Division Six · Rigby, Idaho

Teton Heights

Room to build. Space to belong.
0.6+ acre homesites with private well & septic.

$99,50016 lots available

Browse available lots Get plat & pricing

Build with Split Rock Construction

74% sold or under contractOwner financing available

Kipp Archibald · Idaho real estate licensee · Archibald-Bagley
(208) 200-0605

Current availability

74% of lots already claimed

A clear view of Teton Heights Division Six, updated as availability changes.

45 of 61 lots claimed16 still available

Sold

Under Contract

Available Now

A practical place to build

✓Great pricing. $99,500 locked in — no bidding wars.
✓Build-ready. Roads, power, gas, and fiber to the lot.
✓0.6+ acres. Room for shop, garden, and kids.
✓Lot only or Build to Suit. Bring your builder — or let us package the home.

Get plat & pricing Need a Builder?

Or call Kipp: (208) 200-0605

Lot Pricing & Savings

Available lots priced at $99,50016 availablePlat Map (PDF)

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.

Request Builder Terms Call Kipp: (208) 200-0605

Cost Savings Calculator

Enter your estimated build cost to see total savings vs. typical Rigby city lots.

Estimated Build Cost: $425,000

Includes Idaho homeowners exemption: −$125,000 (taxable value $300,000)

Property Tax Comparison

Teton Heights

Jefferson County rural ~0.55%

$1,650/yr

$138/mo

Inside Rigby City

County + city ~0.90%

$2,700/yr

$225/mo

Monthly Savings vs. Living in Rigby City Limits

Avoided city water + sewer+$115/mo

Lower property tax (city − rural)+$87/mo

Total Monthly Savings$202/mo

30-Year Savings$72,720

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.

Build to Suit

Your lot. Your home. Your builder.

Not every buyer has a contractor lined up. If you want the lot and a finished home — without chasing three different people — tell us. We'll pair you with a licensed local builder path and walk you through lot + construction together.

Pick your lot

Choose from available 0.6+ acre homesites — flat, build-ready, with well & septic sites.

Choose your plan

Popular ranch plans (1,500–1,600 sq ft with basement) or bring your own custom design.

We build it

Licensed local construction, milestone draws, third-party inspections, and clear timelines.

Lot + home packages starting from popular ranch plans

✓Spec-style 1,500–1,600 sq ft ranch homes with basements on these lots
✓Buyer-funded milestone draws, inspections, and clear paperwork
✓Or keep full freedom — buy the lot only and bring any licensed builder

Prefer DIY builder freedom? You still can. This path is only for buyers who want help from lot to keys.

Build with Split Rock Construction Request lot + home options Call Kipp: (208) 200-0605

No pressure. We'll send options and a rough package range.

Buyer Questions

Frequently Asked Questions

Real answers about wells, septic, builders, financing, and what it actually takes to buy and build in Teton Heights.

Do you offer owner financing?

Yes — Teton Heights Division #6 is one of the few Rigby subdivisions offering owner financing. You finance the lot directly with the seller (no bank), with 20% down and a soft credit check that doesn't hit your score. Terms are negotiated one-on-one with Kipp around your budget. Most owner-financed closings happen in days, not weeks. Cash and traditional bank loans are also welcome.

What does it cost to drill a private well and install septic?

In Jefferson County, Idaho, a private well typically runs $15,000–$25,000 depending on depth (most lots in this area hit water at 80–150 feet). A standard gravity-feed septic system runs $8,000–$12,000. Teton Heights Division #6 sits on well-drained ground that supports simple, low-cost septic — no expensive engineered systems required. We can introduce you to the same drillers and installers other owners in the subdivision have used.

How long does it take to build a home here?

From closing on the lot to move-in, most owners are in their home in 6–10 months with a local builder. Jefferson County permits typically issue in 2–4 weeks. Lots are buildable today — roads are paved, power is at the lot line, and there are no improvement deadlines forcing you to break ground on a timeline.

Are there builder restrictions or do I have to use a specific builder?

No — you choose your own builder. Homes follow the Teton Heights covenants (square footage, materials, setbacks) to protect home values, and we help you through the simple design check so you can get building.

What financing options are available for the lot?

Four paths: (1) Owner financing direct from the seller — 20% down, soft credit check, close in days. (2) Cash. (3) A local lot loan from an Idaho bank or credit union (Bank of Idaho, Beehive, Idaho Central, D.L. Evans) — typically 20–30% down. (4) Construction-to-permanent if you're ready to build. Owner financing is our most-asked-about option and a real differentiator from other Rigby subdivisions.

Can I hold the lot as an investment and build later?

Yes. There is no build-by deadline in the covenants. Many owners purchase now to lock in today's price, then build in 1–3 years as plans firm up. Property taxes on raw land in Jefferson County are minimal (typically $300–$700/year per lot).

What's included with the lot — utilities, roads, access?

Paved subdivision roads are complete (no curb and gutter — keeps assessments off your back). Power (Rocky Mountain Power) is stubbed to each lot line. Natural gas (Intermountain Gas) is available in the subdivision. Each owner installs their own private well and septic. Fiber optic internet is ready to go — both Sparklight and Fybercom have lines buried throughout the subdivision, so you can connect at hookup without waiting on trenching. Starlink is also available as a backup option.

How close is it to schools, shopping, and Idaho Falls?

Rigby schools (Jefferson County School District 251) are 5 minutes away — including the new high school. Downtown Rigby is 5 minutes for groceries and dining. Idaho Falls Regional Airport and the Snake River are 20 minutes south. Rexburg and BYU-Idaho are 15 minutes north. Yellowstone's west entrance is about 90 minutes.

Have a different question? Call Kipp at (208) 200-0605 or request more info.

Get the plat, pricing & next steps

Free documents, no obligation. Tell us if you need a lot only — or a full lot + home build package.

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Send me owner-financing terms — 20% down, soft credit check, no bank required on the lot.

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Also download the plat documents in my browser right after I submit.

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Build with Split Rock Construction

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Financing your lot

Owner financing, conventional, or construction — see every path in one place.

New — Owner Financing Available

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.

Owner financing

Traditional bank loan

Down payment

20% down

20–30% required

Approval

Soft credit check, flexible

Full underwriting, strict score cutoffs

Time to close

Days

4–6+ weeks

Bank involved

No — direct with seller

Yes — appraisal, lender fees, conditions

Early payoff

Anytime, no penalty

Often allowed, varies by lender

Estimated monthly payment

Lot price$99,500

Term length15 years

5 yr20 yr

Estimated interest rate8.50%

5%12%

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.

📞 Call (208) 200-0605 Request owner-financing terms

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.

Rare in Idaho — Grandfathered Well Rights

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.

Read the full explanationIdaho Code §§42-111, 42-227 · SB 1083 (2025) · SB 1222 (2026)

Up to ½ acre of irrigation

Plenty for a full lawn, garden, trees, and landscape beds.

No district fees

No canal assessments, no shared system, no monthly water bill.

Grandfathered status

Travels with the lot — protected for future owners too.

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.

Plans & documents

Covenants and improvement plans — review before you submit.

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.

📄 View Full Covenants (PDF)

Plat map, covenants, and well & septic improvement plans are also available in the footer.

🏠 Start your design check →

Ready to build? We help you through the simple design check.

Well & Septic Improvement Plans

Engineered improvement plans for every lot in Teton Heights Division 6.

Preview of Teton Heights Division 6 Well and Septic Improvement Plans (page 1)