160± Ac Irrig. Farmland, Split Commercial/Ag Zoning — Shelley, ID

A great piece of Idaho ground on the growing edge of Shelley. Approximately 160 +/- acres of level, pivot-irrigated farmland in Bingham County — productive, workable, and outside city limits with room and flexibility that's hard to find this close to town. THE LAND Roughly 160 +/- deeded acres, level and pivot-irrigated. Currently farmed, with adequate surface water rights. Legal: T1S R37E Sec 03. ZONING & FLEXIBILITY Split zoning sets this parcel apart — a portion is zoned Light Manufacturing (M1) with the balance in Agriculture. Currently outside the Bingham County area of city impact. Buyer to verify all zoning, use, and any annexation or impact-area questions with Bingham County and the City of Shelley. WATER & IRRIGATION Pivot-irrigated cropland with adequate surface water rights. Buyer to verify water rights, shares, priority, and conveyance. UTILITIES & POWER City of Shelley water and sewer infrastructure runs nearby, and electrical substation capacity sits at the property's edge — a strong advantage for power-dependent agricultural, commercial, or industrial use. Low ag-assessed property taxes. ACCESS & LOCATION Paved frontage on Base Line Road, minutes from Highway 91 and Interstate 15, with Idaho Falls a short drive south. THE OPPORTUNITY Farm it, hold it as the area grows, or make it your own slice of Idaho country. Irrigated income potential, flexible zoning, and utility infrastructure already in place on Shelley's path of growth. Information deemed reliable but not guaranteed. Buyer to verify acreage, zoning, water rights, utilities, and use.