11695 E 18500 N · Mt. Pleasant, Utah · $1,799,999

Q: Why is it priced below replacement cost?

Comps in Sanpete Valley cannot price a property like this. At $1,799,999 it sits inside the $1.45M to $2.15M replacement range, near the bottom of it.

Q: Is it really self-sufficient?

2,200 gallons of propane storage, a separate 240-gallon garage supply, a Generac standby generator, a 1,500-gallon septic system, grey water recovery, and whole-house filtration. Average combined utilities are about $375 a month.

Q: How do I see it?

Private showings by appointment. Verified proof of funds or mortgage pre-approval is required before a showing is scheduled.

Why Now

You can own this today for less than it would cost to build it.

This isn't a price cut looking for a buyer. It's a property that now sits at or under its own replacement cost, which is a different thing entirely.

Local comps were never going to tell this home's story. There is nothing else in Sanpete Valley with a 4,420 square foot finished garage attached to a fire-rated, fully self-sufficient custom home on five acres. So the honest way to value it is to ask what it would cost to build it again today.

What it would cost to build this

The 4,420 sq ft garage$800K – $1.2M

The home itself$500K – $700K

Land + self-sufficiency systems$150K – $250K

Total replacement range$1.45M – $2.15M

Asking $1,799,999. Inside that range, closer to the bottom of it — and you skip the two years of building.

Built in 2021. Four-plus bedrooms, roughly 90% ADA-accessible on the main floor, vaulted ceilings, quartz throughout, a theater room and gym in the basement, and fiber-optic internet. Then, outside, the part most buyers come for.

The Property

See it the way you'd live it

Aerial view of the full 5.26-acre property, the home, and the garage against the Sanpete Valley mountains

All 5.26 acres, from the air

Front elevation of the home with lawn, board fence and covered porch

Built in 2021, front elevation

Side view of the home and attached shop from the lawn

The house and shop, one footprint

Open great room with vaulted ceiling, ceiling fan and valley windows

Open great room, vaulted ceilings

Great room with stone fireplace and mounted television

Stone fireplace, mountain light

Floor-to-ceiling gable windows framing the mountains from the great room

The window wall, due west

Kitchen with white cabinetry, large island with seating and stainless appliances

Island seating for five

Wide kitchen view with double ovens, quartz counters and pendant lighting

Quartz throughout, double ovens

Dining area under a linear pendant beside the gable windows

Dining, with the view attached

Covered deck with outdoor seating looking out across the valley

The covered deck, furnished and shaded

The large poured concrete parking pad beside the shop

60' x 45' of poured concrete

Covered porch looking out over the valley and mountains

360-degree views, from the porch

Seasonal stream running through the 5.26-acre property

The seasonal stream on the property

Inside the House

Four-plus bedrooms, and the main floor is roughly 90% ADA-accessible.

Primary bedroom with windows on two walls looking out to the mountains

Primary bedroom, two walls of windows

Primary bathroom with freestanding soaking tub and chandelier

Primary bath, freestanding tub

Primary bathroom double vanity with seated make-up station

Double vanity, seated station

Large walk-in closet with full-length hanging on both walls and built-in shelving

The walk-in, both walls hung

Second bedroom with a picture window framing the mountain range

Bedroom two, mountain window

Third bedroom with its own adjoining bathroom

Bedroom three, with its own bath

Home office with built-in desk and cabinetry

Built-in office, fiber-optic internet

Main-floor laundry with full-size washer and dryer, sink and counter

Main-floor laundry, sink and counter

Mudroom with coat hooks, bench and boot storage

Mudroom off the garage entry

Downstairs

A theater room, a gym, and beds for everyone who visits.

Basement theater and family room with sectional, large television and built-in shelving

Theater room, exposed black ceiling

Lower-level family and dining area with polished concrete floor

Second living area, polished concrete

Basement gym with treadmill against an exposed brick wall

The gym, brick and black steel

Lower-level bedroom with exposed brick accent wall

Lower bedroom, brick wall

Bunk room with a metal bunk bed and an additional full bed

Bunk room, sleeps four more

Lower-level bedroom with brick wall and neutral bedding

Another lower bedroom

Lower-level full bathroom with vessel sink and shower

Full bath downstairs

Request a showing below for the complete property tour video.

The Centerpiece

4,420 sq ft of purpose-built garage.

This isn't a garage. It's a private commercial shop finished like a luxury lounge. Most collectors spend a lifetime looking for something like this, and when they find it, it's a metal building in an industrial park an hour from home.

Here it's attached to a custom mountain home on five acres, with a bar and a loft above the bays.

Aerial view showing the garage attached to the house, its commercial bay doors, and the concrete parking pad in front

Attached to the house, not an outbuilding across the yard

10 vehicles16' ceilings4 commercial doorsCar lift Stained & sealed concrete220 outletsFloor drainsAir compressor Full bath + laundryGym areaLoftBar with sink & fridge 2 RV hookups, in & outCommercial furnaceWood burning stoveLED throughout

A fifth-wheel RV parked inside the shop with room to spare beside a pickup truck

An RV parks inside, with room beside it

The 4,420 square foot garage with 16-foot ceilings and four commercial doors

4,420 sq ft, 16' ceilings, four commercial doors

Garage interior with stained concrete, car lift and the loft bar above the bays

Stained concrete, lift, loft above

The shop floor looking down the bays, stained concrete, motorcycles and tool chests

The floor, looking down the bays

Two-post car lift with a motorcycle on it and a steel workbench alongside

The two-post lift and workbench

Live-edge timber bar with shelving, refrigerator and a mounted television

The bar: live-edge timber, sink and fridge

The loft, above the bays

Garage gym with squat rack, bench and rubber flooring

The gym, racked and matted

Cardio equipment in the loft under string lights

Cardio upstairs, under the lights

Full bathroom in the shop with walk-in shower, corrugated metal and timber

A full bath, so nobody tracks through the house

And that's before the pole barn: another 36' × 40' × 14' with room for six more vehicles, plus a 60' × 45' concrete parking pad out front.

The pole barn, open-bay with a covered lean-to on the side, holding a tractor and equipment

The pole barn: 36' × 40' × 14', plus a covered lean-to

Built to Run Independent

Self-sufficient by design, not as a novelty.

Every system here was chosen to reduce dependence on infrastructure somebody else controls. This is the part that's nearly impossible to retrofit, and the reason buyers from four states keep asking about it.

2,200Gallons PropaneHouse + backup generator

240Gallons PropaneGarage furnace, separate

GeneracBackup GeneratorWhole-property standby power

1,500Gallon SepticNo municipal dependency

GreyWater RecoveryPiped to overflow, with bypass

$375Avg Monthly UtilitiesAll utilities combined

Built to Wild-land Interface fire building codes

The exterior is fire-rated and constructed to meet WUI standards, the same codes now required in high-risk California zones. Steel and shingle roof. Whole-house filtration. Fiber-optic internet in the basement. For buyers who have watched what fire can do to a neighborhood, this isn't a feature on a list. It's the reason they're on this page.

Who This Is For

Built for a specific kind of buyer.

This is not a typical listing and it will not suit a typical buyer. If one of these sounds like you, it's worth the drive.

The Car Collector

4,420 sq ft of stained concrete, 16' ceilings, commercial doors, a car lift, 220 outlets, and a loft bar above the bays. The house is beautiful. The garage is the dream.

California · Texas · Nevada

The Fire-Safe Buyer

Built to Wild-land Interface fire code. Fire-rated exterior, steel and shingle roof, self-sufficient systems, five acres in a remote Utah valley far from the urban interface.

Los Angeles · Ventura · San Bernardino

The Self-Sufficient Buyer

2,200 gallons of propane storage. Generac standby generator. Grey water recovery. Whole-house filtration. Fiber internet. This property runs when the grid doesn't.

Texas · Idaho · Nevada · Utah

The Retreat Investor

Theater room, open great room, gym, horseshoe pit, seasonal stream, and mountain views from every window. This is the venue people rent by the weekend. You could own it instead.

Airbnb · Retreats · Reunions

The Remote Work Escape

Fiber-optic internet in the basement. Fully furnished with a full-price offer. Two hours from Salt Lake City International. The "work from anywhere" people talk about, except it actually exists.

California · Texas · Nevada

The Outdoor Enthusiast

Manti-La Sal National Forest right behind you. ATV and gear storage in the 10-car garage. A seasonal stream on the property. Deer, wide-open sky, and no neighbors in the frame.

Utah · Idaho · California · Nevada

Income Potential

The venue people pay to rent. You could own it.

Corporate retreats, family reunions, masterminds, and high-end stays command premium weekend rates in mountain settings. This property has every feature those guests pay for: space, privacy, views, amenities, and a garage that becomes the centerpiece of the whole event.

$3,500Per WeekendConservative estimate

30Bookable WeekendsPer year

$105KGross AnnualAt those assumptions

FurnishedIncludedWith a full-price offer

Revenue figures are illustrative, not a projection. Any buyer should do their own due diligence on short-term rental regulations in Sanpete County.

Property Details

Full specifications

Property

Address11695 E 18500 N

CityMt. Pleasant, UT

CountySanpete

Acreage5.26 acres

Year built2021

List price$1,799,999

FurnishedYes, with full-price offer

Home

StyleCustom rambler

Bedrooms4+ (2 up, 2+ basement)

Accessibility90% ADA main floor

FlooringLifeproof throughout

CountertopsQuartz, kitchen & baths

CeilingsVaulted

BasementTheater, gym, storage

InternetFiber-optic

Garage & Outbuildings

Main garage4,420 sq ft / 10 cars

Ceiling height16'

Garage doors4 commercial

Car liftYes

Front parking60' × 45' concrete

Pole barn36'×40'×14' (6 cars)

RV hookupsInside + out

Systems & Exterior

RoofSteel & shingle

ExteriorFire-rated, WUI code

HVACHE propane / in-floor duct

Water heaters2

GeneratorGenerac standby

Propane storage2,200 + 240 gal

Septic1,500 gal

Avg utilities$375 / month

Location

Sanpete Valley, Utah

Mt. Pleasant sits in Sanpete Valley, one of Utah's most scenic rural corridors, ringed by mountains on every side. Remote enough to matter. Connected enough to function. Four real seasons, genuinely dark skies, and the kind of quiet that buyers from California and Texas drive four hours to find on vacation.

2 hrsTo SLC International Airport

75 minTo Provo / BYU

360°Mountain views

Manti-La SalNational Forest nearby

Before You Ask

What buyers ask about this property

Why is it priced below replacement cost?

Because comps in Sanpete Valley can't price a property like this, and waiting for the perfect buyer to find it on their own costs more than pricing it to move. At $1,799,999 it sits inside the $1.45M–$2.15M replacement range, near the bottom. That's the opportunity.

Is it really self-sufficient?

It runs on 2,200 gallons of propane storage for the house and generator, a separate 240-gallon supply for the garage furnace, a Generac standby generator, a 1,500-gallon septic system, grey water recovery, and whole-house filtration. Average combined utilities run about $375 a month. Ask for the systems documentation and I'll send it.

What does "fire-rated" actually mean here?

The home was built to Wild-land Interface (WUI) fire building codes, with a fire-rated exterior and a steel and shingle roof. Those are the same standards now required in high-risk California zones. It is construction to a code, not a guarantee against fire, and any buyer should review the build documentation directly.

Does the furniture come with it?

Yes, fully furnished with a full-price offer. That matters most to the retreat and short-term rental buyers, who otherwise face a large second check right after closing.

Can I run it as a short-term rental or event venue?

The property has the features that command premium rates, and the figures on this page are illustrative only. Short-term rental rules are set by Sanpete County and can change, so verify current regulations independently before you count on rental income.

How do I see it?

Private showings by appointment. Fill out the form below with your timeframe. Verified proof of funds or mortgage pre-approval is required before a showing is scheduled — that protects the seller's time and yours.

Private Showings

This property requires the right buyer

Tell me a little about what brought you here. It takes about thirty seconds, and it means the showing is built around what you actually care about instead of a generic walkthrough.

Request a private showing

Proof of funds or mortgage pre-approval is required before scheduling. I'll be in touch within 24 hours.

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