Rural Homes for Sale in Utah

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  /6

  $180,000

  • Land
  • 2.72 Acres
  • $66,176 per Acre

  1735 S Highway 24 Unit 1, Loa, UT 84747

  Premium 2.72 acre building lot south of Lyman offering stunning mountain and valley views. The generous acreage provides plenty of space to enjoy peaceful, rural living. Access to Lyman Town water and power. Surveyed and approved for septic. Road and water line to be installed along east boundary line. Minimal protective covenants to protect the quality and character as well as preserve the

  Amanda Brown Boulder Mountain Realty, Inc.

  1735 S Highway 24 Unit 1, Loa, UT 84747
• 

  

  

  /22

  $3,732,300

  • Land
  • 41.47 Acres
  • $90,000 per Acre

  75 E 3000 N, Cedar City, UT 84721

  Prime 41.47-Acre Parcel in Cedar City - Ideal for Development This expansive 41.47-acre parcel of farm land offers an exceptional opportunity for development in one of Cedar City's most desirable locations. Perfectly situated near schools, shopping centers, and recreational amenities, this land provides unparalleled access to the conveniences of urban living while still maintaining a peaceful,

  Heather Roundy ERA Realty Center Inc

  75 E 3000 N, Cedar City, UT 84721
• 

  

  

  /30

  $339,000

  • Land
  • 20.89 Acres
  • $16,228 per Acre

  0 Lot 56 Harmony Mountain Ranch Unit 114661, Cedar City, UT 84720

  Welcome to Lot 56 in the newest phase of Harmony Mountain Ranch — an extraordinary 20.89-acre homesite in one of Southern Utah's most prestigious luxury rural communities. Designed for those who value privacy, elegance, and space, this high-end subdivision offers paved roads, year-round access, private settings, and tree-lined surroundings that create a true mountain retreat — all while remaining

  Donna Christensen ERA Realty Center

  0 Lot 56 Harmony Mountain Ranch Unit 114661, Cedar City, UT 84720
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  /3

  $1,377,880

  • Land
  • 14.06 Acres
  • $98,000 per Acre

  15549 S Step Mountain Cir, Herriman, UT 84096

  Rose Canyon Parcels invite you to experience country living at its finest, where every moment is infused with the serenity of peaceful surroundings. For those with a passion for equestrian pursuits, Rose Canyon Parcels provide ample space for horse enthusiasts to create their own private stables. Rose Canyon Parcels cater to those seeking a harmonious blend of rural tranquility and the joy of

  Dan Ford Colliers International LLC (Wasatch)

  15549 S Step Mountain Cir, Herriman, UT 84096
• 

  

  

  /28

  $75,000

  • Land
  • 6 Acres
  • $12,500 per Acre

  16281 E 5500 S, Randlett, UT 84063

  Own 6 acres of wide-open Utah beauty just minutes from Vernal. Water and power available, making your build that much easier. Agriculture zoning allows room for animals, toys, and space to grow. Enjoy privacy, big skies, and stunning desert views. Bring your vision and create your own rural retreat.

  Adelin Brown Fathom Realty (Orem)

  16281 E 5500 S, Randlett, UT 84063
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  /34

  $549,900

  • 2 Beds
  • 2 Baths
  • 1,950 Sq Ft

  3570 Solano Way, Saint George, UT 84790

  Beautifully maintained home in sought-after Bloomington Ranches! Enjoy a peaceful, semi-rural setting with stunning red rock surroundings. Potential to convert the second living area addition to a 3rd bedroom or ADU creating added value. Interior updates include fresh paint, new baseboards, updated lighting, LVP flooring, new carpet, and a kitchen with updated appliances. Spacious layout with

  SERENITY SULLIVAN KW ASCEND KELLER WILLIAMS REAL

  3570 Solano Way, Saint George, UT 84790
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  /6

  $489,000

  • Land
  • 40 Acres
  • $12,225 per Acre

  2000 S 2000 W, Grantsville, UT 84029

  $21,000 PRICE Adjustment - 40 Acres of Versatile Land in Grantsville, UT Agriculture, Recreation & More. Discover the possibilities with this expansive parcel located approximately 6.5 miles outside of Grantsville City limits. Zoned MU40, this property offers a wide range of uses including agricultural, recreational, and even potential gravel extraction (subject to permitting through Grantsville

  Melanie Lilyquist KW Utah Realtors Keller Williams (Brickyard)

  2000 S 2000 W, Grantsville, UT 84029
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  /9

  $129,000

  • Land
  • 4.19 Acres
  • $30,788 per Acre

  450 East Unit B, Monticello, UT 84535

  Presenting a remarkable opportunity to acquire prime land in the desirable Monticello area. This exceptional property boasts unobstructed, panoramic views of the surrounding mountain ranges, offering an inspiring backdrop for your future endeavors. The land features level, usable terrain, providing an ideal foundation for development or agricultural pursuits. Benefit from the convenience of

  Kristie Whipple Realtypath LLC (Moab)

  450 East Unit B, Monticello, UT 84535
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  /4

  $2,170,500

  • Land
  • 217.05 Acres
  • $10,000 per Acre

  217.05 Ac. Gap Rd Near 4200 W, Parowan, UT 84761

  Future development, run cattle, good investment property.Rural with valley, mountain views. Power lines and right of way run through the parcel. Deeds recorded. Power runs along 4200 W in front of parcel from Gap Rd. 15' wide public utilities easement granted to Utilities Companies of Iron County (Rocky Mtn Power) dated 5/10/2007

  Jan Johnson Great Western Realty

  217.05 Ac. Gap Rd Near 4200 W, Parowan, UT 84761
• 

  

  /11

  $215,000

  • Land
  • 3.8 Acres
  • $56,579 per Acre

  11205 S 4365 W Unit 6, Mayfield, UT 84643

  3.8-Acre Dream Lot in Southfield Heights Subdivision with Panoramic Mountain Views & Well Drilled Near Manti-La Sal National Forest Escape to peaceful country living under wide-open skies and crisp fresh air on this rare, developed building lot. Culinary water is stubbed directly from an extra-deep, newly drilled shared well, complete with 1 acre-foot water right, making this deep 3.8-acre parcel

  Joseph Andersen Century 21 Essentials Realty

  11205 S 4365 W Unit 6, Mayfield, UT 84643
• 

  

  /37

  $499,000

  • 3 Beds
  • 2 Baths
  • 1,432 Sq Ft

  58 E Mcgregor Place, Gunlock, UT 84733

  Welcome to this charming tri-level home nestled in a peaceful rural setting. This 3bdrm/2bth residence offers both relaxation and privacy. Step outside and you'll really appreciate what makes this place special- wide open space, fresh air, and the evening stars. Located on a .35 of acre.If your looking for a quiet retreat or room to grow, this property offers the perfect balance of comfort

  MIRIAM ELLINGFORD RED ROCK REAL ESTATE

  58 E Mcgregor Place, Gunlock, UT 84733
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  /21

  $730,000

  • Land
  • 140.42 Acres
  • $5,199 per Acre

  1173 S 6070 E, Price, UT 84501

  Ever dream of owning a ranch? This property has all the essentials to bring that dream to life! Offering over 140 acres of rangeland, it includes a shop, shed, open-faced shed, lube shed, and corrals. The land is partially fenced and provides ample space for you to build your ideal ranch house and bring in livestock. Nestled in a peaceful rural setting, you'll enjoy the serenity and privacy of

  Garth Frandsen RE/MAX Bridge Realty

  1173 S 6070 E, Price, UT 84501
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  /46

  $650,000

  • 4 Beds
  • 2 Baths
  • 2,200 Sq Ft

  9035 W 1900 S, Cedar City, UT 84720

  Welcome to the perfect blend of comfort, space & country living. Nestled on 4.58 usable acres, this beautiful 4 bedroom, 2 bath home offers room to roam both inside & out. Whether you are looking for space for a growing family, a peaceful retreat or a place to keep animals, this property checks all the boxes. Outside, a large detached garage offers plenty of space for vehicles, tools or a

  LISA BLACK FATHOM REALTY SG

  9035 W 1900 S, Cedar City, UT 84720
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  /26

  $235,000

  • Land
  • 1 Acre
  • $235,000 per Acre

  41 Sierra Bella, Virgin, UT 84779

  New Phase Release Premium 1 plus acre lots now selling from our brand new sales office at Sierra Bella in Virgin Utah. Just minutes from the gates of Zion National Park. This is your opportunity to own a slice of Southern Utah Paradise! These fully improved lots offer sweeping views of the iconic Zion Mesas and a rare rural residential setting perfect for your custom dream home. With approved

  Shellee Haines White Crow Real Estate

  41 Sierra Bella, Virgin, UT 84779
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  /18

  $350,000

  • Land
  • 1.01 Acres
  • $346,535 per Acre

  2229 E Unity Way Unit 406, Eagle Mountain, UT 84005

  Discover this exceptional 1.01-acre south-facing horse property at 2229 E Unity Way in Eagle Mountain, tucked at the end of a quiet dead-end road with no backyard neighbors for ultimate privacy and tranquility. Boasting stunning panoramic mountain views, this elevated parcel offers endless potential for your dream custom home, hobby farm, or family compound with room for a spacious residence,

  Jared Hansen KW South Valley Keller Williams

  2229 E Unity Way Unit 406, Eagle Mountain, UT 84005
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  /8

  $369,999

  • 1 Bed
  • 1 Bath
  • 361 Sq Ft

  2588 N Tierra Dr, Beryl, UT 84714

  5.49 Acres in Beryl Utah w/BOXABL Home, fully furnished Bio Hack Shack and Build-Ready Foundation. Right in between Cedar City and Saint George Utah. Unique 5.49 acre property in Beryl Utah featuring a BOXABL home and a fully furnished turnkey bio hack shack. The Bio Hack Shack includes a sunlighten infrared sauna, cold plunge, red light therapy, weightlifting station, stationary bike, and is

  Bryce Anderson Intermountain Properties

  2588 N Tierra Dr, Beryl, UT 84714
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  /26

  $995,000

  • Land
  • 1.2 Acres
  • $829,167 per Acre

  1160 S Stringtown Rd W, Midway, UT 84049

  1.2 Acre lot with Magnificent View of surrounding mountains, Dear Creek Reservoir and the Soldier Hollow area! Utilities stubbed to the lot. Excellent building lot only minutes from downtown Midway. Soldier Hollow Golf Course is Olympic Venue is just a minute away. Water sports on Deer Creek Reservoir is also just minutes away. Build your dream home on the rural setting, but close to many Midway

  Thom Wright Summit Sotheby's (Heber)

  1160 S Stringtown Rd W, Midway, UT 84049
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  /17

  $195,000

  • Land
  • 26,136 Sq Ft
  • $325,000 per Acre

  1814 E 5100 N, Enoch, UT 84721

  .6 ACRE VIEW HOMESITE 1814 E 5100 N Rd. Enoch with 66 ft x 45 ft Engineered and Inspected Building Pad. Located on 108 ft x 240 ft. 0.6 acre Rural Residential lot. 108 ft x 90 ft lower pad available for a second building. Room for a Large home, ADU, large shop, and/or barndominium, Enoch sewer and water, natural gas, CL phone and SC Broadband on property. Electric across E 5100 N Rd NO HOA, NO C,

  Nathan Hunter Fair Fee Realty

  1814 E 5100 N, Enoch, UT 84721
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  /2

  $9,000

  • Land
  • 0 Sq Ft

  0 30 Af Water Right #71-3122 Unit 26-269127, Beryl, UT 84714

  30 Acre Feet of valuable Water Right #71-3122 available in Beryl, UT (Priority Date 3/4/1947). Offered at $9,000 per 0.5 AF, $18,000 per 1 AF, or $540,000 for all 30 AF. Approved for use in the Enterprise, Beryl, Modena, and Newcastle areas. Strong priority date enhances reliability and long-term security. Ideal for agricultural use, crop production, livestock, or future well development. A

  BILL FOWLER KW Ascend Keller Williams Realty

  0 30 Af Water Right #71-3122 Unit 26-269127, Beryl, UT 84714
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  /36

  $999,900

  • 6 Beds
  • 4 Baths
  • 6,082 Sq Ft

  497 Old Lincoln Hwy, Grantsville, UT 84029

  SELLER IS OFFERING $8,000 toward CLOSING COSTS when you use our preferred lender ...***... LUXURY HORSE PROPERTY on nearly 3 ACRES, OVERSIZED GARAGE, IRRIGATION SHARE, magnificent MOUNTAIN VIEWS, and NO HOA!!! This is COUNTRY LIVING AT ITS BEST!!! Imagine waking up to PEACE, QUIET, and WIDE-OPEN SPACE, where you have the PRIVACY to truly relax, unwind, and live life on your own terms. The

  Jeremy Osguthorpe Realtypath LLC (Platinum)

  497 Old Lincoln Hwy, Grantsville, UT 84029
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  /4

  $69,999

  • Land
  • 39.09 Acres
  • $1,791 per Acre

  0 39 09 Acres Unit 107392, Modena, UT 84753

  Welcome to this exceptional 39-acre agricultural property nestled in the serene and picturesque Modena, Utah. This expansive parcel of land offers an unparalleled opportunity for farming, ranching, or simply enjoying the tranquility of rural living. With its fertile soil, prime location, and stunning views, this property is perfect for those looking to invest in agriculture or build a dream

  Jared Zimmer Re/Max Properties

  0 39 09 Acres Unit 107392, Modena, UT 84753
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  /20

  $55,000

  • Land
  • 21,780 Sq Ft
  • $110,000 per Acre

  17765 W Harmony Ln, Cedar City, UT 84720

  Beautiful 0.50-acre lot located in the Old Irontown area, offering peaceful country living surrounded by scenic mountain views and natural landscape. This property features mature shade trees and plenty of space to build your ideal home while enjoying the quiet charm of rural living. Water is already on the property with a water meter installed and ready for hookup, and electric and cable are

  Courtney Ohst FATHOM REALTY SG

  17765 W Harmony Ln, Cedar City, UT 84720
• 

  

  /13

  $1,950,000

  • Land
  • 26 Acres
  • $75,000 per Acre

  5025 S Hollow Rd Unit 44, Logan, UT 84321

  Price includes all 4 Awesome parcels, including the home! Located in Nibley Hollow, a Unique rural setting in Northern Utah. this property is loaded with Springs, All Utilities are close by, currently in Cache County. Home and land are to be sold "as-is".

  Kent Dunkley Century 21 N & N Realtors

  5025 S Hollow Rd Unit 44, Logan, UT 84321
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  /30

  $348,500

  • Land
  • 2.82 Acres
  • $123,582 per Acre

  14544 S Shaggy Mountain Rd Unit 2, Herriman, UT 84096

  Lots like this don't come around very often! In fact, it's been 30+ years since this piece has been available for sale (and trust it didn't have fiber then like it does now)! Sitting above Herriman City with spectacular valley views sits one of the most sought after parcels, ready for your dream home. HOA has recently voted to pave roads and add gate to community, within 5 years. Electrical,

  Brandon Bishop Equity Real Estate (Select)

  14544 S Shaggy Mountain Rd Unit 2, Herriman, UT 84096
• 

  

  /17

  $5,900,000

  • 5 Beds
  • 3.5 Baths
  • 4,705 Sq Ft

  3090 Rocky Rd, Kamas, UT 84036

  Set across 316 acres in Summit County's Elk Hills, 3090 N Rocky Road offers a rare opportunity to own a private mountain estate with unobstructed views, overlooking the Kamas Valley and stretching across the Wasatch Mountain Range, including Deer Valley and Mount Timpanogos. Elevated above the valley floor and bordered by thousands of acres of National Forest, the property delivers a sought-after

  Paul Benson Engel & Volkers Park City

  3090 Rocky Rd, Kamas, UT 84036
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  /6

  $1,000,000

  • Land
  • 5 Acres
  • $200,000 per Acre

  14820 S Majestic Oaks Ln W, Herriman, UT 84096

  Rare Opportunity in Herriman! This stunning 5-acre lot offers peaceful country living with unbeatable mountain and valley views in every direction. Whether you're looking to build your dream estate or develop the property, this parcel offers incredible potential-zoned to allow up to five 1-acre lots. Enjoy the beauty of rural living without sacrificing convenience, just minutes from shopping,

  Sheridyn Cannon Cannon & Company

  14820 S Majestic Oaks Ln W, Herriman, UT 84096
• 

  /2

  $493,920

  • Land
  • 5.04 Acres
  • $98,000 per Acre

  7902 W Step Rd, Herriman, UT 84096

  Rose Canyon Parcels invite you to experience country living at its finest, where every moment is infused with the serenity of peaceful surroundings. For those with a passion for equestrian pursuits, Rose Canyon Parcels provide ample space for horse enthusiasts to create their own private stables. Rose Canyon Parcels cater to those seeking a harmonious blend of rural tranquility and the joy of

  Dan Ford Colliers International LLC (Wasatch)

  7902 W Step Rd, Herriman, UT 84096
• 

  /2

  $245,980

  • Land
  • 2.51 Acres
  • $98,000 per Acre

  7944 W High Canyon Rd, Herriman, UT 84096

  Rose Canyon Parcels invite you to experience country living at its finest, where every moment is infused with the serenity of peaceful surroundings. For those with a passion for equestrian pursuits, Rose Canyon Parcels provide ample space for horse enthusiasts to create their own private stables. Rose Canyon Parcels cater to those seeking a harmonious blend of rural tranquility and the joy of

  Dan Ford Colliers International LLC (Wasatch)

  7944 W High Canyon Rd, Herriman, UT 84096
• 

  

  /27

  $235,000

  • Land
  • 1 Acre
  • $235,000 per Acre

  23 Sierra Bella, Virgin, UT 84779

  New Phase Release Premium 1 plus acre lots now selling from our brand new sales office at Sierra Bella in Virgin Utah. Just minutes from the gates of Zion National Park. This is your opportunity to own a slice of Southern Utah Paradise! These fully improved lots offer sweeping views of the iconic Zion Mesas and a rare rural residential setting perfect for your custom dream home. With approved

  Shellee Haines White Crow Real Estate

  23 Sierra Bella, Virgin, UT 84779
• 

  

  /11

  $305,000

  • Land
  • 1 Acre
  • $305,000 per Acre

  10 Sierra Bella Dr, Virgin, UT 84779

  NEW PHASE RELEASE — Premium 1+ Acre lots, now selling from our brand-new sales office at Sierra Bella in Virgin, Utah — Just minutes from the gates of Zion National Park. This is your opportunity to own a slice of Southern Utah paradise! These fully improved estate-sized lots (1 acre and up) offer sweeping views of the iconic Zion mesas and a rare rural residential setting —perfect for your

  Shellee Haines WHITE CROW REAL ESTATE

  10 Sierra Bella Dr, Virgin, UT 84779
• 

  

  /16

  $320,000

  • 3 Beds
  • 2 Baths
  • 1,232 Sq Ft

  11486 N 3650 W, Roosevelt, UT 84066

  Nearly 5 fully fenced acres with mountain views, a 3-bed/2-bath home with an updated kitchen, wood stove, heated workshop, RV parking, and covered patio. Livestock-friendly, flat land with culinary water plus a private well. Rural privacy, move-in ready. The land is flat, usable, and fenced for livestock -- bring your horses, goats, or garden. No HOA, no restrictions holding you back. Broadband

  Elisabeth Radcliff BHHS Utah Properties - SV

  11486 N 3650 W, Roosevelt, UT 84066
• 

  

  /12

  $129,000

  • Land
  • 1.08 Acres
  • $119,444 per Acre

  195 E 650 N Unit 5, Central Valley, UT 84701

  Lot 5 of Harvest Meadows Ranch Subdivision in Central Valley. A beautiful new subdivision nestled in the heart of Central Valley, Offering 1.00 to 1.08-acre lots, this community blends the charm of rural living with convenient access to nearby amenities. Enjoy breathtaking mountain and valley views in a serene farming town setting-just minutes from shopping, schools, and services in Richfield,

  Kacey Nielson Coldwell Banker Preferred Properties

  195 E 650 N Unit 5, Central Valley, UT 84701
• 

  

  /60

  $635,000

  • 5 Beds
  • 3 Baths
  • 2,838 Sq Ft

  2300 W 5300 N, Cedar City, UT 84721

  Discover rural living at its best on nearly 5 acre fenced property with animal rights and plenty of space for RV parking. This versatile property is connected to a community well with 3.85 acft of usage per year. The property is zoned R2 and can be subdivided. This fully renovated home has new paint, flooring windows, cabinets, appliances, electrical, plumbing, countertops and beautiful new

  Jennifer Davis ERA Realty Center

  2300 W 5300 N, Cedar City, UT 84721
• 

  

  /57

  $995,000

  • 6 Beds
  • 4 Baths
  • 4,165 Sq Ft

  90 S 200 E, Lindon, UT 84042

  Enjoy peaceful rural-style living while still being conveniently located near all the essentials. Welcome to this incredible home on .76 acres of flat, usable land - perfect for those who want room to play, garden, raise animals, and more! This versatile property features a beautiful main home PLUS a fully equipped ADU-ideal for multigenerational living, rental income, or a private guest retreat.

  Kimberly Patterson Finch Kim Finch Real Estate

  90 S 200 E, Lindon, UT 84042
• 

  

  /13

  $139,000

  • Land
  • 1 Acre
  • $139,000 per Acre

  TBD N 10990 E, Fairview, UT 84629

  Discover the perfect 1-acre buildable lot in Fairview, Utah-an ideal blend of rural living, recreation, and investment potential. This flat, level parcel offers easy development and is zoned RA-1, making it well-suited for a primary residence, cabin retreat, or off-grid property with modern conveniences nearby. Water is a major asset here, with two valuable water rights included: one providing 1

  Robert Silk Great Plains Land Co.

  TBD N 10990 E, Fairview, UT 84629
• 

  

  /61

  $1,999,900

  • 4 Beds
  • 4 Baths
  • 3,462 Sq Ft

  6184 Old Ranch Rd, Park City, UT 84098

  MOTIVATED SELLERS! Rare opportunity to LIVE on OLD RANCH ROAD in Park City This property offers a serene, luxurious lifestyle with immediate access to nature and proximity to world-class ski resorts and amenities. This area is known for large acreage, a rural feel, and panoramic views of the Swaner Preserve and the surrounding Wasatch Mountains. Scenic Views: This home provides panoramic views of

  Becky Sutton KW Park City Keller Williams Real Estate

  6184 Old Ranch Rd, Park City, UT 84098
• 

  /2

  $246,960

  • Land
  • 2.52 Acres
  • $98,000 per Acre

  8125 W Step Mountain Rd, Herriman, UT 84096

  Rose Canyon Parcels invite you to experience country living at its finest, where every moment is infused with the serenity of peaceful surroundings. For those with a passion for equestrian pursuits, Rose Canyon Parcels provide ample space for horse enthusiasts to create their own private stables. Rose Canyon Parcels cater to those seeking a harmonious blend of rural tranquility and the joy of

  Dan Ford Colliers International LLC (Wasatch)

  8125 W Step Mountain Rd, Herriman, UT 84096
• 

  

  /8

  $285,000

  • Land
  • 5 Acres
  • $57,000 per Acre

  2851 Utah 78 Unit 1, Levan, UT 84639

  READY-TO-BUILD 5-ACRE LOT west of Levan City! Peaceful rural setting just 15 minutes to Nephi and 20 minutes to Yuba State Park. Property includes 1.5 acre-feet of well water rights with a ready-to-use well already in place. Power at the lot line. Septic system and propane tank required for residential use. Great opportunity to build your dream home, homestead, or country retreat with beautiful

  Sadie Larsen Equity Real Estate (Prosper Group)

  2851 Utah 78 Unit 1, Levan, UT 84639
• 

  

  /6

  $795,000

  • Land
  • 2.09 Acres
  • $380,383 per Acre

  1475 E Center Creek Dr, Heber City, UT 84032

  MUST SEE 2+ acre lot in rural Heber. Animals welcome. Sunsets over Timpanogas. Amazing neighbors. NO HOA Fees or crazy building rules. Quiet neighborhood with NO traffic running through it. Quick access to the highway. Includes 2 water shares and is ready to build on! This property has amazing neighbors on all 3 sides of it. As you can see from the Google map image, I had plowed a driveway along

  Jared English Congress Realty Inc

  1475 E Center Creek Dr, Heber City, UT 84032
• 

  /2

  $450,800

  • Land
  • 4.6 Acres
  • $98,000 per Acre

  7989 W Step Rd S, Herriman, UT 84096

  Rose Canyon Parcels invite you to experience country living at its finest, where every moment is infused with the serenity of peaceful surroundings. For those with a passion for equestrian pursuits, Rose Canyon Parcels provide ample space for horse enthusiasts to create their own private stables. Rose Canyon Parcels cater to those seeking a harmonious blend of rural tranquility and the joy of

  Dan Ford Colliers International LLC (Wasatch)

  7989 W Step Rd S, Herriman, UT 84096

Showing Results 161 - 200, Page 5 of 12