10.85 Acres with Power, Irrigation Well, Survey & Established Access - Prime Auburn Location. This 10.85-acre parcel offers a rare opportunity to own a partially improved property in a highly desirable Auburn location, just 5-10 minutes from town and I-80. With key infrastructure already in place, the property provides a meaningful head start compared to typical vacant land. Improvements include: 100-amp electrical service connected to a 12x24 shed, Artesian well with new pump for irrigation, possible connection to the NID canal on the property, Fully surveyed parcel, Established utility and access easements via Miller Oak, Two gated access points (Joeger Rd and Miller Oak), Partial fencing, cement slab, and underground cable. The land has been thoughtfully cleared to enhance usability, featuring three pasture areas of approximately two acres each, along with mature oak trees, a seasonal creek, year-round creek, and NID canal. A pre-development meeting with Placer County was completed in January 2025, and a proposed parcel map is available for a potential 2-way split (minimum 4.6 acres, buyer to verify). Potable water may be supplied by a well or public water (within 500 feet), and sewer is also located nearby (buyer to verify connection requirements). A reputable well driller provided an estimate for 1 well or 2 wells if subdivided. Report available for review. This property offers flexibility, whether you envision building a private estate, developing multiple homesites, establishing a small ranch, or simply enjoying the tranquility of a rural lifestyle while remaining close to town.