Six acres in the heart of Idaho's outdoor paradise. A 5,000 sq ft blank canvas. Every step from first offer to the grand opening of your gallery.
This isn't a typical purchase.
It's the start of something bigger.
A brand-new 50×100 steel structure on 6 acres with mature pines and mountain views, just minutes from Heise Hot Springs and Kelly Canyon. No power. No plumbing. No septic. No well. That's not a limitation — it's a blank canvas for an artist. Build it out as a barndominium: your home, your studio, and your gallery, all under one roof, exactly the way you want it.
This shapes financing, taxes, liability, and how the property works long-term for both your life and your art.
Loop in your CPA early. For many artist-entrepreneurs, buying personally and leasing a portion to your business is the best of both worlds. It depends on your specific tax situation.
Timing, cash flow, and financing all intersect here. There's no wrong answer, just trade-offs.
This property needs significant build-out before it's livable. Buying first and selling Utah once the living quarters are complete could make the most sense. Let's talk numbers with the lenders.
Click each step to expand the details.
This property doesn't fit a traditional mortgage. No utilities, no certificate of occupancy. You need a lender who understands creative scenarios. We have three excellent options ready for you.
Standard lenders won't touch a property without utilities or a CO. Hazel, Bennett, and Con all have creativity for creative scenarios — land/construction hybrids, portfolio loans, and structured financing that accounts for the build-out. Talk to all three and compare what they can offer.
We'll craft a purchase offer tailored to this property's unique situation. Extended due diligence period, well and septic contingencies, financing contingency, structural inspection, and possibly a longer closing window so you can line up contractors and permits before you even own it.
Listed at $640,000. We'll pull comps for land and shop properties in Jefferson County to build your negotiating position. The absence of utilities is real leverage in negotiations.
Raw land + shell structure = critical due diligence. We need to verify that your vision is buildable before you commit.
We'll also verify zoning supports a live/work gallery arrangement, confirm building permit status on the existing structure, and run a full title search.
5,000 sq ft with four 14-foot bay doors and 6 acres. Think barndominium — finish out one end of the shop as your living quarters (kitchen, bath, bedrooms, living area), use the middle space for an indoor pickleball court and basketball court, and dedicate the last bay door as the entrance to your art gallery. Living, recreation, and your craft, all under one massive roof.
Building permit (interior build-out), electrical permit, plumbing permit, septic permit (SE Idaho Public Health), well drilling permit (Idaho Dept. of Water Resources). We'll connect you with contractors who know the Jefferson County process.
Title company handles paperwork, funds transfer, you get the keys. 30–45 days from accepted offer to closing, though we may negotiate longer depending on financing and planning.
Establish utilities. Many of these can run in parallel to save time.
Well 1: 100 ft total, 10 ft static. Well 2: 78 ft total, 10 ft static. Well 3: 78 ft total, 10 ft static. Shallow water table = lower drilling costs and reliable water access. This is excellent.
This is where it becomes a barndominium. Framing, plumbing, electrical, insulation, finished walls. The layout vision: living quarters on one end, an indoor pickleball and basketball court in the middle, and your art gallery at the far end with a 14-foot bay door as the entrance. Home, recreation, and your life's work, all flowing together under one roof.
Barndominiums are increasingly popular in this area for exactly this reason: the shell is already done, you control the layout, and you end up with a custom space that's unlike anything else. The court space doubles as event space when you want it. The gallery entrance through a full-height bay door is a statement — people will remember walking in. And at the end of the day, you walk from your gallery through your own rec space and into your living room.
Once living quarters are complete (or close), list your Utah home and make the move. Your equity can fund the remaining build-out, gallery setup, and getting settled in the community. Need a solid Utah agent? We'll connect you.
Hang the art. Throw open those bay doors. Invite the community in. A wildlife art gallery near the best outdoor recreation in the Rockies isn't just a business — it's a destination.
Heise Hot Springs. Kelly Canyon. The South Fork of the Snake. People are already coming here. Now they'll have a reason to stop.
This isn't just a real estate transaction. It's the beginning of a new chapter. And we're going to make sure you get there with confidence.
Natural hot springs, waterslide, zip line. Right down the road.
Skiing, night runs, and mountain biking in summer
Kelly Canyon trails, Mesa Falls, endless BLM singletrack
Elk, moose, deer, eagles. Your subjects live here year-round.
World-class fly fishing and float trips
Two iconic national parks within a short drive
Mature established pines, mountain views, total privacy
Let's get you connected with a lender and start building your future in Rigby.