Lot L-29, Birch Creek Dr, Skyline Mountain Resort, Fairview, UT

Your 5 questions, answered first

1. Still active? The listing you sent (MLS 2095089) is off market. The same parcel (Sanpete parcel 63452) was relisted as MLS 2177872 on Aug 8, 2026 and shows ACTIVE at $70,000 as of Oct 29, 2026. I used the new listing for this workup.
2. Real elevation? USGS 3DEP elevation (EPQS) is about 7,453 ft at the lot center, ranging from about 7,419 ft to 7,504 ft across the lot.
3. Well or water share? No. Skyline Mountain Resort is a dry subdivision. Resort rules say private wells are not allowed, and there is no piped culinary water to Area 3 (Birch Creek). You haul water from the resort's fill stations and store it in a tank. I found no water share that comes with the lot.
4. HOA, roads, winter? HOA dues are listed at $60 a month. The resort has a card gate. In winter the upper roads are not plowed, and past the Birch Creek snow gate access is by over-the-snow vehicle only. Plan on summer and fall use.
5. Power, septic, cabin or shop? Power is in the street (Mt. Pleasant City Power). Septic needs a soil test and a Central Utah Public Health permit, and a small stream just west of the lot may limit drainfield placement. A small cabin is the intended use, with resort architectural approval and a county building permit. A shop or garage cannot be built before the cabin under county code (a shed of 120 sq ft or less is OK).

Sample workup · Oct 30, 2026 · Sources linked at the bottom

Listing

MLS 2177872, ACTIVE, 80 days on market (relist of MLS 2095089)

Price

$70,000 asking

Acres

0.79 ac listed (34,412 sq ft)

Price per acre

About $88,600 per acre (calculated)

Elevation

About 7,453 ft (USGS 3DEP)

Water

None piped. Haul water. No private wells.

Power

In the street, per listing

HOA

$60 per month listed, plus resort fees

Flood zone

FEMA Zone X (minimal)

Taxes

$227 per year listed

Parcel

Sanpete County 63452

1. Status and listing history

1. Your link, MLS 2095089, is no longer active. Older pages for it on BHHS Utah, Compass, and LandWatch show it as off market.
2. The same lot, parcel 63452, came back as MLS 2177872 on Aug 8, 2026. It lists the address as "29 E Upper Birch Creek Dr S #L29". It is the same lot (same parcel number, same subdivision, same unit L-29).
3. Asking $70,000. Lot features listed: graded slope, hilly, wooded. Remarks say the lot is on the subdivision boundary, a building spot has been excavated and partially graveled, power is in the street, and water must be hauled.
4. Not confirmed: price history between the two listings and why the first one came off. I did not contact the agent.

2. Water

1. Skyline Mountain Resort is a dry subdivision. The resort's Area 3 (Birch Creek) is approved for part-time use only.
2. Resort rules (2005 manual) say private wells are not allowed. The Skyline Mountain Special Service District provides water fill stations for hauling. Call SMSSD at (435) 469-1661 for current fill fees and hours.
3. Sanpete County's dry subdivision ordinance (01-07-03) requires a water storage tank for each cabin. That ordinance says 1,250 gallons, while the district's 2025 plan mentions 1,000 gallons. Confirm the current number with the county building department.
4. Dry subdivisions in the county are limited to seasonal use, under 181 days a year. This is not a full-time home site.
5. I found no water right or water share tied to this lot.

3. Road access and winter access

1. Access is through the resort's gated entrance off State Route 31 above Fairview. Fairview is about 7 miles by road, Mount Pleasant about 10 miles (OpenStreetMap routing, summer conditions).
2. Upper resort roads are not plowed in winter. Past the Birch Creek snow gate, access is snowmobile or other over-the-snow vehicle only.
3. Not confirmed: exactly where the snow gate sits relative to L-29, and the dates it typically closes and opens. Ask the resort office at (435) 427-9590.

4. HOA and covenants

1. HOA dues are listed at $60 per month. Resort documents also show a $500 transfer fee and a $50 work day fee if you do not volunteer.
2. Building plans need approval from the resort Architectural Committee before the county permit.
3. The resort says CC&Rs were updated in 2015. I could not find a public copy, so cabin size minimums, RV rules, and fencing rules are unconfirmed. Ask the title company for the recorded CC&Rs.

5. Power

1. The listing says power is in the street. The resort is served by Mt. Pleasant City Power.
2. Mt. Pleasant's fee schedule shows a residential connection of about $2,175 overhead or $2,400 underground. Your actual cost depends on distance from the line. Confirm with the city.

6. Septic

1. Septic is permitted by Central Utah Public Health Department, (435) 835-2231. Their packet lists $600 for a conventional system and $900 for an alternative system, plus a soil test.
2. State rule R317-4 sets minimum lot sizes for septic based on the water source. It is unconfirmed how hauled water is treated for this lot. Ask the health department before you buy.
3. Drainfields must be at least 100 ft from a watercourse. Federal maps (USGS NHD) show an intermittent stream just west of the lot and North Fork Birch Creek about 500 ft south. Placement could be tight on 0.79 acre.

7. Zoning and what you can build

1. County records and planning minutes suggest the area is zoned for 40 acre minimum sensitive land, which would make this an older nonconforming subdivision lot. Confirm with Sanpete County planning that a cabin permit is allowed on L-29.
2. Sanpete County code 14.76.125 does not allow an accessory building (shop or garage) before the main dwelling. A shed of 120 sq ft or less is allowed.
3. The resort plat was approved for cabins. A small cabin is the expected use, subject to the HOA and county permits above.

8. Flood, wildfire, and trees

1. FEMA flood map: Zone X (minimal flood hazard), panel 49039C0350C, effective May 2, 2012.
2. Wildfire: the U.S. Forest Service Wildfire Hazard Potential map (2023) shows the lot's own cell as non-burnable, but the cells around it read low to high. Treat it as moderate to high hazard nearby. Defensible space and a metal roof make sense here.
3. Trees: the listing says wooded. USGS imagery shows scattered brush and small trees on the lot and dense conifer forest on the slope just south.

9. Taxes

1. Listed annual tax is $227. Expect this to rise once a cabin is built.

10. Red flags

1. No water on site and no wells allowed. Every gallon is hauled.
2. Snowmobile only in winter past the Birch Creek snow gate.
3. Seasonal use only, under 181 days a year.
4. Septic placement may be limited by the nearby stream and the small lot.
5. Zoning looks nonconforming. Confirm buildability with the county.
6. CC&Rs not found publicly.
7. Wildfire hazard in the surrounding forest.

11. Verdict

This is a fair price for a summer cabin lot in an established mountain resort with power at the street and a building pad already started. It is not a fit if you want full-time living, your own well, or easy winter access. Before an offer, get answers on three things: septic feasibility from the health department, buildability from the county, and the recorded CC&Rs from a title company.

12. Sources

1. Active listing MLS 2177872: UtahRealEstate.com, Coldwell Banker, Compass
2. Old listing MLS 2095089: BHHS Utah, LandWatch
3. Elevation: USGS Elevation Point Query Service (3DEP)
4. Flood: FEMA Map Service Center, panel 49039C0350C
5. Parcel outline: Utah UGRC parcels (Sanpete County, 2015 layer)
6. Streams: USGS National Hydrography Dataset
7. Resort rules: Skyline Mountain Resort Rules and Regulations manual; resort website
8. Water: SMSSD water plan; Sanpete dry subdivision ordinance 01-07-03 (copy)
9. Zoning: Sanpete Planning Commission minutes, later minutes, county code 14.76.125 (copy)
10. Power: Mt. Pleasant connection fees
11. Septic: Central Utah Public Health permit packet; Utah rule R317-4-13
12. Wildfire: USFS Wildfire Hazard Potential (2023)
13. Towns: Fairview Market, Exxon Fairview, Sanpete Valley Hospital ER, Maverik Mt. Pleasant