116 Lots Remaining in
Teton Heights Division #6
Rigby, Idaho
$99,500 • 0.6+ Acre Lots • Private Well and Septics •
Yes — irrigate your lawn and garden from your private well.
Teton Heights Division 6 was platted before Idaho's July 1, 2025 cutoff (SB 1083), so every lot is grandfathered under the original domestic-well exemption. This may be one of the last subdivisions in Eastern Idaho where new homeowners can still water their landscaping straight from their own well — with no canal company, no irrigation district, and no shared system.
19% of lots already claimed
Buyers are moving quickly on Teton Heights Division #6. Here's where we stand right now — updated live as lots sell.
Why buyers aren't waiting
- ✓Great pricing. Grandfathered irrigation rights.
- ✓Build-ready. Roads in, power, natural gas and fiber optic to the lot
- ✓0.6+ acres. Real space — shop, garden, room for kids — rare at this price near Idaho Falls.
- ✓Bring your builder. No forced builder.
Explore Available Lots
View any document directly — no signup required.
Imagery © Esri • All lots shown as approximate pins — drop real GeoJSON into /public/data/lots.geojson to switch to true boundaries
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Block 9
Lot Pricing & Savings
Available lots priced at $99,500116 available📄 View Plat Map
What's Included
- ✓0.6+ acre flat, buildable parcel
- ✓Private well site pre-approved
- ✓Simple septic system — low cost install
- ✓Paved roads to lot
- ✓Rocky Mountain Power to lot
- ✓Intermountain Gas to lot
- ✓Fiber optic internet (Sparklight & Fybercom) to lot
🏗️ Builder Incentive
Special pricing for builders purchasing 3+ lots. Contact Kipp Archibald at (208) 200-0605 for details.
Building 3+ homes? Request builder terms.
Get a tailored package with volume pricing, draw schedule, and a reserved block of contiguous lots — sent within one business day.
Cost Savings Calculator
Enter your estimated build cost to see total savings vs. typical Rigby city lots.
Includes Idaho homeowners exemption: −$125,000 (taxable value $300,000)
Property Tax Comparison
Monthly Savings vs. Living in Rigby City Limits
Disclaimer: Estimates based on 2025 property tax rates (Jefferson County rural ~0.55% vs. City of Rigby ~0.90%), 2025 Idaho homeowners exemption (50% of value up to $125,000 for owner-occupied primary residence), and current Rigby utility rates. Actual amounts vary by assessed value, usage, and annual levy adjustments.
Skip the bank. Finance your lot directly with the seller.
Most subdivisions send you to a bank and hope for the best. We do it differently — lock in your Teton Heights lot with 20% down and a soft credit check. Terms negotiated one-on-one with Kipp.
20% down
Lock in your lot with 20% down. No hidden bank-style fees, no rigid underwriting.
Soft credit check
We do a soft pull (no hit to your score) and approve based on the whole picture, not a single number.
Close in days, not weeks
No bank underwriting committee. Pick a lot, agree on terms, sign — you're the owner.
How it works
Pick your lot
Browse the live plat map and pick the lot you want.
Agree on terms with Kipp
Down payment, monthly payment, and term — built around your budget.
Soft credit check
Quick, no impact to your score. Approval based on the whole picture.
Sign & close
Title work and closing in days, not weeks. You own the lot.
Estimated monthly payment
Your estimated monthly payment
$784/mo
- 20% down at closing
- $19,900
- Amount financed
- $79,600
- Total interest over 15 yr
- $61,493
Estimate only. Actual rate and term are negotiated per buyer after a soft credit check. Not a commitment to lend.
Want to see what your numbers could look like? Tell Kipp your budget — he'll send back terms that work for you.
Owner-financing disclaimer
- Eligibility: Owner financing is offered at the seller's sole discretion and requires a soft credit check, proof of identity, and verification of down-payment funds. Buyer must be 18+ and legally able to enter a real estate contract in Idaho.
- Availability: Owner financing is available on select Teton Heights Division #6 lots only and may be withdrawn or modified at any time without notice. Lots are sold first-come, first-served and prior sale or terms changes can occur before a signed agreement.
- Subject to approval: 20% down is the standard starting point — final terms (interest rate, term length, monthly payment, balloon, and any other conditions) are negotiated per buyer and subject to seller approval. Nothing on this page is a commitment to lend, a pre-approval, or a binding offer of credit. A financing offer exists only when reduced to a signed written purchase and financing agreement.
- Calculator results are estimates for illustration only and do not include taxes, HOA dues, insurance, recording, or closing costs. Equal Housing Opportunity.
What would your lot payment look like?
Estimate your monthly payment for a Teton Heights lot. Adjust the price, down payment, rate, and term to fit your budget.
Default Teton Heights lot price
Most land lenders require 20–30% down
Land loans typically run 1–2% above home loan rates
Estimated monthly payment
$641
Principal & interest only
- Loan amount
- $79,600
- Down payment
- $19,900
- Interest rate
- 7.50%
Estimates only. Actual rates and terms depend on the lender and your credit profile. Not a financing offer.
Four ways to buy a Teton Heights lot
Including owner financing — a real differentiator from other Rigby subdivisions. Here's how the four most common paths compare.
Owner financing
Skip the bank. Finance your lot directly with the seller.
- 20% down — straightforward and predictable
- Soft credit check, flexible approval
- Close in days, not weeks
- No bank underwriting, no lender fees
Cash purchase
Close in days, not weeks. Strongest negotiating position.
- No appraisal, no lender, no rate worries
- Fastest path to lot ownership
- Frees you to shop construction loans later
Lot / land loan
Finance the lot today, build whenever you're ready.
- Typically 20–30% down
- Terms usually 5–20 years
- Rates run ~1–2% above home loan rates
- Local Idaho banks and credit unions are your best bet
Construction-to-permanent
One loan covers the lot, the build, and converts to a mortgage.
- Lot + construction rolled together — one closing
- Interest-only during the build phase
- Converts to a standard mortgage at completion
- Requires builder, plans, and budget up front
Not sure which fits your situation? Kipp can walk you through the math and connect you with local Idaho lenders who finance land in Jefferson County.
Educational information only — not a financing offer or a recommendation of any specific lender. Talk to a licensed loan officer for terms, rates, and qualification.
Common questions about financing
Owner financing, down payments, terms, lenders — the stuff most lot buyers ask Kipp.
General education only — not a financing offer. Talk to a licensed loan officer for actual rates, terms, and qualification.
Well & Septic Improvement Plans
Engineered improvement plans for every lot in Teton Heights Division 6.
Covenants & Documents
Key covenant highlights — protecting your investment and neighborhood quality
Residential Use Only
Single-family homes only. No duplexes, mobile homes, or manufactured housing.
ADUs Allowed
Accessory Dwelling Units (attached or detached) permitted, subject to Building & Design Committee approval. Must match the primary home's exterior materials and meet Jefferson County setback and size requirements.
Minimum Home Size
Single-story: 1,400 sq ft min. Two-story: 1,000 sq ft ground floor min. Must have attached 2-car garage.
Sidewalks at Construction
Concrete sidewalks must be installed along the lot frontage at the time of home construction, per the approved improvement plans. Owner is responsible for installation prior to final occupancy.
Exterior Finish
Brick, stone, stucco, or prefinished siding. 30% of front elevation must be brick/stone/stucco. No wood siding.
Well & Septic
Private wells and septic per approved improvement plans. Pre-approved locations for each lot.
Landscaping Required
Front, side, and rear yards landscaped within 1 year of occupancy. 2 trees min in front yard.
Pets & Animals
Up to 3 household pets and 8 hen chickens allowed. No livestock, goats, roosters, or swine.
Home-Based Business
Home offices permitted — no excessive traffic or noise. Up to 2 non-resident employees.
Building Committee
Plans must be approved by the Building & Design Committee before construction begins.
Plat map, covenants, and well & septic improvement plans are also available in the footer.
🏠 Submit Plans for Committee Approval →Ready to build? Submit your plans online — the Building & Design Committee responds within 21 days.
Why Teton Heights?
The smartest place to build your Idaho home
Larger Lots
Sprawling 0.6+ acre lots — way bigger than the competition. Plenty of elbow room for your dream home, shop, garden, and backyard adventures.
Major Cost Savings Over Time
Own your water, own your land — private wells & simple septic mean true self-reliance and zero monthly water or sewer bills, ever!
No City Fees
Skip city utility bills — and enjoy Jefferson County's lower property taxes.
Basements Encouraged
Flat, well-drained land with ideal soil conditions means less expensive construction — no subwater issues!
Excellent Rigby Schools
Located in the top-rated Rigby School District. Walk-to-school proximity for families with kids of all ages.
Eastern Idaho Adventure
Stunning Teton views & Snake River sunsets. Minutes from world-class fly fishing, Kelly Canyon skiing, Yellowstone & Grand Teton National Parks. Idaho Falls (15 min) & Rexburg (20 min) close by.
Photo Gallery
Drone aerials of the subdivision — see the land for yourself
The Setting
Living in Rigby, Idaho
Small-town Idaho with big-sky views. Rigby pairs a tight-knit farming community and top-rated schools with weekend access to the Snake River, the Tetons, and Yellowstone — all while staying just minutes from Idaho Falls.
Rigby School District
Top-rated Jefferson County schools
15 minutes to Idaho Falls
Shopping, dining, regional airport
90 minutes to the Tetons
Jackson Hole + Yellowstone gateway
Snake River + Heise
Fly fishing, rafting, hot springs
Easy in. Easy out. Easy to love.
Two highway corridors, six access points, and Idaho Falls Regional Airport just 12 minutes south. Explore the routes in 3D and get directions straight to the subdivision.
Your Listing Agent
Kipp Archibald
Local Rigby expert with Archibald-Bagley Real Estate. Talk to Kipp directly about available lots, builder packages, and reserving your parcel in Teton Heights Division #6.
Buyer Questions
Frequently Asked Questions
Real answers about wells, septic, builders, financing, and what it actually takes to buy and build in Teton Heights.
Have a different question? Call Kipp at (208) 200-0605 or request more info.
Email me the plat documents
We'll send the plat map, covenants, and improvement plans straight to your inbox — free, no obligation.