3 AZ Lots Near Concho Lake
Concho, AZ 85924
Apache County, Arizona
Land Description
Land Description
Welcome to your investment future in Concho, Arizona, where this exceptional 3.12-Acre package of three contiguous lots awaits, ready to become the foundation of your next profitable venture. This trio of side-by-side parcels offers the ideal balance of investment flexibility and development potential, nestled in a quiet corner of Concho Valley that promises both appreciation and immediate income opportunities. With level terrain across all three lots, county-maintained road access, and nearby utilities, you're assured of easy, affordable development - adding significant value and reducing the typical headaches that come with raw land investment.
Imagine owning a property where you can develop all three lots as an integrated RV resort, tiny home village, or vacation rental compound - or sell them individually to maximize returns as market conditions warrant. This package doesn't just offer land to hold; it offers a lifestyle business opportunity defined by Arizona's four-season mountain beauty and the growing demand for White Mountains recreation properties.
Beyond the boundaries of your investment, an array of outdoor activities and natural wonders await your future guests or buyers. Concho Lake sits just 15 minutes away, offering fishing, boating, and wildlife watching. Apache-Sitgreaves National Forest (45 minutes) provides 2+ million acres of camping, hiking, and hunting. Petrified Forest National Park (1 hour 15 minutes) showcases ancient wonders, and Sunrise Ski Resort (1 hour 15 minutes) delivers winter recreation drawing visitors year-round.
Need supplies or services during development? You're less than 15 minutes from Concho's essential amenities, only 29 minutes from St. Johns' comprehensive services, and 40 minutes from Show Low's bustling commercial centers including Home Depot, Tractor Supply, and Walmart - everything developers need for efficient project execution.
This investment package represents a canvas for your entrepreneurial imagination, where the conveniences of modern infrastructure meet the untapped potential of Arizona's growing White Mountains market. Embrace the opportunity to build not just properties, but wealth in Concho - where every strategic decision brings you closer to realizing serious returns amidst the serenity and splendor of high-country Arizona.
We are open to owner financing as well - here is what that would look like:
Cash Price: $18,900
Easy Financing Option:
- Down Payment: $399
- Documentation Fee: $199
- Total Due Today: $598
- Monthly Payment: $399/Month for 72 months
- Note Maintenance Fee: $20/Month (plus prorated taxes)
- Total Monthly Cost: $419/Month
For just $598 down and $419 per month, you can control 3.12 acres of Arizona investment land - incredible leverage for a multi-parcel package. No credit checks, no bank hassles - we make land investment accessible to savvy buyers seeking returns without massive capital requirements.
See Info below:
- Total Acreage: 3.12 acres (Three contiguous 1.04-Acre parcels)
- Parcel Configuration: Side-by-side lots on Oak Lane
- Subdivision: Concho Valley Unit 2
- State: Arizona
- County: Apache
- Zip: 85924
- Approximate GPS Coordinates (Center): 34.445990, -109.608782
- Elevation: Approximately 6,500 feet (high desert four-season climate)
- Terrain Type: Level across all three parcels - easy development
- Annual Taxes: Approximately $150-200/Year total (incredibly low carrying costs.)
- Zoning: Agricultural Residential (Ar)
--- Residential building allowed (single-family, manufactured homes, tiny homes)
--- RV use up to 30 days/year without permit
--- Long-term RV dwelling allowed with septic system installed
--- No timeline to build - develop at your strategic pace
- Hoa/Poa: None - NO HOA restrictions on your development vision.
- Improvements: Level terrain, natural vegetation, ready for development
- Access: County-maintained dirt roads (Oak Lane), year-round access
- Water: Well or cistern systems typical (community water may be available)
- Sewer: Septic required for permanent dwellings or long-term RV use
- Electric: Power nearby - contact Navopache Electric )
- Solar Potential: Excellent with 276+ sunny days annually
- Gas: Propane delivery available from local providers
Note: Information presented in this listing is deemed accurate but not guaranteed. Investors are advised to conduct their own due diligence and verify all details independently.
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Location And Setting Overview
Gateway to Arizona's Investment Frontier: Nestled in the Concho Valley Unit 2 subdivision, this 3.12-Acre investment package places you at the doorstep of Arizona's increasingly sought-after White Mountains region. Concho sits at approximately 6,500 feet elevation, a high-desert plateau graced with rolling hills and juniper woodlands where savvy investors are discovering exceptional value before the masses arrive. From these properties, you'll enjoy unobstructed views of expansive skies by day and dazzling starlight at night - exactly the kind of authentic Arizona experience that draws tourists, snowbirds, and remote workers to this region in growing numbers.
The Smart Money is Moving Here: While Flagstaff and Prescott have already seen their land values soar beyond most investors' reach, Concho remains refreshingly affordable - for now. This is the Apache County that smart real estate investors dream about: genuine four-season mountain living at prices that still make sense. The growth trajectory is clear: as Phoenix summers become increasingly brutal and remote work eliminates geographic constraints, the White Mountains region is experiencing steady population increases. Show Low's expansion continues pushing development eastward toward Concho, St. Johns benefits from its position as county seat, and properties between these growth centers stand to capture appreciation from both directions.
Convenient Access with Rural Advantages: Despite the tranquil setting perfect for rental guests seeking escape, these properties maintain practical access for owners and developers. Located off county-maintained roads with direct access to Arizona State Route 61, you'll enjoy year-round reliable access for construction equipment, service vehicles, and future rental guests. Show Low - the regional hub for shopping, dining, contractor supplies, and services - sits just 40 minutes west. St. Johns, the Apache County seat where you'll handle permits and county business, is approximately 29 minutes east. You're also about 2 hours from Flagstaff and under 4 hours from Phoenix, making this an accessible weekend project property or seasonal rental destination that Phoenix-area residents can reach easily for mountain escapes.
Four-Season Income Potential: One of Concho's greatest investment assets is experiencing all four seasons without the extreme harshness that limits usability in other mountain regions. Spring brings wildflowers across the high desert perfect for RV campers and vacation guests beginning their summer travels. Summer days are warm but comfortable (typically 80s°F) with cool evenings - exactly what Phoenix-area residents pay premium rates to escape during the brutal low-desert summer months when temperatures exceed 115°F. Autumn paints nearby forested hills in golds and reds, attracting leaf-peepers and hunters pursuing excellent big game opportunities in surrounding national forest. Winter dusts the landscape with light snow creating postcard scenery, and Sunrise Ski Resort just over an hour away drives winter tourism without the property itself being buried in unmanageable snowpack.
At this elevation, rental operations can function nearly year-round rather than being limited to 3-4 month summer seasons like higher-elevation properties. RV guests can comfortably visit spring through fall (8-9 months), vacation cabins attract summer escapees and winter skiers, and even off-season months offer hunting and solitude that certain market segments actively seek. On average, the area sees over 275 sunny days per year - plenty of Arizona sunshine to keep guests happy and solar panels productive if you pursue off-grid or hybrid power systems.
Tranquil Natural Setting: The land itself offers gentle, level terrain that's exceptionally easy to build on - a massive advantage rarely found in mountain properties. No fighting slopes, no expensive grading, no complex engineering for foundations or septic systems. This flat configuration dramatically reduces development costs while maximizing usable space across all three lots. The properties feature native juniper trees and desert grasses that lend natural beauty and privacy without requiring extensive landscaping. Clean mountain air and very low light pollution mean spectacular starry skies visible every clear night - the kind of authentic "away from it all" atmosphere that vacation rental guests specifically seek and pay premiums to experience.
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Why Three Contiguous Lots Change Everything
The Power of Package Deals: Real estate veterans understand a fundamental truth - three contiguous lots aren't just three times more valuable than one lot, they're exponentially more valuable due to development flexibility and economies of scale. When you control three side-by-side parcels, you control your destiny in ways single-lot owners simply cannot.
Strategic Advantages: You can develop all three as an integrated project creating a cohesive income-generating operation that single lots cannot support - think small RV park, tiny home village, or vacation rental compound with shared amenities. Shared infrastructure across all three lots dramatically reduces per-unit costs. One well or large cistern system serves all three. One septic design potentially incorporates multiple lots. Bulk site preparation costs less per acre. Electrical service runs to all parcels from a single connection point. These shared-cost advantages can reduce total development investment by 20-40% compared to developing three scattered individual lots.
Phased Development Minimizes Risk: Perhaps most importantly for investors concerned about capital exposure, three lots enable phased development that dramatically reduces financial risk. Develop Lot 1 first using your initial capital, generate revenue or establish value through rental income or quick resale, then use proceeds from Lot 1 to fund Lot 2 development with substantially reduced or zero additional capital requirement. This bootstrap approach has built fortunes in real estate - it's how small investors compete with large developers without massive credit lines.
Meanwhile, Lot 3 remains undeveloped during Lots 1 and 2 development, creating minimal carrying costs while you perfect your development model and wait for optimal market conditions. Many successful developers intentionally keep their last parcel undeveloped longest, benefiting from area appreciation driven by their own earlier development.
The Separation Advantage: These parcels are legally separate - you're not buying one 3-acre lot requiring subdivision, you're buying three distinct lots already platted, titled, and independently sellable. Sell one or two lots while retaining others if you need to recover capital or respond to market opportunities. Use one lot personally while developing the other two as income properties. Hold one lot off-market indefinitely as long-term appreciation play while actively marketing the other two. This flexibility is unavailable with single-parcel investments.
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Investment Strategies - Multiple Paths to Profit
Strategy 1 - The RV Site Income Model: Transform these three lots into long-term or short-term RV rental sites with approximate development costs of $10,000-$19,000 per site (grading, utilities, amenities), plus $15,000-$25,000 for shared infrastructure. Total investment: approximately $45,000-$82,000 for complete three-site operation. Long-term monthly rentals ($300-$600/Month per site) generate $10,800-$21,600 annually with 90% occupancy. Short-term nightly rentals ($40-$80/Night) at 50% occupancy generate potentially $21,840-$43,680 annually. Return on investment: 15-33% annually depending on model chosen, with payback periods of 3-6 years before generating essentially pure profit.
Strategy 2 - Tiny Home Community: Capitalize on exploding tiny home movement by developing three-unit village. Total investment: $110,000-$215,000 including infrastructure and three tiny homes. Sales strategy: Sell each tiny home + lot package for $60,000-$100,000 (total revenue $180,000-$300,000), generating $65,000-$85,000 profit over 12-18 month development timeline. Rental strategy alternative: Rent tiny homes as vacation rentals at $80-$150/Night generating $35,040-$65,700 annually (40% occupancy), producing 16-31% annual returns.
Strategy 3 - Vacation Rental Cabins: Build three small cabins sq ft) targeting premium White Mountains rental market. Total investment: $155,000-$295,000 including construction and infrastructure. Rental income: $100-$200/Night at 40-50% occupancy generates $43,800-$109,500 gross annually. After management fees and operating costs, net profit of $25,000-$35,000+ annually represents 10-20% returns plus property appreciation on improved assets.
Strategy 4 - Family Compound: Develop for multi-generational family use. Lot 1 becomes your residence, Lot 2 develops as guest house or family member housing, Lot 3 remains flexible for future needs. This strategy creates legacy wealth while consolidating family housing costs and providing proximity for childcare, eldercare, and shared experiences that financial investments cannot deliver.
Strategy 5 - Buy, Hold, Sell: Simplest approach requiring minimal development. Purchase with owner financing, hold 5-10 years while paying $419/Month, sell when appreciation meets return targets. Conservative 3% annual appreciation grows $18,900 to $25,423 in 10 years. Moderate 5% appreciation reaches $30,780. Even modest improvements (clearing, grading, utility extensions) costing $10,000-$24,000 can increase sale values by $25,000-$40,000 as buyers pay premiums for build-ready lots.
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Recreational Opportunities
Lakes and Fishing - The 15-Minute Advantage: Concho Lake sits just 15 minutes from your properties - close enough that vacation rental guests visit multiple times during stays and RV site tenants fish before breakfast. This 130-Acre spring-fed lake offers year-round fishing with Arizona Game & Fish regularly stocking rainbow trout. Catfish and carp provide summer action. The lake also attracts kayakers, bird watchers, and photographers seeking serene water access without crowds of larger reservoirs.
Lyman Lake State Park (30 minutes) provides 1,500-Acre reservoir with full-service boat launch, swimming beaches, and excellent fishing for bass, catfish, and walleye. No motor size restrictions mean guests can bring speedboats and jet skis. Within 45-60 minutes, dozens of additional alpine lakes offer trophy trout fishing that draws anglers from across the Southwest.
Apache-Sitgreaves National Forest - Your 2 Million Acre Playground: Beginning 45 minutes from your properties, this massive national forest provides the primary tourism driver for the entire White Mountains region. The forest contains hundreds of miles of maintained hiking trails from easy nature walks to challenging peak climbs including Mount Baldy (11,409 feet, Arizona's second-highest peak). Mountain biking trails, scenic drives along the legendary Mogollon Rim, and unlimited dispersed camping create diverse recreation opportunities attracting visitors year-round.
Each September-October, aspens throughout the forest turn brilliant gold creating Arizona's premier fall color display. This 3-4 week period generates massive tourism surge with properties near forest access seeing occupancy rates spike to 90-100% at premium rates - often 20-30% above summer pricing. Smart operators report fall color season generating revenue equal to entire summer despite being just 3-4 weeks long.
Wildlife and Hunting: The White Mountains region produces some of Arizona's finest trophy elk and deer, attracting serious hunters from across the country. Rocky Mountain elk in nearby Game Management Units rival those anywhere in the West, with mature bulls scoring 320-380+ Boone & Crockett points. September archery elk season coincides with bugling rut creating thrilling hunting and wildlife viewing. Mule deer, black bears, wild turkeys, and pronghorn antelope provide diverse hunting opportunities across multiple seasons.
Hunters represent premium rental guest segment: they book extended stays (5-10 days), visit during shoulder seasons (September-November) when other properties struggle with occupancy, tolerate more basic accommodations than leisure travelers, and return annually creating loyal repeat guest base. Properties offering equipment storage, game processing areas, and quiet settings command premium rates from hunters willing to pay $150-$250+ nightly during hunting seasons.
Beyond big game, the area supports abundant wildlife including mule deer frequently visible on properties themselves, wild turkeys in wooded draws, countless bird species from hummingbirds to golden eagles, and smaller mammals creating constant nature encounters that vacation rental guests mention prominently in reviews.
Winter Sports: Sunrise Park Resort sits just over an hour from your properties, offering 65+ ski runs across 1,200 skiable acres - Arizona's largest ski area. The resort averages 250+ inches of annual snowfall creating reliable December-March ski season. Your properties offer quieter, more affordable alternative to expensive on-mountain lodging, capturing Phoenix-area residents seeking weekend ski trips and families wanting snow play without resort crowds.
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Building And Development Options
Flexible Zoning for Multiple Strategies: Agricultural Residential (Ar) zoning offers exceptional investor flexibility. Residential dwellings allowed including site-built homes, manufactured homes, and tiny homes. RV use permitted up to 30 days annually without permits; longer-term RV dwelling allowed with septic installation - critical for RV site rental strategy. Multiple structures per lot generally permitted including dwellings plus workshops, storage buildings, and guest houses. Agricultural uses including gardens, small livestock, greenhouses, and orchards provide options for agritourism or farm-stay rental models.
Most importantly: NO HOA means no architectural review delays, no HOA fees cutting into returns, no restrictions on rental activities, and no limitations on vehicles, RV parking, or signage. This freedom is increasingly rare as most Arizona subdivisions implement HOAs.
Utility Infrastructure Reality: Power lines run through Concho Valley subdivision with connection costs of $2,000-$10,000 depending on distance to nearest transformer. Alternative solar systems ($15,000-$25,000 for 5kW) eliminate ongoing electric bills and provide marketing advantage as "100% solar-powered" properties command premium rates.
Water represents the largest infrastructure cost. Drilled wells typically cost $15,000-$30,000 depending on depth feet common in area). Smart investors developing multiple lots drill one larger shared well serving all three properties, dramatically reducing total costs. Alternative cistern systems ($2,000-$6,000 plus water hauling at $100-$200/Load) minimize upfront investment, allowing properties to generate revenue before committing to well drilling.
Septic systems required for permanent dwellings cost $6,000-$12,000 per lot on favorable flat terrain like yours. Level lots dramatically reduce septic costs versus sloped properties requiring complex engineering.
Development Timeline: Raw land hold requires zero development - simply pay minimal taxes ($150-200 annually) while property appreciates. Basic improvements (clearing, grading, boundaries) take 1-3 months. RV site development requires 2-4 months per site. Tiny home installation takes 4-8 months. Cabin construction requires 6-12 months depending on size and complexity. Realistic phased timeline: Year 1 - purchase and develop first unit, Year 2 - operate first unit while developing second, Year 3 - achieve full three-unit operation.
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Investment And Market Analysis
Value Trajectory - Buy Low, Benefit Later: The White Mountains market offers exceptional affordability relative to similar Arizona mountain communities. Comparable lots in Flagstaff or Prescott cost many times more. Apache County provides the same four-season climate and outdoor recreation at fraction of the price. As more remote workers and retirees discover this region, demand will drive values higher. Recent data shows Concho area appreciation averaging 3-5% annually, outpacing many urban markets.
Your three-lot package sits at ground floor of this trend. Raw lots worth $6,000-$7,000 each become improved sites worth $15,000-$25,000 each once developed with utilities. Small cabins sell for $75,000-$130,000, tiny homes for $60,000-$95,000. These comparable sales validate the development return projections in earlier strategy sections.
Ultra-Low Holding Costs: Annual property taxes of approximately $150-$200 for all three lots create minimal carrying costs - you can comfortably hold indefinitely without financial pressure. No HOA fees. If using owner financing, just $419/Month. Compare this to urban investment properties with $3,000-$8,000 annual taxes, HOA fees of $500-$2,000 annually, or financed properties with $1,000-$2,000 monthly mortgage payments. Your minimal holding costs create optionality - you're never forced to sell during down markets.
Multiple Exit Strategies: Sell raw for appreciation gains if market conditions favor. Develop one or more lots and sell improved for substantial profits. Operate as rental income property generating ongoing cash flow. Create family compound serving multiple generations. The three-lot configuration provides flexibility unavailable with single parcels.
Infrastructure Instant Equity: Properties with nearby utilities are dramatically more valuable than raw land requiring tens of thousands in utility extensions. Your lots' proximity to power and potential community water substantially increases desirability and reduces buyer barriers to development. This infrastructure access represents built-in equity often overlooked by investors focused solely on land prices.
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Off-Grid Potential
The Modern Off-Grid Opportunity: Growing demographics seek off-grid or semi-off-grid properties including remote workers earning urban salaries but wanting lower costs, retirees minimizing fixed expenses, preparedness-focused individuals valuing independence, environmental enthusiasts seeking sustainable living, and vacation rental guests paying premiums for unique "off-grid experience" accommodations.
Solar Economics: Arizona's 276+ sunny days make off-grid systems economically attractive. A 5kW system costs $18,000-$28,000 but eliminates ongoing electric bills while properties marketed as "100% solar powered" command 10-20% higher rental rates. Grid connection 500+ feet away might cost $15,000-$25,000 plus monthly bills - solar often makes more financial sense while providing marketing differentiation.
Water Independence: While wells represent standard approach, cistern systems with hauled water ($5,000-$10,000 investment) maintain lower upfront costs. Rainwater harvesting during monsoon season can supplement stored water. Hybrid approaches install cisterns initially while property generates revenue, then drill well later if economics justify.
Off-grid properties appeal to buyer segments other investors cannot access, creating less competitive resale markets and potentially faster sales when you exit.
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Owner Financing - Your Path to Investment Land
No Bank, No Problem: Traditional banks won't finance raw land. We offer owner financing designed for investors seeking affordable entry into Arizona real estate.
Simple, Transparent Terms:
Cash Price: $18,900
Easy Financing:
- Down Payment: $399
- Documentation Fee: $199
- Total Due Today: $598
- Monthly Payment: $399/Month
- Loan Term: 72 months (6 years)
- Note Maintenance Fee: $20/Month (plus prorated taxes)
- Total Monthly: $419
Control 3.12 acres for just $598 down and $419/Month - incredible leverage. No credit checks, no bank hassles.
No Prepayment Penalties: Pay off early anytime with zero penalties. Many investors accelerate payments after generating profits.
How It Works - Simple and Fast:
Step 1: Explore - Review this detailed listing with maps, zoning, utilities, and investment strategies.
Step 2: Review - Examine property information. Visit if possible using provided GPS coordinates.
Step 3: Choose - Cash ($18,900) or financing ($598 down, $419/Month) - whatever fits your strategy.
Step 4: Make It Official - Reserve online or by phone. We handle paperwork and record deed. Process completes in 1-2 days. 100-Day guarantee: change your mind within 100 days, we'll refund principal or help exchange for another property.
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Take Action - Your Investment Begins Now
Investment Opportunity Summary: Three contiguous lots (3.12 acres) in growing White Mountains recreation market. Level terrain reducing development costs. No HOA restrictions. Near utilities minimizing infrastructure costs. Multiple proven strategies with realistic returns. Owner financing requiring just $598 down and $419/Month. 100-Day satisfaction guarantee. Located in area benefiting from Phoenix growth, remote work revolution, and recreation economy expansion.
Why This Won't Last: Multi-lot packages offering this combination rarely reach market. Your opportunity to acquire three contiguous lots at single bulk price represents timing advantage disappearing once sold.
Simple Next Steps: Review listing thoroughly, visit property if possible, contact us with questions, decide between cash or financing, reserve your package, begin planning development.
100-Day Guarantee: We're confident this represents exceptional value. If you change your mind within 100 days, we'll refund principal or help exchange. We want you completely satisfied.
Your Path to Wealth: This package provides exactly what small investors need: accessible entry, multiple value-creation strategies, low carrying costs, hard asset inflation protection, and income potential.
Find Your Land, Secure Your Future: This isn't just three lots - it's your opportunity to control investment destiny, create income streams, build equity, and participate in Arizona's promising White Mountains growth. Take action today or watch another investor claim this package while you continue searching for "perfect" opportunity that never materializes.
Start living wild - your investment journey begins today.
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Information provided is deemed reliable but not guaranteed. Investors should perform own due diligence and verify all details independently. Property details including zoning, utilities, development costs, and rental projections were accurate at listing but may change. Contact Apache County offices, visit property, research costs and markets, obtain contractor quotes, and conduct necessary inspections. Consult tax, legal, and financial advisors. Past performance and projections are not guarantees of future results. We're here to guide you through smooth purchase and help analyze your strategy. Your success is our priority.
Land Maps & Attachments
Directions to Land
Directions to Land
FROM PHOENIX (approximately 3 hours 35 minutes, 214 miles):
Take I-17 N from Phoenix toward Flagstaff for approximately 100 miles to exit 289 for AZ-260 E toward Payson. Turn right onto AZ-260 E and continue approximately 90 miles through Payson toward Show Low. In Show Low, AZ-260 E becomes AZ-60 E. Continue on AZ-60 E toward St. Johns. Near Concho, turn left onto AZ-61 N. Continue on AZ-61 N approximately 1.5 miles. Turn right onto Concho Creek Drive, follow as it curves, then turn right onto Oak Lane. Properties located side-by-side on Oak Lane. GPS: 34.445990, -109.608782
FROM SHOW LOW (approximately 40 minutes, 38 miles):
Head east on AZ-260 which becomes AZ-60 E. Near Concho, turn left onto AZ-61 N for approximately 1.5 miles. Turn right onto Concho Creek Drive, follow as it curves, turn right onto Oak Lane. GPS: 34.445990, -109.608782
FROM ST. JOHNS (approximately 30 minutes, 19 miles):
Head west on AZ-61 W for approximately 14 miles. Turn right onto Concho Creek Drive, follow as it curves, turn right onto Oak Lane. GPS: 34.445990, -109.608782
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