Tetonia, Idaho · One-acre homesites
One-acre homesites in West Ridge Ranch, offered by the owner. Trails at your door, utilities at the lot line, and room for a home and a guest house.
View from West Ridge Ranch, Tetonia, Idaho
Owner financingNo bank required. I carry the note myself.
The property
West Ridge Ranch sits on the Idaho side of the Teton Range, near Tetonia. Every lot I'm offering has a Teton view, and lots #2 and #3 look across the subdivision's protected green space.
A primary home plus a guest house is allowed, and short-term rentals (Airbnb/VRBO) are permitted.
Recreation
“What I love about these lots: they're about a mile from the Teton River for fishing, the views are spectacular, and you have direct access to the Big Hole Mountains trails off Packsaddle Road, about a quarter mile away. No need to trailer your snowmobile. Just ride out of your garage.”
Jim Hanseder, owner
About 280 miles of groomed trails cross Madison, Jefferson and Teton counties, linking Rexburg, Tetonia and Driggs. Packsaddle Basin is known for powder riding and hill climbing. Prime season runs December to April.
Source: Idaho Parks & Recreation
Activity photo, Oregon. U.S. National Archives, public domain
Forest roads in the Big Hole Mountains are used for gravel and mountain biking, and Caribou-Targhee National Forest has designated motorized routes, including the Packsaddle Lake Trail, open to OHVs 50 inches wide or less.
Sources: USDA Forest Service; JH Nordic Alliance
Activity photo, Beck Lake, Cody, Wyoming. Bureau of Land Management, public domain
Hike the Big Hole Mountains from Packsaddle Road, or cross the valley to the Jedediah Smith Wilderness on the west slope of the Tetons, part of Caribou-Targhee National Forest.
Sources: USDA Forest Service; JH Nordic Alliance
Table Mountain trail, Caribou-Targhee NF. USDA Forest Service, public domain
Idaho Fish and Game rates the Teton River excellent fly fishing water for all skill levels. Public access includes Harrops Bridge, about 4 miles west of Tetonia, and Packsaddle Bridge.
Sources: Idaho Fish and Game; Friends of the Teton River
Activity photo, Madison River. Neal Herbert / NPS, public domain
Activity photos, not taken at or from the lots. Check current rules before riding: motorized use on national forest land is limited to routes on the Caribou-Targhee Motor Vehicle Use Map and Winter Travel Map, and road riding is subject to county and state rules.
And for skiing, Grand Targhee Resort (opens in a new tab) is about 30 minutes away.
The first two photos are views from West Ridge Ranch; the rest are area photos of Teton Valley and Grand Targhee, not views from a specific lot. Swipe or scroll for more.
Availability
For sale by owner: buy direct from the owner, with no realtor or agent commission. One-acre Teton-view lots, $105,000 to $145,000.
| Lot | Highlights | Price | Status |
|---|---|---|---|
| #3 | Protected view | $145,000 | Available |
| #2 | Protected view | $142,000 | Available |
| #10 | Top row | $135,000 | Available |
| #5 | Teton view | $135,000 | Available |
| #11 | Top row | $130,000 | Available |
| #6 | Teton view | $130,000 | Available |
| #7 | Teton view | $130,000 | Available |
| #8 | Teton view | $125,000 | Available |
| #4 | Teton view | $120,000 | Available |
| #12 | Teton view | $105,000 | Available |
| #9 | Top row | $155,000 | Sold |
Owner’s top pick
Protected Teton view across the subdivision's green space.
From $1,010/mo with 20% down ($29,000)
Pick 2 of 10
Protected Teton view across green space; next to #3.
From $990/mo with 20% down ($28,400)
Pick 3 of 10
Top row of the subdivision, next to #9 (sold for $155,000).
From $941/mo with 20% down ($27,000)
Pick 4 of 10
Teton view from the upper loop of Fawn Ridge Ln.
From $941/mo with 20% down ($27,000)
Pick 5 of 10
Top row, next to #10.
From $906/mo with 20% down ($26,000)
Pick 6 of 10
Teton view on the upper loop.
From $906/mo with 20% down ($26,000)
Pick 7 of 10
Teton view on the upper loop.
From $906/mo with 20% down ($26,000)
Pick 8 of 10
Teton view, near the Rose Ridge Ln turnoff.
From $871/mo with 20% down ($25,000)
Pick 9 of 10
Teton view, frontage on Fawn Ridge Ln.
From $836/mo with 20% down ($24,000)
Lowest entry price
Teton view at the end of Rose Ridge Ln.
From $732/mo with 20% down ($21,000)
Owner financing
Owner financing is available on every lot I'm offering, so you can buy Idaho land without a bank loan, on simple, fixed terms:
Example: $125,000 lot, 20% down = $25,000 down and $871.11/month principal and interest, with about $76,717 due at year 5. Taxes and HOA dues are separate. Terms subject to a written agreement.
Want to build now?
If you'd like to start a home soon after closing, I work with SwagerBuilds (Bryce Swager), a design-build custom home builder based in Rigby that serves Teton Valley and Eastern Idaho. You can talk with them about designing and building on your lot.
This is an option, not a requirement or a guarantee. You're free to use any builder. SwagerBuilds is a separate company; any design or construction agreement, pricing and schedule would be between you and the builder.
Location
West Ridge Ranch is in Teton County, Idaho, near Tetonia (ZIP 83452), in Teton Valley on the west side of the Teton Range, about 20 minutes from Driggs and about a mile from the Teton River.
Times and distances are approximate. Open the area in Google Maps (opens in a new tab)
Questions
Power, fiber optic internet and community water are all stubbed to the lot line. Connection fees are typically paid by the buyer to each provider; please verify amounts with the providers.
Easy. The main one is a 1,200 sq ft minimum home size. Full CC&Rs and current HOA dues are available on request.
Yes. A primary home plus a guest house is allowed, and short-term rentals (Airbnb/VRBO) are permitted. Check current county permitting requirements before you build.
You put at least 20% down. I finance the rest at 6.5% fixed (6.0% with 30% or more down), with payments calculated over 15 years and the remaining balance due at the end of year 5.
Yes, you can use any builder. If you'd like a recommendation, I work with a local builder, SwagerBuilds (opens in a new tab). See Want to build now? above.
West Ridge Ranch is near Tetonia, Idaho (ZIP 83452), in Teton Valley on the west side of the Teton Range. It's about 1/4 mile from Packsaddle Rd, with Big Hole Mountains trails right off it, about a mile from the Teton River, about 20 minutes to Driggs and about 30 minutes to Grand Targhee.
Each lot is one acre. Prices run from $105,000 to $145,000; see the lot table above for each lot.
Yes. You buy directly from me, the owner, with owner financing available. There’s no realtor or agent commission built into the price.
No. The numbers on this site (#2 through #12) are my own reference numbers for the lots I'm offering, not the official lot numbers on the recorded plat. The purchase agreement and deed use the legal description.
Yes, on these lots. You put at least 20% down and I carry the note at 6.5% fixed (6.0% with 30% or more down), with payments figured over 15 years and the balance due at the end of year 5. No bank loan is required. Terms are subject to a written agreement.
Call, text or email to pick a lot and walk it. We sign a purchase agreement, and a local title company handles escrow, title insurance and closing, including recording the deed and the financing documents.
Yes. A community water system serves indoor use, stubbed to each lot line. New builds get a temporary allowance while landscaping gets established.
Outdoor irrigation comes from a private irrigation well, either your own or one shared with neighbors, and that's allowed. Drilling plus pump typically runs about $12k to $40k complete; get local quotes.
About 9 homes are finished and 1 is under construction, so most views are still wide open.
From public-source ranges: septic usually runs $8k to $14k plus a $900 Eastern Idaho Public Health permit, and Fall River Electric service is around $700. Check Teton County for current impact fees, and get quotes before you budget.
Inquire
I answer inquiries personally, and I'm glad to talk about the lots anytime. — Jim Hanseder