals can lift value compared to raw, unentitled acreage.
A practical comp method for acreage
Define the right comparison unit
Use price per buildable acre when slopes, washes, or rock reduce usable land. Match the unit to likely buyer use. Homesite buyers prioritize access, utilities, and culinary water. Agricultural and ranch buyers value grazing capacity and irrigation. Investors weigh subdivision potential and entitlement status.
Find recent and relevant sales
Pull closed sales from the local MLS, the county recorder, and assessor records. Aim for sales within the last 12 to 24 months. If data is thin, look to nearby communities with similar elevation, access type, and utility options, then adjust for differences. Use active listings only as a market check, not as the basis for pricing.
Adjust for the big value drivers
Make explicit adjustments for:
- Utilities and hookups. Lack of electricity or culinary water reduces value and buyer pool.
- Water rights and wells. A permitted well or transferable shares usually adds value.
- Legal access. Recorded, year-round access or paved county frontage is a premium.
- Buildability. Price per buildable acre, not just total acres.
- Entitlements. Platted lots and approvals are typically worth more than raw land.
- Size. Larger tracts often sell for less per acre than smaller homesites.
- Market timing. Account for changes in price trends and typical days on market.
Example workflow to price one parcel
- Establish the highest and best use, such as a single homesite, small ranch, or subdivision.
- Measure gross acres, then estimate buildable acres using topo and imagery.
- Pull recent comps with similar use, size, utility status, and water rights.
- Adjust for utilities, water, access, buildability, entitlements, and size.
- Cross-check with assessor data and current listings to confirm buyer expectations.
- If comps are scarce, consult a land appraiser with Washington County experience.
Due diligence checklist before you price
Gather these items up front to avoid mispricing and delays:
- Title and ownership: current deed, legal description, title commitment with exceptions, recorded easements, CC&Rs, and mineral rights status.
- Surveys and plats: boundary survey or recorded plat, plus any evidence of encroachments.
- Water and wells: water-right certificates, irrigation shares, well permits and logs, and any water quality tests.
- Utilities and serviceability: distances to electric, gas, phone, and broadband, utility easements, sewer availability or septic history, and any percolation tests.
- Topography and soils: topographic maps, NRCS soil data, geotechnical or perc studies, and flood zone status.
- Zoning and entitlements: current zoning, setbacks, minimum lot sizes, any past approvals, plats, conditional uses, or variances.
- Environmental and hazards: wetland checks if applicable, known contamination records, wildfire risk and fire district info.
- Financial and market docs: recent comparable sales, listing histories, buyer types, and property tax history.
Local rules and who to call
- Town of New Harmony: confirm town boundaries, municipal utilities, and local ordinances.
- Washington County Recorder and Assessor: deeds, plats, sales history, and assessed values.
- Washington County Planning and Zoning: zoning maps, development standards, and road classifications.
- Washington County Health Department, Environmental Health: onsite wastewater and percolation requirements.
- Utah Division of Water Rights: water rights records, well permits, and well logs.
- Washington County Water Conservancy District and local irrigation companies: irrigation shares and secondary water information.
- FEMA Flood Map Service Center and USDA NRCS Web Soil Survey: flood zones and soil data.
- U.S. Bureau of Land Management: nearby federal lands and rights of way considerations.
Common pitfalls that skew price
- Relying on simple price per acre without adjusting for buildable area, utilities, or water.
- Assuming a visible road equals legal access. Always verify recorded easements.
- Overlooking water rights, well permits, and yield. These can be the largest value driver.
- Ignoring septic feasibility. Poor soils or engineered systems can change the math.
- Missing CC&Rs, conservation easements, or overlays that limit use or subdivision.
- Skipping market trend adjustments when comps are older than 12 to 24 months.
When to bring in local experts
If you lack recent, like-kind comps or you are weighing a split or subdivision, involve a land-focused agent, a licensed land appraiser, and a surveyor early. A civil engineer or geotechnical expert can help you estimate costs for roads, drainage, septic, and foundations on steeper or rocky parcels. A title company and real estate attorney can clarify easements and mineral rights.
Ready to price your New Harmony land?
If you follow the framework above, you can set a number that reflects how buyers actually value acreage in New Harmony. Focus on water availability, legal access, utilities, buildable acres, and entitlements. Confirm the facts with primary sources, then adjust comps with a clear, step-by-step approach. That is how you protect value and reduce surprises during escrow.
If you want a local, hands-on partner to help gather documents, verify assumptions, and build a defendable pricing strategy, reach out to Brett Taylor. You will get white-glove representation, practical pricing guidance, and clear next steps.
FAQs
How do water rights affect land value in New Harmony?
- Transferable culinary water or a permitted well often creates one of the largest value premiums, while irrigation shares mainly support agricultural uses and do not replace drinking water without approvals.
Is price per acre reliable for rural New Harmony parcels?
- Use price per buildable acre instead of gross acres and adjust for utilities, water, access, entitlements, size, and current market trends.
What documents should I collect before listing my land?
- Start with a title commitment, any surveys or plats, water-right certificates or well logs, utility distance and hookup info, soil and perc data, zoning details, and recent comps.
What if my parcel lacks legal access even though there is a road?
- Confirm recorded easements through the recorder’s office; without legal access, the parcel may be unbuildable until access is secured, which can reduce value.
How can I check septic feasibility on my acreage?
- Contact the county environmental health department for onsite wastewater requirements and review soil maps and any prior percolation tests or engineered designs.
What should I do if there are no recent local comps?
- Expand the search to similar nearby communities, price per buildable acre, adjust carefully, and consider a land appraiser with Washington County experience.
