Amherst Madison
Listed by Amherst Madison
$1,390,000
TBD Little Willow Rd
Details
APN 09N03W118400
Property Type Land
Sub Type Agricultural, Farm
Tenancy Vacant
Price per SqFt $7
Acreage 269.700
Zoning Farm & Ranch
Investment Type Stabilized
Ownership Fee Simple
Land | 269.7 acres
Marketing description
Exceptional opportunity to own 270 irrigated acres just outside Payette and New Plymouth, Idaho, offering versatility, productivity, and long-term investment potential. The property features 4 distinct surveyed building rights with access easements already in place and 3-phase power available on or near each homesite. Located on a paved road approximately 13 miles from Payette, this property offers privacy and seclusion while remaining easily accessible from Boise and the communities of Gem and Payette Counties. Improvements include 104 water shares, a high-producing artesian well, over 1.5 miles of buried pressure pipe with risers, and energized pumps that can be tested at any time. Fertile cultivable soils and excellent sun exposure make this property ideal for ranching, vineyards, seed crops, grain production, vine-bearing agriculture, or potential solar applications. Located within the Snake River Valley AVA, the property also conveys mineral rights and lies within the Little Willow natural gas field.
Investment highlights
Overview
Features
- 269.7 acres of irrigated and improved land in New Plymouth, Idaho
- Combination of level pasture and gently rolling terrain
- Panoramic valley and mountain views
- Fully fenced with multiple access points off Little Willow Rd
- Turnkey property with major infrastructure already in place
- Located near Payette, New Plymouth, and Emmett
- Excellent sun exposure across the property
- Currently grazing cattle on the property
Benefits
- Rare combination of scale, infrastructure, water, and flexibility
- Immediate usability without years of development work
- Strong long-term investment and land hold potential
- Privacy and rural lifestyle without sacrificing accessibility
- Multiple paths for income generation and future appreciation
- Ideal for owner-users, investors, developers, or legacy ownership
Farming & Ag Uses (Cattle, Crops, Vineyards, etc)
Features
- Currently supporting cattle operations
- Fertile ground suitable for organic agricultural production (never sprayed)
- Full drip irrigation system already installed
- Large contiguous acreage for operational efficiency
- Excellent sun exposure ideal for vineyards and specialty crops
- Multiple access points for equipment and operations
- Three-phase power available for ag operations
Benefits
- Ready for ranching, farming, or expansion of existing ag use
- Vineyard potential with soil composition, sun exposure, elevation, & day/night temperature shifts.
- Located in the Snake River Valley American Vitacultural Area
- Ability to grow row crops, hay, specialty crops, or wine grapes
- Reduced startup costs due to existing infrastructure
- Efficient irrigation and operational setup saves time and labor
- Scale supports both commercial and lifestyle agricultural operations
Water Rights & Benefits
Features
- 104 water shares (metered from April 15 to November 15) - 104 acre-feet of groundwater from a high-production artesian well.
- Flowing Artesian Well (22-27 GPM at surface) is drilled down to 300 feet and currently flows 350 GPM through 2, 30 HP pumps.
- Pumps uphill to irrigation lines (hand lines)
- Terrain offers options for a catch basin and gravity-assist drip system OR increasing flow and installing center pivot
Benefits
- Water security for agricultural productivity
- Significant value driver in Idaho land ownership
- Supports vineyard, crop, pasture, and livestock operations
- Reduces future infrastructure and development costs
- Enhances long-term sustainability and usability of the property
4 Building Permits & Family Compound
Features
- Four approved building permits makes an ideal family compound and/or estate property
- Multiple potential homesites throughout the property
- Large acreage allows separation and privacy between homes
- Space for barns, shops, equestrian facilities, or ag buildings
Benefits
- Opportunity to create a multi-generational family compound
- Flexibility for custom homes, guest homes, or caretaker residences
- Ability to combine lifestyle living with income-producing land use
- Creates long-term development and resale flexibility
- Rare ability to build multiple residences on large acreage
Mineral Rights, Solar Possibilities, Misc Benefits
Features
- Transferable oil and gas rights
- Three-phase power available on site
- Established haul-back lines already in place
- Excellent solar exposure and open terrain
- Seller offering to cover buyer closing costs with acceptable offer
Benefits
- Potential additional long-term income and asset appreciation from mineral rights
- Infrastructure supports potential solar development or high-capacity energy uses
- Haul-back lines reduce future utility and development costs
- Multiple layers of upside beyond traditional agricultural use
- Existing infrastructure significantly lowers barriers to future projects
- Unique combination of ag, energy, development, and lifestyle potential in one property
Listing Contacts
Amherst Madison
Listed by Amherst Madison
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