105.69 Acres of Agricultural Land in Sugar City, Idaho

A 105.69-acre property near Sugar City, Idaho, offers a substantial stretch of open land for buyers interested in agricultural use, grazing, or exploring the possibility of a future homesite. Listed for $79,000, the property consists of two adjoining parcels along Highway 109 in Madison County.

The land is undeveloped, with no existing house. Instead, the property offers mostly level terrain, sparse grass, low brush, and sections of existing fencing. For buyers seeking acreage without paying for an established residence, it may be worth investigating, provided the intended use is permitted and the necessary improvements are feasible.

Open Ground With Room for Agricultural Use

The defining feature of this property is its 105.69 acres of relatively level ground. The terrain appears suitable for moving equipment across much of the site, although actual soil conditions, seasonal access, and drainage should be assessed in person.

A dirt track crosses part of the property, providing an existing route through the acreage. However, it is not a finished paved driveway, and buyers should determine whether improvements will be needed for reliable access throughout the year.

The land is described as agricultural acreage, with grass and low vegetation covering portions of the ground. Depending on forage quality, water availability, and local requirements, it may offer potential for grazing or other agricultural activities.

Prospective buyers should not assume the property can support a particular number of livestock without an assessment of pasture productivity, available water, and seasonal conditions.

Existing Fencing and Two Adjoining Parcels

Wooden fence posts and wire mark portions of the property. These existing features may provide a starting point for a grazing setup, but the condition and completeness of the fencing need to be verified.

Buyers should inspect the fence lines, gates, corner braces, and boundary markers to establish how much work would be required before keeping livestock on the land.

The property consists of two adjoining parcels, which may offer flexibility when planning future land use. For example, an owner might wish to use one section for grazing and investigate a separate area for a potential homesite. Whether separate uses, subdivision, or construction would be allowed depends on parcel-specific rules and applicable county regulations.

A current survey and confirmation of legal boundaries would be important before making plans or installing permanent improvements.

Building Potential and Utilities

Although the open terrain may appear suitable for a future home or agricultural building, the property is being offered as vacant land. No residence or established residential infrastructure is identified in the supplied listing information.

Buyers considering construction should contact Madison County to confirm zoning, permitted uses, building requirements, setbacks, and whether a residence or additional agricultural structures would be allowed.

Water availability is another major consideration. A buyer would need to establish whether a well is feasible, what drilling might involve, and whether sufficient water could be obtained for the intended use. Septic suitability would also need to be evaluated if residential construction is contemplated.

Electricity availability and the cost of extending service should be confirmed with the relevant provider. Until these details are established, buyers should avoid assuming that utilities are available at the property or that development costs will be modest.

The existing dirt access route may also require improvements, particularly for year-round residential use or regular movement of agricultural equipment.

Outdoor Recreation and Open-Space Potential

Beyond agricultural use, the acreage may appeal to buyers seeking open space for outdoor activities. Its largely open character provides room to explore different land-management options, subject to applicable regulations and any restrictions affecting the property.

Wildlife observation, horseback riding, and off-road recreation may be possibilities to investigate, but buyers should confirm permitted activities and consider how neighboring land uses may affect privacy and access.

The landscape has limited natural shade in the areas shown in the listing description. Anyone planning regular outdoor use or a future homesite may want to consider shelter, wind exposure, and the cost of planting or installing shade structures.

Eastern Idaho also experiences seasonal weather changes that can affect access and land use. Snow, freezing conditions, and spring thaw may make an unimproved dirt track more difficult to navigate, so road maintenance and drainage deserve attention.

Location Near Sugar City and Rexburg

The property is located near Sugar City in Madison County, within the broader eastern Idaho region. Rexburg provides access to shopping, restaurants, services, and Brigham Young University–Idaho, while Idaho Falls offers additional services and regional transportation connections.

The setting is rural rather than urban. Buyers would have the benefit of substantial acreage, but everyday errands and services would generally require driving.

Anyone considering the land for a future residence should check actual travel times, road conditions, school district information, and access arrangements before making a decision.

A $79,000 Opportunity for Buyers Seeking Raw Land

Listed at $79,000, the 105.69-acre property has an asking price of approximately $747 per acre. Its appeal lies in the amount of open land, the two-parcel arrangement, and the existing dirt access track and partial fencing.

However, the asking price is only one part of the overall investment. Surveying, fencing repairs, water access, electrical service, driveway improvements, and any future building or septic work could add considerably to the cost.

This property may be worth considering for buyers who specifically want undeveloped agricultural acreage and are prepared to verify the practical requirements before committing. It is not a move-in-ready residential property, and its development potential should not be taken for granted.

Before purchasing, buyers should confirm the parcel boundaries, legal access, permitted uses, utility availability, water options, and any restrictions that could affect grazing or construction.

If you’re interested in learning more about this property, please contact the listing agent through the Zillow link provided below the photos.

Zillow Listing and Full Gallery.