- Status:
- Active
- MLS #:
- 2150040
- Neighborhood:
- BOULDER VISTA, PHASE 2
- County:
- Wayne
- Listed By:
- Cori Vanderbeek - Intermountain Properties
- Agent Email:
- ccweet@msn.com
Sponsoring Broker: Christine Eisenberg, Continental Real Estate Group, Inc
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)
Highlights
- Land
- 2.0 Acre Lot
- $300/yr HOA
- 208 days on Market
-
- Cooling
- None
-
- Heating
- None
-
- Acres
- 2.0
-
- Lot Features
- Wooded, Level
-
- View
- Mountain(s), Trees/Woods, Valley
-
- Area
- Hanksville; Teasdale; Grover
-
- County
- Wayne
-
- City
- Teasdale
-
- Neighborhood
- BOULDER VISTA, PHASE 2
-
- Zip Code
- 84773
-
- High School
- Wayne
-
- Middle School
- Wayne
-
- Elementary School
- Loa
-
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Frequently Asked Questions
How do I schedule a tour of 1841 E Upper Happy Valley Loop #2?
We can make that happen quickly. Click Tour This Home and we'll connect you directly with our vetted local partner to schedule your visit to 1841 E Upper Happy Valley Loop #2.
They know lands in the area well and can give you the guidance you need to buy with confidence.
How do I get more information about 1841 E Upper Happy Valley Loop #2?
Click Ask a Question to talk with our team. You already know it is a N/A bed, N/A bath, listed for $185,000. We can talk through recent upgrades, potential seller motivation, how this land compares to others in Teasdale, and can even get you in to see the property quickly.
How do I get a virtual tour of 1841 E Upper Happy Valley Loop #2?
Yes! A virtual tour is available for 1841 E Upper Happy Valley Loop #2. Click here to view the full walkthrough and explore every room at your own pace. If you would like a guided virtual showing or have questions along the way, we can connect you with our local expert to walk you through it live.
How much is the monthly mortgage payment for 1841 E Upper Happy Valley Loop #2?
With a 20% down payment and a 30-year fixed loan at an illustrative 6.75% rate, the ez Mortgage Calculator estimates the monthly payment for 1841 E Upper Happy Valley Loop #2 at around $1,063. This includes estimated property taxes and insurance.
Want to see how this changes with different down payments or interest rates? Jump to the calculator to run the numbers and fine-tune your plan.
How do I get pre-approved to buy 1841 E Upper Happy Valley Loop #2?
Stand out in a competitive market by getting pre-approved today. Our quick and private pre-approval process helps you understand your true buying power—no credit pull required to explore all of your options.
Or, let us connect you with our preferred local lender in Wayne County. They will give you all of your available financing options, based on your specific situation and what is available to you.
Can I negotiate the asking price for 1841 E Upper Happy Valley Loop #2?
In most cases, yes. Whether 1841 E Upper Happy Valley Loop #2 is priced competitively or not, your best offer depends on your personal situation, the seller's timeline, and recent activity in Teasdale's market. Our preferred local partner will help you craft a strategy—factoring in comparable properties that have sold, timing, and deal structure—to make a smart, strong offer. Click here to ask about negotiation opportunities.
How do I make an offer on 1841 E Upper Happy Valley Loop #2?
We can handle that for you. Our preferred local agent specializes in lands in Teasdale and can guide you through every step of the offer process.
You need an expert who is looking out for your best interests. From market valuation to contingencies and timing, they'll help you present a compelling offer that fits your goals. Click Ask a Question to get started today.
How long has this property been on the market?
1841 E Upper Happy Valley Loop #2 was listed on April 13, 2026, which means it's been on the market for 208 days.
Want to keep tabs on it? Click the ♥ to favorite this home and get notified of price drops or changes.
What is the lot size of this property?
1841 E Upper Happy Valley Loop #2 sits on a 2.0-acre lot, which is 87,120 square feet.
What schools are assigned to this property?
Based on MLS info, this home is zoned for:
- Elementary: Loa
- Middle: Wayne
- High: Wayne
Want to see how these schools compare? Check out our Wayne County School Guide to see ratings, reviews, and more for the schools in the area.
What are the property taxes for 1841 E Upper Happy Valley Loop #2?
The most recent public record shows annual property taxes for 1841 E Upper Happy Valley Loop #2 were approximately $716. This may change with reassessment or exemptions. Our local partner can verify current tax amounts and help you estimate future costs based on your situation.
Is there an HOA fee for this property, and what does it cover?
This home has an HOA fee of $300 paid annually.
Is 1841 E Upper Happy Valley Loop #2 still available for sale?
Yes, this home is still available! Click the ♥ to favorite it so you don't miss any changes—or ask our local expert to schedule a time to see it in person.
Source: ez Home Search, MLS Data
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Based on information from the Wasatch Front Regional Multiple Listing Service, Inc. as of November 07, 2026 at 06:55PM. 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. Properties may or may not be listed by the office/agent presenting the information.
Last Updated: November 07, 2026 at 06:55PM | Source: UtahRealEstatecom | MLS#: 2150040
