Modena, UT Land for Sale: 4.54 Acres with Dirt Road Access & Owner Financing

Posted: June 27, 2026 by LandCentury

Some rural land listings make sense only after you slow down and ask the practical questions: can you reach it, what does the zoning really allow, and how much work will it take to turn raw ground into usable property? That is the right mindset for this 4.54-acre parcel in Modena, Iron County, Utah.

This listing is for vacant land at 0 Unnamed, Modena, UT 84753, with parcel/APN 02-143-84:, approximately 4.54 acres: or 197,762 square feet:, listed at $13,997:. The property is described as R-2 zoning: with dirt road access:, and the seller notes that electricity would likely need to be solar or another alternative system, with a well and septic system needed. That makes this a parcel worth researching for buyers who are comfortable with rural due diligence, not a lot to buy on assumptions alone.

If you are comparing this Modena property listing with other rural options, the main appeal here is straightforward: a lower entry price, over four acres of space, and owner financing being offered. The main caveat is just as clear: before closing, confirm legal access, use permissions, utility strategy, and title details with county records and the seller.

Property snapshot

Property ID: LC25313
Property type: Vacant land
City: Modena
County: Iron County
State: Utah
Address: 0 Unnamed, Modena, UT 84753
Coordinates: 37.81525, -113.86305
Lot size: 4.54 acres
Parcel size: 197,762 sq ft
Parcel/APN: 02-143-84
Legal description: Lots 884 & 885, Garden Valley Ranchos, Unit 1, Sec 33, Township 34, South Range 18 West of SLB&M
Zoning: R-2
Road access: Dirt Road
Utilities: note: Listing indicates likely solar or alternative power; well and septic would need to be installed
Taxes: $55.58
Price: $13,997 cash
Owner financing: Yes, offered in the listing; terms were not provided in the supplied data
Deed type: Quit Claim Deed

Those facts are the starting point. What they mean for a buyer is that this land for sale in Modena, Utah may fit someone looking for rural acreage with an off-grid or semi-improved plan, but the total project cost could depend much more on access, water, septic, and title review than on the purchase price alone.

Location context

Modena sits in far southwestern Utah in Iron County, near the Nevada border. For many buyers, that means wide-open surroundings and fewer urban-service assumptions. It also means county-level records matter more than marketing language. On a parcel like this, you should expect to verify boundaries, road status, zoning details, and environmental context directly through county and federal mapping tools.

The legal description places the property in Garden Valley Ranchos, Unit 1:. Subdivision-style legal descriptions can be helpful, but they also make it important to confirm whether there are recorded covenants, easements, or access notes tied to the plat. If your intended use is a home, cabin, part-time RV setup, or longer-term off-grid hold, ask Iron County: what is allowed under the listed R-2 designation before treating the land as buildable.

Buyers who want more side-by-side options can also compare Utah land for sale, browse similar vacant land for sale, or review other owner finance land deals to see how this parcel stacks up on price, size, and infrastructure expectations.

Due diligence checklist

Here is the short list of what a serious buyer should confirm next for parcel 02-143-84.

Match the parcel records: Confirm that the APN, legal description, and coordinates all point to the same tract in county records.
Verify zoning details: Ask Iron County: what R-2 allows here, including minimum lot standards, setbacks, dwelling rules, and any limits on RV or temporary use.
Confirm legal access: The listing says dirt road access, but you should verify whether that access is public, private, easement-based, maintained, or seasonal.
Research utilities realistically: Treat the utility note as seller-reported guidance. Get real estimates for solar or alternative power, water well drilling, septic design, and installation.
Check taxes and fees: Confirm the stated annual tax figure of $55.58 and ask whether there are any assessments, liens, or subdivision dues.
Review flood and hazard context: Rural parcels can have washes, drainage paths, or mapping overlays that are not obvious from photos alone.
Review title and deed: Because the deed type listed is Quit Claim Deed, title review is especially important before funds are committed.
Clarify owner financing terms: Since no down payment, interest rate, or monthly terms were supplied, request the full financing terms in writing.

Official source context

The best single public source to start with is the county mapping hub: Iron County: GIS. It is useful for parcel lookup, map layers, and broader land context such as floodplain and geologic information. For this kind of rural Utah parcel, that official research step helps you move beyond a simple listing summary and into actual feasibility questions.

Based on the supplied listing data, the seller context identifies Erika Benson / Gokce Capital LLC: and notes that the property video and a small gallery are available. Photos can help with visual context, but they should not replace county verification, a title review, and an on-the-ground inspection if the property is a serious candidate.

Questions buyers may ask about this property and area

What is the parcel number for this Modena land listing?

The parcel number is 02-143-84:. Use that number for county GIS, assessor, recorder, and tax lookups.

How large is the property?

It is 4.54 acres:, which equals about 197,762 square feet:.

What zoning is listed for the property?

The listing shows R-2 zoning:. Buyers should still confirm permitted uses, setbacks, and minimum standards with Iron County: before relying on that label.

Does the land have road access?

The listing states dirt road access:. That does not automatically confirm whether the road is publicly maintained or whether access is recorded, so verify that point directly.

Are utilities already on the property?

The supplied listing information suggests no standard on-site utility service is confirmed. Electricity would likely need to be solar or another alternative system, and a well and septic system would need to be installed.

Is this parcel a realistic fit for an off-grid buyer?

Potentially, yes. The utility profile points more toward off-grid planning than plug-and-play development. Whether it truly fits an off-grid plan depends on county rules, access, terrain, well feasibility, septic approval, and total setup cost.

Where can I verify Iron County: parcel and land-use information?

Start with Iron County: GIS for mapping and parcel context, then confirm tax and classification details through county assessor resources and permit questions through county planning/building channels.

Where can I check flood risk for this parcel?

Use FEMA flood maps and compare them with county GIS layers. This is especially important for rural land where drainage patterns may affect usability.

Why should a buyer verify access before closing on rural land?

Because physical access and legal access are not always the same thing. A road can appear usable while still lacking recorded rights, maintenance clarity, or year-round reliability.

What documents should a land buyer review before closing?

At minimum, review the title report, legal description, parcel map, access easements, county zoning information, and current tax records.

Next step

If this parcel is close to what you want, the smart move is simple: compare the listing facts with county records, ask the seller for written financing terms, and verify access, zoning, and utility feasibility before you buy. That extra research is what turns a low-price rural parcel into a decision you can make with confidence.