Rusty Nail Ranch, Mt. Carmel, UT 84755 (MLS# 26-275374)

Rusty Nail Ranch, Mt. Carmel, UT 84755

$450,000

Rusty Nail Ranch — 120 deeded acres in the Mt. Carmel corridor east of Zion

120 deeded acres outlined. Three contiguous 40-acre parcels: 1-8-4-3, 1-8-9-6, 1-8-9-3

Parcel layout: 1-8-4-3 (40 ac) to the north, with 1-8-9-6 (40 ac) and 1-8-9-3 (40 ac) below. Parcel lines approximate

Gated entry at the property line. Perimeter is fenced barbed wire with a cattle guard at the gate. Access is unimproved ranch road — 4WD recommended

Looking west from the open sage flats toward the cliffs of East Zion. Cover is scattered pinyon-juniper over grass and sage

Corrals, loading chute, and outbuildings from above. Structures are closed to entry — exterior viewing only

Log corrals with loading chute and working pens, adjacent to the cabin

Two-story board-and-batten cabin, standing-seam metal roof, covered porch. Structure is not habitable and unsafe to enter — exterior viewing only. Sold as-is

Covered equipment shed with grain bins. Structure is unsafe to enter

Gravity-fed galvanized storage tank on timber stand, part of the ranch's developed water system. Water Right No. 81-1776 conveys

Catchment basins in the drainage below the headquarters. Water levels are seasonal

Pinyon-juniper cover across the property — the browse and bedding that hold game on this ground. Zion big game unit #29

Meadow and interior fence line looking west toward East Zion. Open grazeable ground within the pinyon-juniper

Headquarters complex in the drainage, East Zion on the horizon. Ranch road visible running north to the buildings

The natural drainage running the length of the property — the travel corridor that funnels game through

The ranch road following the meadow corridor toward the headquarters. Unimproved surface throughout

The headquarters site at the head of the draw, with the two-track access road running in from the south

Aerial over the headquarters. Buildings sit in the sheltered draw with slope rising on both sides. All structures closed to entry

Aerial looking north across the property. BLM ground lies beyond the north boundary

Looking north past the property line to rim rock and public land

Regional view. The three parcels sit north of SR-9 in the Mt. Carmel corridor. Parcel lines approximate

The assemblage in relation to surrounding parcels. All three are contiguous, with the L-configuration running north to south

Property Type: Land, Lot & Water Square Footage: 52,272 Lot Size (sq. ft.): 5,227,200 Status: Active

Current Price: $450,000 List Date: 8/21/2026 Last Modified: 8/21/2026

Overview

Description

Rusty Nail Ranch, 120 Deeded Acres: East Zion Hunting, Recreation & Homestead Ground Three contiguous 40-acre parcels total 120 deeded acres in the Mt. Carmel corridor just east of Zion National Park. Quiet high-desert country with pinyon and juniper broken by open sage flats, featuring a natural drainage cutting the eastern parcel that funnels game straight through the property. Bordered by BLM ground to the north, so the open country doesn't end at your fence line. The ground lies within Utah's Zion big game unit, a private pocket surrounded by miles of public land. Mule deer and elk move through seasonally, and the terrain offers cover, water, and glassing vantage--a combination serious hunters spend years looking for. Water is included. Water Right No. 81-1776, sufficient for one domestic use and 23 head of livestock, sourced from four active springs. That puts this in rare company. Finding acreage in this corridor with water rights and active water is a rare commodity. Wa ... (Read more) Rusty Nail Ranch, 120 Deeded Acres: East Zion Hunting, Recreation & Homestead Ground Three contiguous 40-acre parcels total 120 deeded acres in the Mt. Carmel corridor just east of Zion National Park. Quiet high-desert country with pinyon and juniper broken by open sage flats, featuring a natural drainage cutting the eastern parcel that funnels game straight through the property. Bordered by BLM ground to the north, so the open country doesn't end at your fence line. The ground lies within Utah's Zion big game unit, a private pocket surrounded by miles of public land. Mule deer and elk move through seasonally, and the terrain offers cover, water, and glassing vantage--a combination serious hunters spend years looking for. Water is included. Water Right No. 81-1776, sufficient for one domestic use and 23 head of livestock, sourced from four active springs. That puts this in rare company. Finding acreage in this corridor with water rights and active water is a rare commodity. Water makes it a place where you can build, run stock, and hold for generations. This is a genuine homestead property, not just recreation. Held in three separate tax parcels, offering built-in flexibility: keep all 120, build on one and hold the rest, or release a 40 down the road. A cabin, bunkhouse, corrals, and outbuildings remain from the ranch's working days. All structures are in deteriorated condition, are not habitable, and convey as-is. Exterior viewing only. Access is by unimproved ranch road; high-clearance 4WD is recommended. That's part of why it has stayed private. The location does something most land in Southern Utah can't. Zion's east entrance is minutes away. Coral Pink Sand Dunes is a short run south. Duck Creek and the Cedar Mountain high country sit about thirty minutes north, and Bryce Canyon is roughly forty-five minutes away. Kanab is an easy drive for supplies. Few properties put a national park, a dune field, an alpine forest, and a second national park within an

Supplements: hour of the front gate. Dark skies, few neighbors, and the kind of quiet that's getting harder to buy. Buyer to verify all information including water rights, legal access, zoning, acreage, and utility availability. Serious inquiries will be given a tour with proof of funds. Buyer to verify all information including water rights, legal access, z ... (Read more)

Listing Details MLS# 26-275374

Contract Info

Original List Price: 450000
List Price/Acre: 3750
Short Sale Status: No

LocationTax Legal

Street Name: Rusty Nail Ranch
MLS Area: Zion Park
State/Province: UT
Postal Code: 84755
County: Kane
Subdivision: NOT AVAILABLE
Tax ID: 1-8-4-3

General Property Info

Listing Class: Land/Acreage
Realtor.com: Land
Lot Acres: 120
Total SqFt: 52272
Lot Irregular: No
Assoc Dues Period: N/A
Change of Ownership Fee: No

Water For Sale

# Acre Feet: 0.25
Water Source: spring
Water Rights #: 81-1776

More Information

Property Features

Utilities: Culinary, Other; None Stubbed In; See Remarks Land Features: Access, Deeded Esmnt; Horse Privileges; Road Unpaved; Rural; Unincorporated; View Mountains; Water Rights Zoning: Agricultural; Horse Property; Residential; Zone County Builder Restrictions: Bring your own Builder Terms of Sale: Cash; Conventional Possession: Close Of Escrow

Listing Office: ERA BROKERS CONSOLIDATED (HURRICANE BRANCH)

Last Updated: August - 21 - 2026

Information deemed reliable but not guaranteed.