This 207-acre agricultural property in Garfield County, Utah, offers a prime opportunity for hay production or a cattle operation with a combination of high-elevation land, modern irrigation systems, and high-quality forage. With 116 acres under pivot irrigation, the property utilizes a rotational planting system of Alfalfa, Triticale, and Timothy. The farm consistently yields 5 to 6 tons per acre annually, thanks to a robust water system, irrigation shares, and a well-established irrigation plan. The hay produced here is highly valued for its quality. Dairy One Forage Testing has placed all three crops in the 'high' quality category, which includes measures like Dry Matter, Crude Protein, ADF, NDF, TDN, and overall feed value. The farm's output is regularly sold to top-tier horse breeders and owners, including those involved in championship-level rodeo events. This farm's hay is recognized for providing the essential nutrients needed to support high-performance horses. Improvements to soil health and crop management practices have been ongoing, which has helped reduce the need for chemical fertilizers and pest control products. The owner has utilized Staheli West steamers for curing and invested in covered hay barns to protect the hay and ensure its quality is maintained throughout the year. The property includes a 25,000 square-foot hay barn located at the southwest corner of the parcel, offering ample storage and easy access. Additionally, a 3,000 square-foot, three-sided shed provides additional storage space for equipment and supplies. There is also an animal drinker and over 150 Elus of water rights, held by Utah WR 61-224, ensuring that irrigation needs can be met year-round. The updated water delivery system includes holding ponds and a new custom pivot system that utilizes a Variable Frequency Drive (VFD) to manage water flow efficiently. This property's infrastructure is supported by excellent road access, including paved roads to the property and gravel roads leading to the hay barn. The internal road network makes it easy to move equipment and manage the land, while the strategic location-approximately halfway between Salt Lake City and Las Vegas-offers easy access to both major markets and recreational opportunities. The surrounding area offers access to a variety of outdoor activities, including nearby Bryce Canyon National Park, Zion National Park, and Brian Head Resort. In addition, the property is close to Panguitch, making it a convenient location for local services and amenities. The property does not include equipment, but the owner is open to negotiating the purchase of necessary equipment separately. Additional acreage may also be available upon request. Interested parties are encouraged to reach out to the listing agent for more details.