Duchesne, UT Land for Sale: 518.6 Acres with Owner Financing Available

For buyers looking at large Utah acreage, the attraction here is scale: enough land to think beyond a single small lot, but still a purchase that depends on fundamentals like access, utilities, water, septic, and permitted use.

This offering is a 518.6-acre vacant land tract near East River Road in Duchesne, Duchesne County, Utah 84021. The listing shows parcel/APN 00-0007-7309 / 00-0007-73099, a $275,000 cash price, and an owner-finance option shown at $299,995.

The supplied data lists Residential zoning, dirt-road access, and city utilities available; those are listing fields, not final approvals or service confirmations. A serious buyer should verify the exact APN format, parcel boundaries, zoning, access, floodplain status, and utility connection path directly with county and service-provider records.

Supplied listing image for the Duchesne acreage; use county mapping and records to verify boundaries and access.

Property snapshot

These are listing-level facts drawn from the supplied property record. The explanations focus on what each fact means for a buyer, not on assumptions that still require county or provider confirmation.

Duchesne County setting and local records context

The parcel is listed near East River Road in the Duchesne, Utah area of Duchesne County. That parcel-specific location should be checked in the county parcel and plats system because large-acreage descriptions can be difficult to interpret from a listing alone.

At the county level, Duchesne provides zoning resources, parcel and plat access, and floodplain-management information. Those resources matter here because the listing includes residential zoning, dirt-road access, and utility-availability language that should be matched against official records.

Duchesne is both a city context and the county-seat context in the supplied data, so buyers should verify whether county rules, city rules, or both apply to permitting and utility service at this location.

Additional listing image used for context; parcel-specific conditions should be confirmed through official records and site review.

Potential uses and buyer fit

The listing categories point toward several possible buyer profiles, including residential, agricultural, recreational, mobile home or RV, and long-term vacant-land ownership. Treat those categories as marketing classifications until local rules and site conditions confirm what is actually allowed.

On a 518.6-acre tract, the biggest question is not only what the zoning label says, but whether there is a practical building envelope, legal access, utility or off-grid feasibility, water and wastewater solution, and a permitting path that fits the buyer's plan.

• Large-acreage homesite or private retreat, only if residential use, setbacks, access, utilities, water, wastewater, floodplain, and building permits check out.
• Recreational base or open-space holding, subject to legal access, seasonal road conditions, fire restrictions, camping or RV rules, and any private or public land-use limits.
• Agricultural, grazing, or hobby-farm exploration, only after confirming water rights or water supply, fencing needs, soil and terrain suitability, tax classification, and local animal rules.
• Mobile home or RV setup, if county or city regulations allow it and if utility hookups, septic or sewer, waste disposal, and occupancy rules are satisfied.
• Long-term land hold for a buyer comfortable carrying taxes, maintaining access, and monitoring zoning, title, and market conditions without assuming short-term resale gains.

Due diligence before you make an offer

Use the listing facts as the starting point, then confirm the essentials with Duchesne County, title professionals, and utility providers. These checks are especially important because the acreage is large and the record includes utility-availability and access language that may require clarification.

Owner-finance terms to review

The supplied listing data shows a $275,000 cash price and an owner-finance option shown at $299,995. The term summary lists 5.99% interest, a 180-month term, monthly taxes of $101.55, a total monthly payment of $2,395.00, a $9 loan processing fee, and $14,995 due today.

One detail deserves written clarification: the owner-finance price field shows $299,995, while the term text references a $299,500 purchase price. Before signing, ask which figure controls and request the complete financing documents.

Also confirm whether taxes and insurance are escrowed or paid separately, whether there is any balloon payment or prepayment penalty, how default is handled, and what deed, note, contract, or recorded instrument will document the transaction.

• Which owner-finance purchase price controls in the final documents: $299,995 or $299,500?
• Does the $2,395.00 total monthly payment include all required taxes, fees, and servicing charges?
• Is there a balloon payment, prepayment penalty, late fee schedule, or minimum holding period?
• How will title, recording, escrow, and default rights be handled?

Questions buyers may ask about this property and area

Bottom line for buyers

This Duchesne County listing is compelling primarily because of scale: 518.6 acres, a listed residential zoning designation, and seller financing on the table. For the right buyer, that creates room to evaluate a homesite, recreation, agricultural, or long-term holding strategy.

The key is to avoid turning listing shorthand into assumptions. Residential zoning does not automatically equal build approval, dirt-road access does not automatically equal recorded year-round access, and city utilities available does not automatically mean hookups are installed.

If the parcel records, zoning, access, utilities, floodplain review, title, and financing documents all align with your plan, this is a large-acreage opportunity worth a closer look. If any of those items remain unclear, resolve them before depositing nonrefundable money or designing improvements.