Raw land, infill lots and teardowns in Washington County, Utah, bought for cash by a builder who builds luxury homes here. Written offer, or our questions, within one business day.
Including St. George, Washington, Hurricane, Ivins, Santa Clara, Leeds, Toquerville.
ReStar data: population 2024, net migration year to July 2025, typical single-family value (Zillow ZHVI) August 2026, household income ACS 2024, single-family permits July 2026.
We buy land for cash across Washington County, Utah: raw acreage, infill lots and teardowns in St. George, Washington, Hurricane, Ivins and the rest of the county. Send the address or parcel number and you get a written offer, or our questions, within one business day. There is no commission, we cover standard closing costs and we pay for our own survey and soil work. What your land is worth depends mostly on the ZIP it is in and how buildable it is, and both are laid out below.
One difference from most cash land buyers you will find for Washington County: they buy vacant land to resell it, often to someone like us. We build on it, so we price your acreage or lot from the home that will stand on it, not from a resale discount.
Southwest Utah's red-rock market around St. George. A net 4,770 people arrived in a year, and permits per resident run among the highest in our screen. Luxury here is second homes and retirees as much as local incomes.
Land is worth what the homes built on it can sell for, less what it costs to build them. So the quickest honest read on land value in Washington County is the value of the homes around it, ZIP by ZIP. Across the 18 ZIP codes centered in the county, the typical single-family home ranges from $392k in 84722 (Central) to $825k in 84757 (New Harmony). The fastest-rising over the last year is 84767 (Springdale), at +3.1%.
The last column is a benchmark, not an offer. The National Association of Home Builders' 2024 cost survey found the finished lot averaged 13.7% of a new home's sales price nationally. Apply that share to the typical home in each ZIP and you get a rough ceiling on what a builder budgets for a finished lot there, one that already has road access, utilities and approvals. Raw land sells below it by whatever it costs to get there, which is why a parcel with sewer at the road and a parcel that needs a septic system can draw very different offers in the same ZIP.
| Town | ZIP | Typical home | 1-yr | 5-yr | Finished-lot benchmark (13.7%) |
|---|---|---|---|---|---|
| New Harmony | 84757 | $825k | +1.3% | +28.3% | $113k |
| Springdale | 84767 | $798k | +3.1% | +25.0% | $109k |
| Dammeron Valley | 84783 | $781k | +0.9% | +27.0% | $107k |
| Rockville | 84763 | $737k | -0.4% | +25.9% | $101k |
| Leeds | 84746 | $636k | +0.4% | +22.1% | $87k |
| Toquerville | 84774 | $607k | -0.2% | +19.0% | $83k |
| Ivins | 84738 | $601k | -0.7% | +15.8% | $82k |
| Santa Clara | 84765 | $559k | -1.1% | +14.8% | $77k |
| St. George | 84790 | $555k | -0.8% | +14.5% | $76k |
| Washington | 84780 | $550k | -0.8% | +16.1% | $75k |
| Veyo | 84782 | $545k | -0.8% | +21.9% | $75k |
| Virgin | 84779 | $529k | +2.9% | +15.8% | $72k |
| Hurricane | 84737 | $523k | -1.4% | +16.3% | $72k |
| St. George | 84770 | $513k | -0.6% | +14.7% | $70k |
| Pine Valley | 84781 | $491k | +1.9% | +17.7% | $67k |
| La Verkin | 84745 | $435k | -1.3% | +20.3% | $60k |
| Enterprise | 84725 | $427k | +1.7% | +12.9% | $58k |
| Central | 84722 | $392k | +0.7% | +21.0% | $54k |
ReStar platform data: Zillow Home Value Index, single-family, 2026-08-31. ZIPs assigned to the county by their center point; a ZIP that straddles a county line is listed where most of it sits. Town is the USPS place name.
View lots and acreage around Ivins, Santa Clara and the edges of Snow Canyon, and land east toward Hurricane, Toquerville and Leeds.
Our full buy box is on the sell my land page. It is loose on purpose: send the parcel even if it misses a line, and we will tell you straight if it is a pass.
Two parcels the same size, a mile apart, can be worth very different amounts because of rules that never show up in a listing. These are the ones we check first in Washington County.
Water is the gate. The Washington County Water Conservancy District charges impact fees before a building permit is issued, and the City of St. George can require a "will serve" letter from the district confirming water supply for a new project. Whether a parcel can get water, and at what cost, is the first question on any land here.
Source: Washington County Water Conservancy District impact fees
Washington County Community Development administers zoning in the unincorporated county; cities such as St. George regulate their own land. The county's agricultural zones set minimum lot sizes in their names: A-5 requires 5 acres and 300 feet of width, and A-10, A-20 and A-40 require 10, 20 and 40 acres with 400 feet of width. The county also has Residential Agricultural (RA) zones for smaller rural lots.
Source: codelibrary.amlegal.com
Land of at least five contiguous acres (smaller pieces can qualify alongside other eligible acreage under the same ownership) that has been in active agricultural use for two straight years and produces more than 50% of average county production can be taxed on its productive value instead of market value. When land is withdrawn, for example when it is developed or goes out of agricultural use, the county assessor bills a rollback tax equal to the difference between the greenbelt taxes paid and market-value taxes for up to the five years before the rollback notice; it is due within 60 days, is a lien on the land back to the start of the rollback period, and accrues interest only if paid late. A sale does not by itself end greenbelt status, but the land is withdrawn (and rollback applies) if the new owner does not file a new application within 120 days of the change in ownership or the land no longer qualifies. No statute or official page says who customarily pays; it is negotiated in the contract.
If your land is taxed at a farm or open-space value, raise it at the start. Who pays any rollback is a term of the contract, and it belongs in the price conversation, not at the closing table.
Source: le.utah.gov · le.utah.gov
Utah taxes property on market value; an occupied primary residence gets a 45% exemption (taxed on 55% of market value) covering the home and up to one acre, and the owner must apply. Vacation homes and other non-primary residences do not qualify, so raw land with no primary residence on it does not receive the exemption (greenbelt land is instead taxed on productive value).
Source: washco.utah.gov
In the unincorporated county, wastewater is controlled by the Washington County Water Conservancy District or the Ash Creek Special Service District: they decide whether a lot meets septic density requirements before Southwest Utah Public Health can issue a septic permit, and new subdivisions must connect to sewer where available. (wcwcd.gov)
An owner must notify the county assessor within 120 days of withdrawing land from greenbelt; failing to do so adds a penalty of the greater of $10 or 2% of the rollback tax for the last year of the rollback period. (le.utah.gov)
We start from the house we would build and work backward. Take a home that would sell at the county's typical value of $541,000. At the national 13.7% lot share, the finished lot behind it is budgeted at about $74k. If the land already has a paved road, water and sewer or an approved septic site, most of that budget can go to the land. If a driveway has to be cut, power brought in and a septic system engineered, those costs come out first, and so does the time it takes to get approvals. That is the whole reason two owners in the same ZIP can get very different numbers, and why we would rather tell you which line is costing you than just quote a figure.
The full method, with the arithmetic and what happens when build costs move, is in how much is my land worth. If you want to take the unknowns off the table before you sell to anyone, start with is my land buildable.
Tell us where it is. We reply within one business day with a written offer or the questions we need answered, and we cover standard closing costs.
No obligation. We reply within one business day with a written offer or the questions we need answered. We call or email; we do not text.
Utah closings are handled by title agencies and licensed escrow officers, not attorneys. The Utah Insurance Department says a title agency performs the title search, prepares closing documents and manages the closing, and that all title agents and escrow officers must be licensed by the Department.
| Cost | Selling to us | Listing the land |
|---|---|---|
| Agent commission | None | Negotiated with your agent; land listings often carry a higher percentage than houses |
| Standard closing costs | We cover them | Seller's share per local custom and the contract |
| Deed transfer or recording tax | Follows state custom; set out in the contract | Utah does not charge a real estate transfer tax; the cost at recording is a fee. The Washington County Recorder's published fee schedule lists only recording fees: $45 to record a deed, plus $2 for each legal description over ten. Who pays the recording fee is set in the contract; for title insurance, the Utah Insurance Department says the seller usually pays for the buyer's owner's policy and the buyer usually pays for the lender's policy. |
| Survey, soil or perc tests | We pay for our own | Often requested from the seller |
| Farm-use rollback, if any | Negotiated in the contract | Negotiated in the contract |
| Liens, back taxes, mortgage payoff | Paid from your proceeds | Paid from your proceeds |
Sources: transfer tax · closing practice
Where to check the facts yourself, most of it free. These are the same sources we use.
Send the address or parcel number to a buyer who pays cash and does not need a lender: we reply within one business day with a written offer or our questions, and the due-diligence period is written into the contract. Listing can bring more if the parcel is clearly buildable and you have months to wait.
View lots and acreage around Ivins, Santa Clara and the edges of Snow Canyon, and land east toward Hurricane, Toquerville and Leeds.
It depends on the ZIP and on how buildable the parcel is. Typical home values in Washington County range from $392k to $825k by ZIP, and at the national 13.7% lot share that implies finished-lot budgets from about $54k to $113k. Raw land sells below a finished lot by the cost of access, utilities and approvals.
No. We make a written offer from public records, maps and land sales, and do the survey, soil and title work ourselves during the due-diligence period, at our cost.
Yes. Land of at least five contiguous acres (smaller pieces can qualify alongside other eligible acreage under the same ownership) that has been in active agricultural use for two straight years and produces more than 50% of average county production can be taxed on its productive value instead of market value. When land is withdrawn, for example when it is developed or goes out of agricultural use, the county assessor bills a rollback tax equal to the difference between the greenbelt taxes paid and market-value taxes for up to the five years before the rollback notice; it is due within 60 days, is a lien on the land back to the start of the rollback period, and accrues interest only if paid late. A sale does not by itself end greenbelt status, but the land is withdrawn (and rollback applies) if the new owner does not file a new application within 120 days of the change in ownership or the land no longer qualifies. No statute or official page says who customarily pays; it is negotiated in the contract. Who pays is agreed in the contract, so raise it before you agree a price.
Utah does not charge a real estate transfer tax; the cost at recording is a fee. The Washington County Recorder's published fee schedule lists only recording fees: $45 to record a deed, plus $2 for each legal description over ten. Who pays the recording fee is set in the contract; for title insurance, the Utah Insurance Department says the seller usually pays for the buyer's owner's policy and the buyer usually pays for the lender's policy.
Yes to all three. Back taxes and liens are paid from the proceeds at closing, we work with the executor or every heir on title, and a landlocked parcel is priced around the easement work rather than turned down.
Other counties where we buy land: Williamson County, TN · Collin County, TX · Comal County, TX · St. Johns County, FL · Delaware County, OH · Hamilton County, IN · Forsyth County, GA
Guides for landowners: How to Sell Land: By Owner, With an Agent, or to a Cash Buyer · How Much Is My Land Worth? Three Methods, With Real Math · Is My Land Buildable? A Seller's Checklist Before You Price It · Selling Land to a Developer: How Builders Price It and What to Ask · Selling a Teardown: How to Sell a House for Its Land Value · Selling Inherited Land: Taxes, Title and Your Real Options
