This 38-acre parcel in Garfield County, Utah, offers flat, buildable terrain with paved frontage along Highway 89, granting efficient access and visibility. Utilities are nearby, and the property currently supports an agricultural operation with an in-place irrigation pivot fed by 40 shares from the West Panguitch Irrigation & Reservoir Company, fenced perimeters, stock corrals, and feeders. The soils have a record of agricultural productivity and have stock corrals along with a frost-free water tap located on the SE corner next to HWY 89. The land gently slopes to the east, offering views of the adjacent river-bottom valley and the open skies beyond the surrounding mountains. Its buildability and proximity to Panguitch-where services, gas stations, and a regional airport are minutes away-support a range of potential uses, including residential development, agricultural pursuits, or a commercial base. In a county where private land accounts for only 5%, this flat, utility-equipped parcel is a rare offering. Recreationally, the location is strong. It is a short drive to Dixie National Forest and is centrally positioned as a gateway to several major destinations. Bryce Canyon National Park lies approximately 24 miles southeast. Zion National Park is approximately 67 miles south. In addition, Brian Head and Eagle Point ski areas, as well as many other outdoor opportunities, are within an easy drive, enhancing their appeal to users seeking access to tourism, lodging, or recreational development. Given the flat topography, access to infrastructure, agricultural suitability, and limited comparable private land in the area, the parcel offers multiple pathways for development or passive holding value.