CHILLS-N-1

Off-Grid Utah Land With Water Rights Near Starvation Reservoir There is a version of Utah land ownership that does not require a six-figure utility hookup budget or a years-long permitting process before you can enjoy a single weekend on your property. Coyote Hills North Lot 1 is that version. This 5-acre parcel sits northwest of Duchesne, minutes from Starvation Reservoir, and comes with water rights available for a private well, off-grid power flexibility, and the kind of high-desert scenery that makes the drive out worth it every single time. At $79,900 with owner financing available, this is an accessible entry point into Utah land ownership without meaningful compromise on location or character. The Property The land blends juniper trees, sandstone outcrops, and open desert space in a way that gives the parcel both natural cover and room to work with. The sandstone formations add visual character that sets this parcel apart from flat, featureless desert lots, and the juniper coverage provides shade, privacy, and a sense of place that feels established rather than raw. Open desert views stretch across the surrounding terrain, and the big Utah sky overhead does the rest. The property is well suited for off-grid living from the start. Solar, propane, and generator setups are all viable options for power, and water rights are available for drilling a private well, which buyers should verify directly. Access is via dirt road, and a 4x4 vehicle is recommended during wet seasons. This is not a manicured subdivision lot, and that is precisely the point. Starvation Reservoir and the Surrounding Area Starvation Reservoir sits just minutes from the property and anchors the recreational identity of this part of Duchesne County. The reservoir is a local favorite for boating, fishing, and camping along the water, drawing visitors from across the Wasatch Front and beyond throughout the warmer months. Starvation State Park maintains boat ramps and day-use facilities that make getting on the water straightforward and well-supported. Beyond the reservoir, thousands of acres of public land surround the Coyote Hills North area, opening up access to ATV and OHV trails, hunting ground for elk and deer, and hiking routes through the open high-desert terrain. Duchesne City is approximately 20 minutes away, close enough for a supply run or a sit-down meal without pulling you far enough from the property to feel like you have left. Duchesne County as a Land Investment Duchesne County has consistently attracted buyers seeking affordable acreage with genuine outdoor access and long-term value. The combination of proximity to Starvation Reservoir, access to the Ashley National Forest and Uinta Basin recreation corridor, and a relatively low price-per-acre compared to other parts of Utah makes this county a smart place to plant roots or park capital. Properties in the Coyote Hills North area move steadily, and parcels at this price with water rights attached are a smaller subset of what comes available. Property Highlights: - 5 acres in Coyote Hills North, northwest of Duchesne, Utah - Water rights available for a private well (buyer to verify) - Off-grid ready: solar, propane, or generator power options - Juniper trees, sandstone outcrops, and open desert views - Dirt road access; 4x4 recommended during wet seasons - Minutes from Starvation Reservoir and Starvation State Park - Thousands of acres of public land nearby for hunting, ATV riding, and hiking - Approximately 20 minutes to Duchesne City amenities - Zoning: rural residential and recreational (buyer to verify) - Ideal for off-grid living, cabin build, camping, RV use, or long-term investment - Owner financing available Owner Financing Available Mountains West Ranches makes it simple to get started. We offer flexible owner financing with no credit check required and down payments beginning at just $1,000. No bank, no approval process, just a clear path to owning land in Utah. Tours are available seven days a week. Call us to schedule your visit or get directions to the property. Off-grid parcels with water rights at this price point do not stay on the market long. Offered by Mountains West Ranches. View all available properties at our website.