Expert brokerage, appraisal, and consulting for Utah Valley's most critical resource — water.
Downs Water is a small, independent brokerage and appraisal firm with deep roots in the Utah County water market — helping cities, banks, developers, and landowners navigate the complex world of water rights.
Downs Water specializes in brokering the purchase and sale of water shares in local irrigation companies, appraising water rights for banks, municipalities, and estates, and providing expert testimony in water-related legal proceedings.
We operate as a relationship-driven, independent practice — built on trust, local knowledge, and decades of hands-on experience in the Utah Valley water market. Every transaction is handled with precision and care.
In the American West, water rights are among the most valuable and legally complex property assets. Governed by the "prior appropriation" doctrine, these rights are scarce — and in Utah's fast-growing Utah Valley, getting them right is critical.
Downs Water is recognized by Lindon City as one of a select few approved water share appraisers for market rate determinations. Our expertise is relied upon by municipalities, lending institutions, and estate professionals alike.
From brokering a water share transaction to providing expert testimony in litigation, Downs Water offers specialized services across the full spectrum of water rights needs.
Brokering the purchase and sale of irrigation company shares, including Provo Reservoir Full shares, Provo Bench Canal shares, and North Union Irrigation shares — the primary water share types in Utah Valley.
Formal appraisal of water rights for cities, banks, estates, and developers. Used for lending decisions, annexation requirements, estate settlements, and municipal planning.
Expert testimony and analysis in water rights litigation. Layne Downs has served as an expert witness in court cases involving water rights disputes throughout Utah Valley.
Specializes in moving underground water from one diversion point to another — a technically complex process requiring filings with the Utah State Engineer and knowledge of local aquifer systems.
Conveyance of water right deeds, proof of appropriation or permanent change, and adjudication of well rights. We assist buyers and sellers through the legal transfer process.
Analysis of artesian wells, beneficial use determinations, and groundwater advisory services. We have deep knowledge of the North Utah Valley aquifer system and its long-term sustainability.
Rooted in Utah Valley with specialized knowledge of the region's irrigation companies, aquifer systems, and regulatory environment.
A family practice with deep expertise and trusted relationships throughout the Utah Valley water community.
Layne Downs is a long-time Lehi, Utah resident with over 23 years of experience as a water rights broker and appraiser in Utah Valley. He has worked with a wide range of clients including cities, banks, estate attorneys, and private landowners.
He has served as an expert witness in water rights litigation and is recognized by Lindon City as one of a select few approved water share appraisers for market rate determinations.
Cody Downs carries on the family tradition of water rights expertise in Utah Valley. Working alongside Layne, he brings the next generation of Downs Water experience and commitment to every client relationship.
Together, Layne and Cody leverage decades of expertise and deep-rooted relationships across the Utah County water market to deliver results for their clients.
Whether you're buying or selling water shares, need an appraisal, or have questions about water rights in Utah Valley — we're here to help.