Escape to Arizonas High Desert
60 County Road 3046 : Concho, AZ 85924
Apache County, Arizona
Land Description
Looking to get off-grid and still stay connected to the beauty of the American Southwest? This beautiful 1.2-Acre lot in Apache County, Arizona gives you just that - room to roam, sky for miles, and land you can actually use. With flat terrain and wide-open views, it's a blank canvas for your homestead, cabin, or weekend getaway. Whether you're into horses, RV living, or just craving a quiet place to breathe, this land gives you freedom without the frills.
Located in the high desert near the small town of Concho, you'll find peace without being too far from adventure. Spend your days exploring the otherworldly Petrified Forest National Park or hiking through nearby Dido Canyon. In the evenings, you can watch the sun rise over the mountains, build a fire under the stars, and enjoy the silence that only this kind of land can offer.
This is real land with real potential. No crowded neighborhoods, no noise, and no limits on your imagination. You can camp, build, or just hold onto it for the future - it's your land to shape. Whether you're looking to unplug or set up something more permanent, this spot is ready when you are.
We are open to owner financing as well - here is what that would look like:
- Total Money Down: $599($349 downpayment + $250 closing cost)
- Monthly: $294/Month for 84 months
See Info below.
- Subdivision: Park Show Low 02
- State: Arizona
- County: Apache
- Zip:
- Size: 1.2 acres
- Parcel: 107-12-488
- Legal Description: Subdivision: Park Show Low Unit 2 Lot: 488
- Approximate Lat/Long Coordinates:
34.329, -109.7522 Ne
34.3282, -109.7516 Se
34.3279, -109.752 Sw
34.3286, -109.7525 Nw
- Annual Taxes: Approximately 12.52/Year
- Zoning: Agriculture General (Ag)
--- Permitted property uses: One single-family dwelling, Breeding, Raising, Training, and feeding of horses, etc. (Please see the attached file for more details).
--- Tent camping is permitted for up to 30 days out of the year, and campers/trailers/RVs, up to 90. Camper must dispose of waste & trash properly.
--- Mobile Homes are allowed with a permit. They cannot be older than 15 years.
--- All buildings must be completed within 120 days. Building permit lasts up to a year.
- Hoa/Poa: No
- Improvements: None
- Access: County Rd 3046
- Water: Would have to drill a well or alternative.
- Sewer: Would have to install a septic system.
- Utilities: Could have to contact Navopache Electric Co-Op or use alternative power.
1.2-Acre Off-Grid Oasis in Apache County, Az
Location and Setting Overview
High Desert Escape with Big Skies: Nestled in the high plains of northeastern Arizona, your 1.2-Acre lot offers wide-open views and room to roam beneath an expansive sky. Located in Apache County's serene Concho Valley region, this property sits around 6,000 feet elevation, giving you crisp, clean air and moderate temperatures year-round. The land is blessed with abundant sunshine (Arizona enjoys some of the sunniest weather in the country) and cool star-filled nights, making it ideal for both solar power and stargazing. From your property, enjoy panoramic vistas of distant mesas and hills that glow in the brilliant Southwestern sunsets, with no city lights to dim the nightly spectacle of the Milky Way.
Convenient Access Yet Total Privacy: Situated off a well-maintained County Road 3046, the property strikes the perfect balance between accessibility and seclusion. You can reach the charming rural community of Concho in about 10-15 minutes for basic supplies and gas, while the larger town of Show Low is roughly 30-40 minutes west, offering supermarkets, restaurants, hardware stores, and a regional medical center[1]. Major highways like Az-61 and Us-60 are within easy reach, connecting you to surrounding areas without infringing on your peace and quiet. Year-round road access means you can come and go easily in any season - whether you're hauling building materials for your future home or towing a camper for a weekend stay, getting to your land is straightforward and reliable.
Scenic Arizona High Country Setting: Your property lies in the heart of the Colorado Plateau's high-desert landscape, characterized by gentle rolling terrain and a mix of native grasslands and juniper trees. The soil is generally sandy loam, which means good drainage for building and septic, as well as easier digging for any future improvements. The land's level to very gently sloping topography provides multiple ideal building sites and panoramic orientations. You'll find patches of sagebrush, wildflowers in spring, and hardy desert grasses - a blank canvas of natural beauty ready for your vision. Clear 360° views in every direction let you watch the sunrise over distant mountains and end your days with unforgettable sunsets that paint the sky in hues of gold, purple, and red.
Historic Concho Valley Locale: This lot is part of the historic Concho Valley/Show Low region, an area steeped in Arizona pioneer heritage. In fact, Concho is one of Arizona's oldest settlements - it was first settled by Hispanic homesteaders from New Mexico in the mid-1800s and later grew into a thriving farm town that was even considered as a site for the state capital[2]. Today, “Old Concho” village remains a quaint community along State Route 61, while the surrounding Concho Valley development (established in 1971) opened up the surrounding highlands for rural homes and ranches[3]. Owning land here means joining a tradition of independent living that dates back over 150 years, in a place where people value their open space and self-sufficient lifestyle. There's a true sense of freedom in this area - you're living your way, on your land, surrounded by the history and spirit of the Old West.
Park Show Low Subdivision - Rugged Roots: Your parcel lies within the Park Show Low Unit 2 subdivision, a rural community originally platted to offer affordable mountain retreats near the amenities of Show Low. (The town of Show Low itself is named after a legendary poker game in 1876 in which a ranch deed was won by “showing the low” card - a deuce of clubs, an event commemorated by the town's main street name[4].). Park Show Low carries on that frontier ethos of betting on yourself and living on your own terms. Here you'll find a neighborhood of large 1+ acre lots with no pesky HOA or excessive regulations. A few homesteads and cabins are scattered in the area, but much of it remains undeveloped, giving you a private, quiet environment. You'll feel far removed from crowds and congestion, yet you have friendly neighbors within shouting distance should you ever need a helping hand - the ideal mix of privacy and community in a country setting.
Mild Four-Season Climate: Unlike the scorching low deserts of Phoenix, this high-country location enjoys a comfortable four-season climate. Summer days are typically in the 80s°F with low humidity, and it cools off nicely at night - perfect for sitting around a campfire or sleeping with the windows open. The winters are moderate, with daytime highs often in the 40s-50s°F and nights below freezing. You'll get a picturesque dusting of snow a few times each winter, but heavy snowfall is rare and it usually melts under the strong sun within a day or two. Spring brings blooming wildflowers and fresh green shoots across the grasslands, while autumn paints the high desert with golden hues on the cottonwoods and a crisp chill in the morning air. With over 250 sunny days a year, you'll rarely lose time to bad weather - whether you're building, exploring, or simply relaxing on the porch, the climate is on your side.
Clean Air and Dark Skies: Apache County is known for its clean, smog-free air and exceptionally dark night skies. At this location, far from big-city lights, you can see the Milky Way splashed across the heavens on any clear night. The area's dry air and high elevation create perfect conditions for astronomy and astrophotography - imagine setting up a telescope on your own land and exploring the stars and planets. By day, the air clarity makes for stunning long-distance views; you can often see mountain ranges 50+ miles away with crystal detail. This kind of environment is not just beautiful - it's also healthy and refreshing, contributing to a lifestyle where you truly feel connected to nature and the elements.
Recreational Opportunities
Local Hiking and ATV Trails: If you love hiking, off-roading, or horseback riding, you'll find plenty of open country to roam in the immediate area. Just 15 miles from the property is Dido Canyon, a scenic rugged area perfect for day hikes and ATV exploration through high desert ravines and ridges. Countless dirt roads and trails branch out from the Concho region, offering everything from easy Jeep tracks to more challenging backcountry routes. You can ride ATVs or dirt bikes directly from your property and access a network of trails that spans for miles, connecting to state trust lands and BLM areas. With no HOA and no strict rules on your land, you can even set up your own off-road course or private hiking paths. Every weekend can be a new adventure - one day you might be discovering a hidden arroyo or old cattle trail, and the next day summiting a knoll with a 360-Degree view of the surrounding valleys. The freedom to explore is unlimited here, and it's all right outside your doorstep.
Lakes and Fishing Fun: For water recreation, you have some great options within a short drive. Only about 5 miles away in “Old Concho” is Concho Lake, a 60-acre reservoir at 6,300' elevation that's a local favorite for fishing and boating[6][7]. The lake is stocked each spring with catchable rainbow trout by Arizona Game & Fish, and as the weather warms it's home to bass, catfish, carp, and sunfish for summer angling[6]. It's an idyllic spot to launch a small boat, kayak, or float tube (there's a public boat ramp and informal shoreline access) and spend a peaceful morning casting a line. The trout bite best in spring and early summer, while channel catfish provide a fun fight on summer evenings[6]. Even if you're not fishing, Concho Lake is great for a picnic or easy camping trip by the water's edge. For more water adventures, Lyman Lake State Park is about 30-40 minutes to the east near St. Johns. Lyman Lake is a much larger reservoir (1,500 acres) where you can boat, water-ski, swim, and camp with full facilities. Between Concho Lake's quiet charm and Lyman Lake's bigger waters, you'll have plenty of opportunities to cool off, catch fish, and enjoy waterfront fun under the Arizona sun.
White Mountains & National Forest Access: Drive just 30 minutes south and you'll start ascending into the Apache-Sitgreaves National Forest, a vast expanse of mountain pine forests, cool streams, and alpine meadows. The forest and the broader White Mountains region offer world-class outdoor recreation - and it's all within easy reach for a day trip or weekend excursion. In summer, you can escape the heat by hiking among tall ponderosa pines or mountain biking on dozens of forest trails. Favorite hikes like the Mogollon Rim Trail or vistas from Greens Peak are a short drive away. The forest is dotted with lakes and streams teeming with trout (try fishing at Fool Hollow Lake or Show Low Lake near Show Low, or head a bit further to Scott Reservoir or Willow Springs Lake). Camping opportunities are endless, from developed campgrounds to remote dispersed sites. When winter comes, the White Mountains become a playground for snow sports - about an hour's drive south, the Sunrise Park Resort on the Fort Apache Reservation offers downhill skiing and snowboarding with 65 runs and an average 200+ inches of snowfall. If skiing isn't your thing, you can still enjoy cross-country skiing or snowshoeing on forest roads or simply take a scenic winter drive to see snow-capped peaks. Living here, you have a gateway to Arizona's mountain recreation without the high price tag of living in a tourist town. You can choose your adventure: cool off in the pines on a summer afternoon or build a snowman in January, then return to the comfort of your own off-grid retreat.
Wildlife and Hunting
Mule Deer and Elk: Mule deer are abundant in the region, particularly in the transitional areas where desert grassland meets juniper and pinyon woodlands. You may spot mule deer right on or near your property, especially at dawn or dusk as they move to graze. The bucks in this area can grow impressive antlers thanks to good feed from both prairie forage and nearby irrigated fields. Rocky Mountain elk also inhabit Apache County in significant numbers, mainly in the forested higher elevations to the south. During cooler months or drought periods, elk will sometimes wander down toward the valleys. While your land is on the edge of prime elk country, major elk hunting units (like 3A/3C and 4B) are within a short drive - meaning you could use your property as a base camp for elk season, heading to the nearby mountains for the day's hunt and returning to your own comfortable camp by night. Hearing an elk bugle echoing from the distant forest on a still September evening is a magical experience you just might get to enjoy from your front porch.
Small Game and Bird Hunting: If you enjoy upland bird hunting or small game, you'll find plenty to do on your acreage and the surrounding public lands. Cottontail rabbits thrive in the brushy draws and are great for a beginner's hunt or a camp stew. In wetter years, mourning doves and quail can be found around water sources or sage flats - offering some fun wing-shooting in season. The wide-open country is also perfect for some long-range target shooting or sighting in rifles (always observing safe backstops and local regulations, of course). For a different challenge, predator calling for coyotes is popular here, especially in winter months; calling in a keen Arizona coyote under the moonlight is an adrenaline rush and helps keep the predator population in check. Whether it's pursuing game or just observing, the sheer variety of wildlife around means you're never short of outdoor engagement on this property.
Building and Development Options
Freedom to Build Your Dream: This property's Agricultural General (Ag) zoning and lack of HOA restrictions give you exceptional freedom in how you develop and use the land. You can design and build virtually any type of single-family residence you envision - whether that's a custom site-built home, a cozy log cabin, a modern prefab house, or even a manufactured/mobile home (Apache County allows manufactured homes as long as they are 15 years old or newer and meet HUD standards). Want to build a rustic off-grid cabin or a trendy tiny house? Go for it - there's no minimum square footage in the ordinance beyond what's needed to meet basic safety codes, so a well-built 600 sq. ft. tiny home or a larger rammed-earth eco-home would all be welcome on this land. You're not stuck with cookie-cutter designs here; you have the creative liberty to make the home yours. And with 1.2 acres, you have ample space to orient your home for the best views and privacy, while still retaining room for outbuildings, gardens, and outdoor living.
Multiple Structures Welcome: On 5, 6, 7... up to 10-acre rural parcels, having accessory structures is often key - and on this 1.2-Acre, you still have plenty of room to add what you need. The county zoning is friendly to multiple outbuildings and agricultural structures. That means you can plan for a detached garage or workshop, a barn or stable if you intend to keep animals, a greenhouse for year-round gardening, or a storage shed for tools and ATV toys. Unlike restrictive city lots, here you won't need to ask anyone's permission (aside from pulling the standard building permits) to add a second shed or a carport or to park an RV. Do you dream of a private art studio with a view of the mesas? Or perhaps a guest bunkhouse for friends and family to visit your desert retreat? All of that is possible. With smart placement, you can create a homestead compound that remains visually pleasing and functional - imagine a main house flanked by a barn and a small guest cabin, all tucked into the landscape with a circular driveway connecting them. Your acreage truly can be molded to fit your lifestyle and needs as they evolve.
Off-Grid or On-Grid - Your Choice: The property is perfectly suited for off-grid living, but you also have on-grid options available. Electricity lines run in the area (Navopache Electric Co-op serves this region), and the utility can potentially extend service to your lot if you prefer traditional power. Or, take advantage of the 300+ days of sun and set up a robust solar power system with battery backup - many folks in the Concho area do just that, enjoying no electric bills and reliable power independent of the grid. Propane gas delivery is common for heating and cooking (or you can use all-electric appliances with solar). Internet/phone: Cellular service is generally available (3G/4G coverage from major carriers), and for broadband, many rural residents are now using satellite internet (Starlink, Viasat, etc.) to get high-speed connectivity for working from home or streaming. You can truly have the best of both worlds: tech connectivity in the comfort of your off-grid home.
Water and Waste Solutions: Water in this area is typically via private well or hauled water, since municipal water lines haven't reached the rural subdivisions. You have the option to drill a well on your land - well depths in the Concho region can vary, but many are in the 100-300 foot range to tap the aquifer. Once drilled, a well provides you with your own independent water supply (and yes, all that sunshine is perfect for a solar-powered well pump.). Alternatively, some owners opt to haul water from town and store it in large cistern tanks on-site, an economical solution if you're using the property recreationally or as a part-time residence. For sewage, a septic system would be installed; the flat terrain and loamy soil are favorable for standard septic leach fields[19]. When you're ready to build, you'd have a percolation test done and then install a septic tank and field per county permit - a straightforward process common to most rural builds. The good news is no sewer fees and you're in control of your waste management. With a proper septic and a greywater recycling setup for irrigation (if you choose), you can live comfortably and sustainably out here.
Building Permits and Timeline: Apache County's building permit process is known to be user-friendly and geared toward helping rural owners. Once you submit plans for your home and they meet basic building code, you can get your permit and start construction. One county requirement to note: after getting a building permit, you should complete the exterior of the home within 120 days (essentially 4 months)?User's data?. This policy is to prevent half-finished structures from languishing - it encourages folks to finish their dwelling in a timely manner. However, you can request extensions or work with the county if unforeseen circumstances arise, and the initial permit is typically good for a full year (with renewal options) to complete the entire project. If you're not ready to build immediately, that's okay too - there's no time limit to build by the county for vacant land. You can hold the property as long as you want without improving it, or use it recreationally in the meantime, until you're prepared to break ground on your dream home.
RV Living and Camping: One of the huge perks of this property is how immediately usable it is, even before you build anything. Camping and RV use are allowed under the county rules: you can tent camp for up to 30 days per year on the property, and you can bring your RV or travel trailer for up to 90 days in a year without needing a long-term permit[20]. If you want to stay longer while building a home, you can apply for an RV dwelling permit good for extended periods during active construction. This flexibility means you can set up a base camp on your land right away - park your RV under the stars, use the land for weekend getaways, or even live on-site seasonally as you gradually develop the property. Many owners do this to save money and truly soak in the land before deciding on a home site or design. With the mild climate here, you'll find that 3-season camping is very pleasant, and even winter camping is doable with the right gear (and perhaps a propane heater.). Build a picnic table, fire ring, or even a small storage shed on the property, and you've got yourself a perfect little off-grid retreat to enjoy this spring, not years down the road.
Agricultural Potential - Horses & Hobby Farm: With AG zoning comes the allowance for agricultural uses, which opens up a lot of possibilities. You are permitted to keep livestock such as horses, goats, chickens, etc., for personal use. If you've dreamed of having horses, this property can be your opportunity - there's nothing quite like saddling up and riding out across the Arizona high country from your own land. The acreage is enough to fence for a couple of horses or other animals, and the area's sparse traffic and wide spaces are very horse-friendly. Maybe you envision a little hobby farm: a vegetable garden, a greenhouse, some fruit trees, and a flock of free-range chickens pecking around - all of that can be done here. The soil, being a sandy loam, can grow hardy crops (think potatoes, beans, squash, and cool-season greens), especially with a bit of composting and water from your well or rain catchment. Greenhouses do extremely well given the ample sun, extending your growing season through the winter. Also, raising a few goats or a dairy cow is possible if you desire fresh milk and cheese; goats in particular thrive in the high desert environment, helping keep weeds down and providing rich milk. Agricultural exemption on property taxes may be available if you use the land for bona fide farming - which could further reduce your already low taxes (currently about $12.52 per year, which is next to nothing). In short, this land invites a self-reliant lifestyle - whether that's a full micro-farm or simply space for a big garden and some critters, you have the freedom to make it as “green” and productive as you want.
No HOA and Minimal Restrictions: It's worth emphasizing - there is NO HOA or POA associated with this property. You won't have any dues to pay, nor any overbearing HOA board telling you what color to paint your house or whether you can park your camper. The only guidelines are the county's basic zoning and building safety codes. This is a huge advantage for anyone seeking the least hassle and ongoing cost in land ownership. Want to store your RV or boat on-site year-round? Fine. Decide to build a workshop before your house? Go ahead. Enjoy target shooting or archery on your land? Safely done, that's your right out here. Many buyers specifically seek out these Apache County parcels because of that freedom. It hearkens back to the old homesteading days - it's your land, so you live on it as you see fit, while of course being a good neighbor and citizen. The peace of mind that comes with knowing “I won't get a letter because my grass is too tall” is priceless. Instead of worrying about compliance, you can focus on creating your ideal homestead.
Climate and Terrain
High-Desert Climate Advantages: The property is located in a semi-arid high-desert climate that offers many advantages for outdoor living and sustainability. Summers are warm but not extreme, with average highs in the mid-80s°F and very low humidity - so even on the hotter days, it's a dry heat that's much more tolerable than the humid South or the scorching Phoenix basin. The elevation around 6,000 feet means nights cool down into the 50s and 60s, providing natural air conditioning. You can comfortably enjoy evenings outdoors without swarms of mosquitoes (the dry climate keeps bug populations lower) and sleep soundly in cool night air. Winters are mild compared to many parts of the country: daytime highs often reach the 40s or 50s°F in December-February, meaning you can still do projects outside or take hikes in the afternoon sun. At night, temperatures drop below freezing, and yes, you'll get some light snow - typically a few inches that create a postcard scene but usually melt within a day or two when the sun comes out. The area averages around 10-12 inches of precipitation annually, much of that coming from the dramatic summer monsoon storms. In July and August, afternoon thunderstorms sweep through, bringing brief downpours that green up the desert and cool off the evenings. You'll experience the thrill of watching distant lightning dance across the sky, and then enjoy the fresh, rain-scented air as storm clouds give way to glowing sunsets. This balanced climate - with four distinct seasons, none of them too harsh - means you can truly utilize your land year-round, whether it's working on building in spring, gardening in summer, ATV riding in fall, or sitting by a fire pit under crystal clear winter stars.
Topography and Drainage: Your 1.2-Acre lot features generally level terrain with a gentle slope that ensures good drainage. This is important for both building and land use. You won't be dealing with steep grades - making it easier to grade a driveway, build a foundation, or create useable yard space. At the same time, the slight contours of the land allow rainwater to run off appropriately (no water pooling). Many folks in the area take advantage of these gentle slopes to do water harvesting - for instance, creating swales or berms to direct rainwater to garden areas or into catchment basins for later use. The land's orientation offers multiple building site choices: perhaps you want your cabin on the high point for maximum view, or maybe tucked near a group of junipers for natural windbreak and privacy. Either way, you have options. The property boundaries are approximate dimensions of 160 x 330 feet, giving you a rectangular plot to work with. You can position a home, for example, 100 feet back from the road to minimize dust and maximize views, and still have a huge “back yard” section for other uses. If you're interested in solar design, the relatively flat terrain makes it easy to face your home true south or southwest for passive solar gain. Also, installing things like septic or fencing is simpler on level ground - less earthwork means lower costs when the time comes to improve the property.
Vegetation and Soil: The property's vegetation is typical of the high country desert grassland. You'll find patches of grasses, wildflower shrubs, and hardy perennials that turn green with the summer rains. Scattered across the lot are likely a few juniper trees or pinyon pines (these evergreens are common in the area, providing a nice touch of green year-round and shelter for birds). There may also be some sagebrush or rabbitbrush, adding that wonderful desert sage aroma after rains. The vegetation is not so dense as to impede building - in fact, it's relatively easy to clear a driveway or a homesite, since you're mostly dealing with low grasses and the occasional small tree. You can selectively keep certain trees for shade or aesthetics, and clear others as needed. The soil, as mentioned, is a sandy loam with some caliche common in the Southwest. It's generally easy to dig, which is great when you install septic or plant trees (no solid bedrock to jackhammer through.). This soil type, combined with the gentle terrain, also means low erosion risk - your land isn't going to wash away in a heavy storm. And if you plan to garden or landscape, you'll find that with some amendments (compost, manure), the soil can grow a surprising array of plants. Many locals successfully grow veggies and even small orchards (think hardy fruit trees like apples and peaches) by building the soil health. Essentially, you've got a fertile foundation to create the landscape you want, from a natural desertscape with native plants to a lush little permaculture garden, thanks to the cooperative soil and topography.
Off-Grid Living Potential
Solar Energy Paradise: If you've ever dreamed of off-grid living, this property provides an ideal canvas to make it a reality. At ~6,000 feet elevation with clear skies and intense sun, solar panels here operate at high efficiency. The cool air at this altitude actually helps solar panels run more efficiently than in lowland heat, so you get excellent output. With an average of 280+ sunny days per year in this region, you could generate ample power for a modern household with a well-sized photovoltaic array. Many off-grid homes in Apache County run entirely on solar, storing energy in battery banks to use at night. Imagine powering your lights, fridge, and electronics with clean energy straight from the Arizona sun, and never worrying about an electric bill or grid outage. There's also plenty of space on 1.2 acres to set up a ground-mounted solar array (or put panels on your future rooftop). Additionally, the area's moderate breezes make wind turbines a viable supplemental option - a small wind generator can keep charging your batteries on those occasional overcast days or overnight when the wind picks up. By combining solar and perhaps a wind turbine, you can create a robust, redundant power system that keeps you comfortably off-grid without sacrificing modern conveniences.
Independent Water Systems: Water independence is a key part of off-grid life, and you have multiple solutions available. Drilling a private well would give you a year-round supply of groundwater - and thanks to the great sun exposure, you could even use a solar-powered well pump, meaning your water is drawn up for free each day by the sun. If a well isn't immediately in the budget, many people in the area use water catchment and hauling. You can set up rainwater harvesting from your rooftop - with 1.2 acres, you could also grade a small collection area to channel rain into a pond or cistern. Those dramatic summer monsoons can fill large barrels or tanks very quickly. For hauling, you can install a 1,500-2,500 gallon water tank (which costs relatively little and can be buried or kept above ground), then either hire a local water truck to fill it periodically or haul your own from a town filling station. Concho and St. Johns both have water stations where, for a few cents a gallon, you can fill up containers. Many off-grid folks have a small utility trailer with a water tank they use for this purpose. With some planning, you'll always have a comfortable reserve of water on hand for drinking, bathing, and watering plants. And remember, no monthly water bill - you are your own water company.
Heating, Cooking, and Cooling: In an off-grid setup, propane often becomes the go-to fuel for heating and cooking, and it works great out here. You can have a propane tank (above or below ground) and get deliveries from local suppliers. Propane fuels wall heaters or central furnaces, kitchen ranges, on-demand hot water heaters, and even refrigerators designed for off-grid use. It's a clean-burning fuel and readily available. For those who love the ambiance of wood heat, a wood-burning stove is a fantastic option - and with your own land, you can even harvest deadwood or purchase firewood from nearby sources. A cozy wood stove can easily heat a well-insulated small home through the winter, and nothing beats the comfort of a wood fire on a cold night. For cooling in the summer, the good news is at this elevation, many off-grid homes find they don't need energy-intensive air conditioning - a combination of good insulation, strategic shade, and simply opening windows during cool nights keeps a home pleasant. However, if you wanted AC, modern high-efficiency mini-split systems can run on solar with sufficient panels and batteries. Many people use evaporative coolers (swamp coolers) as an off-grid-friendly cooling method, which works well in the dry climate and uses minimal power. Off-grid doesn't mean sacrificing comfort: you can enjoy hot showers, a warm home in winter, a cool breeze in summer, and a fully functional kitchen - all powered by your own independent energy and fuel systems.
Waste Management: Living off-grid means handling waste responsibly. As noted, you'll install a septic system for sewage, which once in place operates passively to treat wastewater on-site. This frees you from monthly sewer fees and is very low-maintenance (just periodic pumping every few years). For trash, Apache County has waste transfer stations and services, or you can manage your waste by composting organic matter and periodically hauling trash to a nearby facility. Many rural residents also burn paper trash in a safe burn barrel (observing fire safety of course) or find creative ways to recycle and reuse materials. There's a certain pride in knowing you're minimizing waste - maybe you'll set up a compost system for food scraps to feed your garden, or repurpose shipping pallets into furniture. Off-grid living tends to inspire a more sustainable, zero-waste mindset. And with no city telling you what to do, you can implement the systems that make sense for you. Want a composting toilet as a backup or primary system? You can do that. Interested in greywater recycling (using sink/shower water to irrigate plants)? Perfectly legal here with simple precautions. By designing your homestead's systems, you not only reduce your environmental footprint but also gain confidence and independence in managing your own needs.
Investment and Market Analysis
Affordable Land in a Growing Region: Arizona continues to be one of the fastest-growing states, and while much of that growth is in cities like Phoenix and Flagstaff, savvy investors and lifestyle buyers are looking to regions like Apache County for affordable land with potential. Compared to the sky-high prices of land in central Arizona, this 1.2-Acre lot is extremely budget-friendly. Yet it offers something money can't easily buy in the city: freedom, space, and natural beauty. As remote work becomes more common and people seek escape from crowded urban areas, rural properties have seen increased demand. The White Mountains and northeast Arizona area, with its cooler climate and outdoor recreation, is poised to benefit from this trend. Similar lots near Show Low or in Navajo County often sell for significantly more - here you're getting in while prices are still low. The trajectory for land values in this area has been upward, steadily but surely, as more people discover the secret that you don't have to be a millionaire to own a piece of Arizona's high country. In short, this land is not just a wonderful place to enjoy now, but also a long-term investment that stands to appreciate as land becomes scarcer and more sought-after.
Unique Recreation and Location Value: What sets this property apart is its strategic location near multiple attractions - from Petrified Forest National Park to the White Mountain forests. This isn't just a random patch of desert; it's a launching pad to adventure. That enhances its market value because not only might you love it, but so would future buyers if you ever choose to sell. Many people dream of a retirement spot or second home where they can fish, hunt, and hike. Being within an hour of a National Park, close to great fishing lakes, and near ski slopes and mountain trails is a huge selling point. Also, proximity to Show Low (with its hospital, airport, and shopping) means you have convenience without the cost of being in town. Lots that are too far from any town can be a harder sell; lots that are too close lose the rural charm. This property hits the sweet spot: remote enough to be tranquil, but close enough to civilization to be practical. That's a market-safe combination that gives you confidence in the property's resale appeal.
Low Cost of Ownership: When analyzing an investment, carrying costs matter. Here, the property taxes are about $12.52 per year - no, that's not a typo, it's truly that low. Apache County's rural land tax rates are incredibly affordable, so you can hold this land indefinitely without any financial burden. There's no HOA fee draining your wallet each month either. This means that even if you buy now and decide to build later, the cost to keep the property is negligible. It's like a savings account you can camp on. Meanwhile, you have use of the land for recreation or other purposes. Compare that to owning a city property where you'd be paying thousands in taxes and utilities whether you use it or not. This low overhead makes the property an ideal buy-and-hold investment. Additionally, our flexible owner-financing option allows you to acquire the land without a large upfront cash payment, which is great for investors who want to conserve cash or for families budgeting their purchase. With $599 total down (including closing costs) and then $294 per month for 84 months, you can finance the purchase on a schedule that works for you - no banks, no credit checks, just a simple seller contract that makes you the owner from day one. This financing structure is not only convenient but also an aspect of your investment: you lock in the price now and pay over time, potentially benefiting if land values rise in the interim while you're paying it off. It's a win-win - you start using your land immediately while paying incrementally, and you're building equity in a tangible asset.
Tangible Asset - Inflation Hedge: In uncertain economic times, there's comfort in owning real assets. Land is one of the most fundamental assets - they're not making any more of it, as the saying goes. This 1.2-Acre lot is a finite piece of Earth that you hold title to, giving you a degree of security that stocks or currencies can't offer. As inflation occurs, typically land values and real estate rise with it, meaning land tends to hold or increase its value when paper money might not. By investing in this property, you have a hedge against inflation - a place to put your money that isn't just numbers on a screen. And unlike gold or other commodities, land pays you back in enjoyment and utility. You can use it, live on it, have fun on it, even while it quietly appreciates over the years. Many buyers also see rural land as a form of legacy investment - something they can pass down to children or grandchildren. It's an asset that can stay in the family, a getaway everyone can use, and a potential home site for future generations. Given the minimal holding costs, you could keep this land in the family for decades as a treasured homestead or vacation spot, all the while knowing you've parked your wealth in something real and everlasting.
Community and Services
Basic Amenities in Concho & St. Johns: Day-to-day essentials are conveniently close. In Concho (just a quick drive down the road), there's a small Concho convenience store and gas station (often referred to by locals as the “Jiffy” or similar)[21]. Here you can grab groceries basics, snacks, and fill up on gas without trekking into a larger town. Concho also has a post office (Zip code 85924)[22], so you have a local spot for mail and packages - a big plus for those online orders or receiving building materials by mail. For anything more, the historic town of St. Johns is only about 20 minutes east. St. Johns, as the county seat, has a bit more: a grocery store, a few restaurants, a hardware store, auto parts, and the Apache County government offices (for any permitting or records needs). It's a charming small town with a central plaza, and you'll likely find yourself there for weekly shopping or attending community events. St. Johns also has schools, a library, banks, and a small medical clinic - covering most regular needs. The benefit is you have local services nearby, but none of the traffic or bustle of a city.
Full-Service City of Show Low: When you need major shopping or specialized services, the city of Show Low is your go-to hub, roughly 30 miles (35-40 min) away. Show Low has everything: supermarkets (Safeway, Walmart Supercenter), big-box stores like Home Depot and Walmart, dozens of restaurants (from steakhouses to Mexican to fast food), medical offices and Summit Healthcare Regional Medical Center (a full-service hospital with emergency room, surgery, maternity, etc.)[23]. Knowing that a hospital is only a 40-minute drive provides peace of mind for any urgent health needs. Show Low also has car dealerships, farm supply stores (Tractor Supply Co.), and entertainment like a movie theater, bowling alley, and seasonal festivals. Despite its growth, Show Low retains a pleasant small-city feel and is very used to serving surrounding rural populations - you'll see plenty of pick-up trucks in the Walmart parking lot and friendly folks who don't mind the drive in from their ranch. Additionally, Show Low has a regional airport if you ever need to catch a flight; it offers flights to Phoenix and has facilities for private planes. The city is also a social outlet - join a class at the community college extension, check out the farmer's market, or bring the kids to the city park and aquatic center. Having Show Low so close means you never feel isolated; you can dip into modern conveniences and then return to the tranquility of your homestead the same day.
Healthcare and Emergency Services: We touched on the hospital in Show Low, but it's worth elaborating: Summit Healthcare Regional Medical Center is a modern facility with 89 beds, serving the entire White Mountains region[23]. They have ER physicians 24/7, and a helipad for emergency airlift if needed. For routine healthcare, there are clinics in St. Johns and in Show Low (including dental and vision services). Concho itself has a volunteer fire district - fire and EMS services are provided by Concho Fire Department and supplemented by county services. Response times in rural areas can be longer than in a city, but neighbors tend to be the first responders in spirit. Many residents here are well-prepared for minor emergencies (with first aid kits, etc.), and the community mindset is to help each other in events like wildfires or severe weather. Apache County also has emergency alert systems you can sign up for (to get notifications of any urgent issues like fire evacuations, though such instances are rare in this specific location). Overall, you can feel secure that while you're living a peaceful country life, the safety net of modern emergency care isn't far removed.
Utilities and Services: While you may choose off-grid options, it's good to know what utilities are available. Electric power lines run along some of the nearby county roads, and the local provider is Navopache Electric Cooperative[25]. If you ever wanted grid power, you could inquire with them about extending service (cost depends on distance). Propane delivery is readily available from suppliers in Show Low or St. Johns - they'll come top off your tank on a schedule or as needed. Internet/Phone: Landline phone can be set up through Frontier Communications in some parts of Concho, but most people use cell phones or internet-based phones. For internet, aside from satellite, there are a few wireless ISPs that service rural areas (using radio antennas) - you can explore those local options for possibly unlimited data. Trash service: Some residents use private trash pickup services that come out weekly, or you can haul to the transfer station yourself (giving you an excuse to drive into town and have lunch at your favorite cafe on trash day.). Mail: You'll likely get a PO Box at the Concho Post Office (free of charge for local residents typically) since mail delivery to rural addresses can be spotty. This actually becomes a fun routine - a trip to the post office can be a social call where you bump into neighbors and catch up on news. All in all, while this is a rural, off-grid-friendly property, you're not left fending entirely for yourself - modern services exist and can be utilized to whatever degree you prefer, making life here convenient as well as independent.
Now, as we conclude, consider the unique opportunity this property presents. It's more than just a parcel of land - it's your gateway to an authentic Southwest lifestyle that many people want but few actually get to live. Here, you can truly “have it all”: adventure by day, million-star luxury by night; independence and privacy, yet a supportive community when you need it; a place to unplug from the world's stress, yet with the option to connect via modern amenities. It's a place where you can build not just a home, but a legacy for generations to come.
Don't miss the chance to make this dream a reality. High-quality, accessible land in Apache County at this price is a rare find - and this lot checks all the boxes: road access, power nearby, water options, great location, and financing that makes it easy to own. Whether you're yearning for a weekend getaway, plotting an eventual retirement under Arizona skies, or seeking a smart investment you can use in the meantime, this property is the answer.
Reach out to us today to secure your 1.2-Acre off-grid oasis. With only $599 down and affordable monthly payments, you could start enjoying the property immediately - bring your RV or tent on the next long weekend and see for yourself the beauty of the land. There's no bureaucracy or red tape - we make the purchasing process simple and straightforward, so you can focus on what really matters: planning what you'll do with your new Arizona homestead.
This is more than buying land. It's investing in a dream - the kind of American dream where you own a piece of the frontier, live by your own rules, and wake up each day to natural beauty and possibility. Opportunities like this don't last. The people who move decisively are the ones who will be telling stories next year about roasting marshmallows under the Concho stars and watching antelope graze from their porch. Be that person. Embrace the dream. Make this land yours.
The information provided in this description is deemed reliable and based on best available sources, but it is not guaranteed. Prospective buyers are encouraged to do their own due diligence to verify any facts important to their purchasing decision. This property is sold as-is with no warranties expressed or implied. Grab this slice of Arizona heaven and start your off-grid adventure today.
Note: Information presented on this page is deemed accurate, but is not guaranteed. Buyer is advised to do their own due diligence
Land Maps & Attachments
Directions to Land
From Concho, head west on County Rd 5041 for 46 ft.
Turn left onto County Rd 5042 and continue for 0.1 miles.
Turn right onto AZ-61 W and follow for 13.7 miles.
Turn right onto Co Rd 3035 (0.1 miles).
Turn right onto Co Rd 3046 and continue for 0.3 miles to the property (destination on right).
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