Land for Sale in Valley County, ID
Valley County is Idaho's central mountain resort county: 3,733 square miles with 11,746 residents (2020 census) and 12,831 in the 2025 estimate, McCall on Payette Lake, Cascade on Cascade Reservoir and Brundage ski resort nearby. Land is lake, ski and forest acreage, and growth is strong. Valley County has unusual performance-based zoning and reviews every land split, and this guide covers what to check.
Valley County at a glance
- County seat: Cascade. Cities: McCall (the largest), Cascade and Donnelly; Yellow Pine is a census-designated place.
- 2020 population 11,746, up 19.1% from 2010; the 2025 estimate is 12,831; about 3,733 square miles and 3.1 people per square mile.
- Payette Lake is at McCall; Cascade Reservoir covers much of the northern valley.
- State Highway 55, the Payette River Scenic Byway, is the main route; parts of the Boise, Payette and Salmon-Challis National Forests lie in the county.
- Brundage is a ski resort and a major local employer.
The Valley County land market
Buyers look for lakefront and lake-view lots on Payette Lake and Cascade Reservoir, ski-area property near Brundage, and forest acreage and ranch land around Donnelly and Cascade. Recent subdivisions include a 69-lot project south of Donnelly with lots of about 1.4 to 4.1 acres. Waterfront and views cost the most, while remote forest parcels cost less.
Zoning and lot splits
Valley County does not use conventional zones. Its performance-based ordinances have one land use zone, Multiple Use, where agriculture and single-family homes are allowed, and each proposal is judged case by case for compatibility with neighbors. Commissioners voted to require review of every land split, including those of 20 acres or more that were once exempt, because FEMA rules call for floodplain review. A 2022 state bill would have eased subdivision requirements for large parcels, and I did not confirm whether it passed. County planning has also discussed stricter standards within 150 feet of shorelines and taking over planning outside the cities, so check the current code.
Before you buy acreage planning to divide it, ask Valley County Planning in writing whether the split is allowed and what review applies.
Wells, septic and water
Valley County sends septic questions to Central District Health and individual well questions to the Idaho Department of Water Resources. Idaho exempts domestic water use up to 13,000 gallons a day from the water right permit process, with 2025 changes for new subdivisions in groundwater-restricted areas, so confirm how they apply to a parcel. Central sewer is limited outside the cities, which is why lot density is a debated issue.
Before you buy land in Valley County
- Whether a split or subdivision is allowed and the review it triggers.
- Shoreline standards and floodplain status near the lakes and rivers.
- Septic approval from Central District Health and well rules from IDWR.
- Wildfire exposure, winter snow load and road access.
- Recorded legal access and road maintenance.
How to verify legal access to landLand due diligence checklist
Frequently asked questions
Does Valley County have zoning?
It uses performance-based ordinances with a single Multiple Use zone and reviews each proposal case by case for compatibility.
Are land splits reviewed in Valley County?
Commissioners voted to require review of every land split, including parcels of 20 acres or more that were previously exempt, because of FEMA floodplain rules.
How fast is Valley County growing?
Population rose 19.1% from 2010 to 2020, to 11,746, and the 2025 estimate is 12,831.