MLS# 2180348 Mount Carmel, UT 84755

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 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.