For sale MLS# 2150040 · 196 days on the market
$185,000
It starts with a call with an agent.
1841 E Upper Happy Valley Loop, Teasdale, UT 84773
About this home
Happy Valley Ranch is a historic 160-acre homestead parcel nestled between the eastern slopes of Boulder Mountain and Capitol Reef National Park and surrounded by National Forest lands. The valley is 12 miles south of Torrey, Utah, the gateway to Capitol Reef. Access is via Utah Scenic Byway 12 and Happy Valley Road, a fully graveled forest road maintained in a partnership by Dixie National Forest and the Happy Valley HOA. The subdivision is fully fenced and gated and governed by the CCRs of the HOA, as well as by the rules of Wayne County, Utah. The unique beauty of Happy Valley is hard to describe in words. The valley must be experienced to be appreciated as the gem that it is. Happy Valley is a standout even in what is known as "Wayne Wonderland,one of the most marvelous landscapes anywhere. The valley is a mix of ponderosa pine forest, massive Navajo sandstone cliffs, and open areas of pinyon pine and sage brush. Singletree Creek meanders through the valley at an elevation of 7,500 feet. The subdivision contains 14 two- and four-acre lots and a total of 11 cabins. The valley is completely off-grid. Homes are powered by solar installations and serviced by private wells as well as shared water rights to Singletree Creek surface water. The surface water is managed by the HOA, stored in our community pond, and distributed subsurface throughout the valley. This parcel is a mix of pinyon forest and sagebrush steppe land. Two water rights are included with the lot. A 50% share of water from the fully operational well and legal documentation of a 50% water right via Utah Division of Water Rights is included in the purchase price. Buyer to assume 50% of the legal fees incurred by the water transfer. (WATER RIGHTS - Well 95-5544/ Surface 95-43)
Written by the listing agent.
Location
Monthly payment
- Principal & interest
- $1,025
- Property tax
- $60
- Home insurance
- $110
- HOA
- $25
10% down ($18,500), 30-year fixed at 6.25%. Tax from the MLS record; insurance is an estimate. Not a loan offer.
Details
- Lot
- 2 acres
- HOA
- $25/mo
- Subdivision
- BOULDER VISTA, PHASE 2
- County
- Wayne
- Faces
- South
- Zoning
- Single-Family
See all 7 details
- Terms
- Cash, Conventional
- View: Mountain
- View: Valley
- Wooded
- Terrain: Flat
- Valley
- Trees/Woods
Schools
Assigned schools as reported to the MLS by the listing agent. Boundaries change; confirm enrollment with the district. · Wayne
Listing courtesy of Intermountain Properties / Cori Vanderbeek. Based on information from UtahRealEstate.com as of 4/13/2026 11:28 AM. All data, including all measurements and calculations of area, is obtained from various sources and has not been, and will not be, verified by broker or the MLS. All information should be independently reviewed and verified for accuracy.