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10 Flat Acres and a Brand New Home in Cheney WA for Under $400K -- Just Listed

  • Writer: Hailey Austin
    Hailey Austin
  • Jun 26
  • 3 min read


I have been in this market long enough to know when a listing is genuinely hard to replicate at its price point. This is one of those.


23518 S Malloy Prairie Rd in Cheney just went live today, and if you have been looking for usable rural acreage with a move-in ready home already on it -- at a price that still makes sense -- this property deserves your full attention.



The Land


Ten acres of flat, open ground on Washington's West Plains. Level. Usable. Every bit of it.

That matters more than most buyers initially realize. Sloped or wooded acreage sounds appealing until you start pricing out what it takes to build on it. Flat land is workable land. You can put a barn exactly where it makes sense. You can run fence lines without fighting grade changes. You can plan a pasture layout that actually functions instead of one that drains poorly or limits your options.


The property is marked horses allowed, and the ground supports it. What does not exist yet is the infrastructure -- no barn, no arena, no stalls. That is the whole point. This is a blank canvas on flat ground, and the land can hold whatever you want to build.



The Home


The home is a 2025-built manufactured home -- three bedrooms, two baths, 1,378 square feet. Open floor plan, kitchen island, and a view from the kitchen sink straight out to the land. It is move-in ready, which means you are not inheriting anyone else's deferred maintenance or spending your first year fixing things before you can start building.


That combination -- new home plus raw, buildable land -- at this price is unusual. Normally you are choosing one or the other.



The Infrastructure That Is Already Done


This is where this property quietly stands out from raw land listings at a similar price.

The well was drilled in 2023 and is producing 40 gallons per minute. That is a strong well for this area, and it is already in. Septic is in. Power is in. The expensive, logistically complicated groundwork is done. You are not staring at a piece of dirt and a six-figure infrastructure bill before you can do anything else. You are starting from a functioning property and building forward.



What I Would Be Looking For in Person


Because there is no existing equestrian infrastructure, a site visit here is really about evaluating potential. Here is what I would be paying attention to:


Where does the natural drainage run after a heavy rain. Flat land is great until it sits wet, and the West Plains can hold moisture depending on soil composition. I would want to walk the perimeter after a rain event or at minimum ask about drainage history.


Gate and road placement. The road in is gravel and dirt, which is standard for this area. I would be looking at where a driveway or secondary access point could go, especially if the plan involves trailer access for horses or equipment delivery for a future build.


Sun orientation for barn placement. A south-facing barn opening is ideal in this climate for drying out the aisle and keeping things warmer in winter. With ten flat acres to work with, you have real flexibility there.


Fence line potential. The perimeter is open, which means you are pricing out fencing from scratch. That is not a drawback -- it means you are not inheriting someone else's failing T-posts or a layout that does not work for your operation. But it is a real cost to factor in.



Ready to See It?


This one listed today and flat acreage with new construction under $400,000 near Spokane does not stay available. If you want to walk it or have questions about what it would take to build this into a horse property, I would love to talk.



Listed by Hailey Austin and Trevor Austin with eXp Realty | MLS #202619837

 
 
 

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