1.04 Acre AZ Land 398 Down Today
Cr 5076 : Concho, AZ 85924
Apache County, Arizona
Land Description
1 Acre AZ Land 398 Down Today
Land Description
For a lot of people, land ownership starts exactly like this - one flat acre, a clear title, and a down payment that doesn't require a second mortgage to pull off. This 1.04-Acre lot in Arizona's Concho Valley is the kind of entry point that used to be common and is now genuinely hard to find: flat, buildable, no HOA, no time limit to build, and yours for $398 total due today.
Flat land matters more than most buyers realize until they start shopping. No grading bills. No retaining walls. No guessing where your driveway goes or how your foundation gets set. This rectangular 150 ft x 230 ft lot in Concho Valley Unit 2 sits on dead-flat high desert terrain at 6,355 feet elevation - the kind of clean slate that makes every building plan simpler and every dollar go further.
Apache County's Agricultural Residential zoning says yes to single-family homes, mobile homes, manufactured homes, modular homes, and tiny homes. If you've been renting and dreaming about the day you put something permanent on your own Arizona land - a manufactured home, a modest site-built, a tiny home setup - this lot checks every box without the price tag that's been keeping rural land for sale out of reach.
And if you're not ready to build yet? That's fine too. No time limit to build means you hold it, let it appreciate, and develop when you're ready. At $18.64 a year in property taxes - that's $1.55 a month - the carrying cost of waiting is almost nothing. This is Arizona land ownership at its most accessible.
Your land ownership starts here:
First step in: $398 total due today
Monthly ownership: $149/Month for 72 months
Own it free and clear: $8,499 cash
Property Details
Acreage: 1.04 acres of flat, buildable high desert land
Apn: 201-28-068
Legal Description: Concho Valley Unit 2, Block 23, Lot 2, Section 17, Township 12N, Range 26E
Location: Concho Valley, Apache County, Arizona 85924
Gps Center: 34.4355, -109.6074
Lot Dimensions: Appx. 150 ft x 230 ft - clean rectangular boundaries
Elevation: 6,355 ft above sea level
Terrain: Flat - zero grading required
Shape: Rectangular
Access: Via Concho Creek Dr. to County Road 5076 - county-maintained dirt road
Zoning: Agricultural Residential (Ar) - 1 acre minimum lot size
HOA: None - no dues, no rules, no restrictions
Annual Property Taxes: $18.64 (2024) - $1.55/Month
Subdivision: Concho Valley Unit 2
County: Apache County, Arizona
Why Flat Land Changes Everything
Most buyers don't appreciate how much terrain affects the true cost of rural land ownership until they've shopped around and seen the difference firsthand. Sloped or uneven Apache County land often requires grading work, fill material, drainage engineering, and retaining walls before a single structure goes up. That's money spent before you've broken ground - sometimes thousands of dollars that quietly disappear into site prep instead of building.
This 1.04-Acre lot is flat. Dead flat. The kind of terrain that simplifies every building decision from the first day you own it. You know exactly where your driveway goes. You know your foundation won't require special engineering. You know your manufactured home, modular, or site-built structure can be positioned anywhere on the lot without fighting the land. Every dollar in your building budget goes toward building - not toward site prep that flat land owners never have to think about.
At 150 ft x 230 ft with clean rectangular boundaries, this parcel is also straightforward to survey, fence, and plan around. No irregular corners. No ambiguous boundary lines. What you see on the plat map is what you own on the ground.
What You Can Build on This Arizona Land
Apache County's Agricultural Residential (Ar) zoning is one of the most flexible and practical rural zoning designations in Arizona. This 1.04-Acre lot fully qualifies for the following structures and uses, making it ideal for a wide range of buyers from first-time land purchasers to experienced rural land investors:
Single-family homes - permitted. Build a permanent residence on your Arizona land with standard county permitting. A single-family home on this lot is a straightforward approval path with no special use permits required.
Manufactured homes - permitted. One of the most cost-effective and fastest paths to permanent housing on rural Arizona land. Factory-built manufactured homes on permanent foundations are fully legal on this parcel and represent a popular choice among Apache County landowners looking to maximize value per dollar spent.
Mobile homes - permitted. For buyers who want an immediate, low-cost housing solution on their Concho Valley land, mobile homes are a valid and legal option under current AR zoning. Set one up while you plan a more permanent structure, or live in it long-term - the zoning supports both.
Modular homes - permitted. Factory-built modular construction delivers quality structures at competitive price points with shorter build timelines than traditional site construction. Apache County AR zoning fully accommodates modular homes on 1-acre minimum parcels like this one.
Tiny homes - permitted with applicable county requirements. The growing tiny home movement has found a natural home in rural Arizona land markets, and Concho Valley's AR zoning accommodates this increasingly popular housing option.
Agricultural buildings - permitted. Barns, workshops, greenhouses, equipment storage structures, and other ag-related buildings are fully allowed under AR zoning. Whether you're planning a hobby farm, a workshop for outdoor gear, or a storage barn for recreational equipment, the zoning is on your side.
No time limit to build. Apache County AR zoning places no deadline on when you must begin or complete construction on this rural land parcel. Buy today, build when your timeline and budget align - next year, three years from now, or further out. Your ownership rights don't depend on meeting a development schedule.
Arizona High Country - Concho Valley at 6,355 Feet
Concho Valley, Arizona sits on the Colorado Plateau at over 6,300 feet elevation. This matters in ways that aren't immediately obvious from a listing page but become completely clear the first time you visit in July and realize that while Phoenix is cooking at 112°F, you're in a hoodie at sunset wondering if you want a fire.
The elevation advantage is real. Summers in Concho Valley reach comfortable 80s during the day with evenings that drop into the 50s - genuine sleeping weather, genuine outdoor living conditions, and dramatically lower cooling costs compared to any low-desert Arizona property. This is one of the practical realities that draws retirees, remote workers, and families from both the scorching low desert and the frozen north: Arizona high country offers a climate that actually works year-round.
Winters at 6,355 feet are mild by mountain standards. Occasional light frost, the rare dusting of snow that clears quickly, and far more sunny days than residents of higher-elevation communities experience. This isn't the deep-freeze, road-closure, pipes-bursting winter that makes truly high mountain properties impractical for year-round living or ownership. It's genuinely mild - the kind of winter that people who grew up in Minnesota or Michigan describe as "not even real winter."
The community character of Concho Valley is established and stable. This area has been a rural residential destination since the early 1970S when Concho Valley Unit 2 was subdivided and developed for exactly this kind of land ownership. Neighbors respect each other's space. Working ranches provide the authentic Western backdrop that rural land buyers in Arizona are looking for. Development pressure is real but not yet overwhelming - which is exactly the window that makes current pricing a genuine opportunity for buyers who understand land markets.
For buyers who've spent years navigating urban or suburban crowding, Concho Valley high desert land represents something increasingly rare: enough space to breathe, enough quiet to think, and enough privacy to actually enjoy being on your own property.
Recreation and Outdoor Access
Concho Lake - 12 Minutes
One of Concho Valley's best-kept local secrets, Concho Lake sits just 12 minutes from your property and provides year-round fishing, wildlife observation, and outdoor recreation without requiring any planning or a long drive. Warm-water fish species including catfish and bass support year-round angling. The lake attracts a diverse bird community including herons, egrets, and seasonal migratory waterfowl that make it a rewarding destination even for non-anglers. Morning walks along the water, evening fishing sessions, and peaceful wildlife observation - this is the daily outdoor life that makes rural land ownership in Apache County genuinely different from urban living.
Apache-Sitgreaves National Forest - 45 Minutes
Nearly two million acres of national forest land within day-trip range of your Concho Valley property. The Apache-Sitgreaves encompasses some of Arizona's most spectacular high-country landscapes - alpine lakes, wilderness areas, old-growth ponderosa pine forests, and an extensive trail network that accommodates hikers, mountain bikers, ATV riders, horseback riders, and hunters at every experience level. This is the outdoor playground that makes Apache County land so compelling for buyers who came here for the lifestyle as much as the investment. World-class elk hunting. Trout fishing in cold mountain streams. Wildflower displays through spring and summer. The national forest becomes an extension of your backyard when you own land in Concho Valley.
Show Low - 36 Minutes
The regional hub for everything the immediate Concho area doesn't provide. Full grocery stores, hardware and building supply, medical facilities including Summit Healthcare Regional Medical Center, restaurants, outdoor outfitters, and White Mountain Regional Airport for buyers who travel. Show Low has grown into a genuine small city while retaining its White Mountains character - practical, unpretentious, and fully equipped for the needs of rural land owners in eastern Arizona.
St. Johns - 27 Minutes
Apache County seat with all county government services, full grocery, gas, medical care, and everything you need for routine errands and property-related county business. Permitting, recording, assessor inquiries - all handled from St. Johns at a practical distance from your Concho Valley land.
Petrified Forest National Park and Painted Desert - Under 1 Hour
One of Arizona's most visually stunning national park units sits within easy day-trip range. The Petrified Forest encompasses ancient fossilized wood, vividly colored badlands terrain, and Painted Desert vistas that rank among the most photographed landscapes in the American Southwest. Access to world-class national park recreation from your own rural land property is one of the lifestyle advantages that Apache County land buyers increasingly cite as a major factor in their purchase decision.
Beaver Dam Wash and Dido Canyon - 28 Minutes
Scenic high desert canyon landscapes for day hikes, photography, and geological exploration. The canyon country surrounding Concho Valley provides dramatic contrast to the open plateau terrain of the valley itself, and both destinations reward return visits as seasonal changes transform the light and vegetation throughout the year.
Nearest Gas: Just 9 Minutes (3.0 Miles)
Utilities and Off-Grid Infrastructure
Water - Your Options on This Apache County Land
The Concho Valley area has no municipal water service, which is both a practical consideration and an advantage for buyers who want genuine independence. Well drilling is fully permitted through the Arizona Department of Water Resources, with average well depths in the area ranging from 150 to 350 feet. Contact Apache County Health Department at for well permit requirements and guidance specific to this parcel.
Water tanks and cisterns are legal and widely used throughout Concho Valley. Many new landowners establish a holding tank system immediately after purchase, providing water security for visits, camping, and eventual construction while longer-term water infrastructure is planned. Rainwater collection is legal in Arizona - one of the states that explicitly permits and supports this practice - providing a supplemental supply that off-grid Arizona land buyers increasingly incorporate into their planning.
Electricity - Solar-Ready High Desert Land
Most parcels in Concho Valley Unit 2 are off-grid, and at 6,355 feet on the Arizona Colorado Plateau, this property has exceptional solar generation potential. Solar panels and complete off-grid electrical systems are fully permitted under Apache County AR zoning. Wind generators at small residential scale are also allowed - an increasingly common complement to solar in high-elevation locations where wind patterns provide reliable generation.
For buyers who prefer conventional power, Navopache Electric serves the broader region. Contact Navopache at to discuss grid connection availability and estimated costs for this parcel location. The combination of permitted solar, wind, and grid connection options gives this Arizona land the full spectrum of electrical infrastructure choices.
Septic and Wastewater
No municipal sewer service in this area. Septic system installation is required for any permanent residence. Apache County Health Department oversees septic permitting and must approve system design before installation. Contact for requirements specific to this parcel. Budget septic installation costs into your build planning from the start - it's a predictable expense that flat land simplifies considerably compared to sloped parcels.
Gas and Heating
Propane - portable or buried tanks installed on your property. No natural gas lines serve this rural area, but propane is the well-supported standard fuel for heating, cooking, and water heating throughout Concho Valley. Multiple suppliers serve the area with reliable delivery.
Internet and Remote Work Connectivity
Starlink satellite internet has genuinely changed the calculus for remote workers considering rural Arizona land. Reliable high-speed connectivity is now available at this location, supporting video calls, cloud-based professional work, streaming, and everything else modern remote work requires. This parcel is fully practical as a primary residence for location-independent professionals. This is no-HOA, off-grid-capable, Starlink-compatible Arizona land for sale - and the combination of those three features is exactly what the growing remote worker land buyer segment is searching for.
Wildlife and the Natural Environment
The high desert environment of Concho Valley at 6,355 feet supports a diverse wildlife community that landowners regularly encounter without going looking for it. Pronghorn antelope range across the open grasslands of the valley plateau - the fastest land animal in North America, and one of the most striking sights in the American West. Mule deer move through the brushy draws and transition zones between open desert and pinyon-juniper woodland. Elk populations in the broader Apache County region make this one of Arizona's premier big game zones for hunters and wildlife enthusiasts alike.
Golden eagles and red-tailed hawks hunt the open terrain. The proximity to Concho Lake adds waterfowl diversity - great blue herons, migratory ducks, and shorebirds that use the lake seasonally. The scrub vegetation of Colorado Plateau high desert - native grasses, saltbush, rabbitbrush, scattered juniper - creates a quiet landscape beauty distinct from Arizona's more dramatic canyon country, with seasonal wildflower displays following summer monsoon rains that reward buyers who time their visits to late July and August.
The Investment Case for Apache County Land at This Price
The financial argument for this parcel is straightforward and supported by recent market activity. Comparable 1-acre lots in the Concho area of Apache County have sold between $6,900 and $15,000 over the past twelve months, with an average price per acre of approximately $8,900 for similar parcels. This listing is priced competitively within that range while offering the flat terrain, county road access, and clean zoning profile that commands the stronger end of comparable sales.
At $18.64 per year in property taxes, the annual carrying cost of holding this Arizona land is essentially zero. No HOA fees. No assessments. No mandatory improvements. The total annual expense of ownership beyond your purchase payments is less than $20 a year - a holding cost so low that even buyers who aren't ready to develop immediately can justify the purchase purely on the appreciation and optionality it provides.
Rural Arizona land in established subdivisions with county road access has shown consistent appreciation pressure as Phoenix metro growth, remote work migration, and increasing demand for affordable owner-financed land drive buyers into markets like Apache County. The buyers who purchased comparable Concho Valley lots two and three years ago have already seen meaningful appreciation. The current price point reflects a market that hasn't fully caught up to demand - which is exactly where opportunity lives for buyers who act before it does.
Flat, rectangular, road-accessible, HOA-Free, one-acre lots in established Arizona subdivisions are also among the easiest categories of rural land to resell. Owner-builders, retirees, investors, and end users all have a clear path to using this parcel. That broad buyer pool at exit protects your investment and provides liquidity that more unusual or difficult-access parcels simply don't offer.
Owner Financing - No Credit Check, No Bank Required
One of the most significant features of this Arizona land for sale is the owner financing structure that makes it accessible to buyers who've been shut out of conventional land markets. No credit check. No bank approval process. No waiting for an underwriter to decide whether you qualify. Your down payment secures the property, and your monthly payments build equity in real Arizona acreage from day one.
For renters who've been watching land prices climb while saving toward a down payment that keeps feeling out of reach - $398 total due today and $149 a month is a genuinely achievable entry point. For buyers with credit challenges who've been told by banks that land ownership isn't in their near future - owner financing on this Apache County parcel bypasses that obstacle entirely. For investors who want to add rural Arizona land to a portfolio without tying up large amounts of capital - the financing terms here make that practical at $149 a month.
Purchase Terms
Cash Purchase: $8,499 + $249 documentation fee
Down Payment: $399 + $249 doc fee $598 total due today
Recorded Warranty Deed delivered after closing
Easy Financing - 6-Year Plan:
Down Payment: $149 + $249 doc fee $398 total due today
Monthly Payment: $149/Month for 72 months
No credit check required
No prepayment penalties - pay off early at any time
Note servicing fee: $15/Month
Super Saver Plan - 2-Year Plan:
Down Payment: $398 + $249 doc fee $647 total due today
Monthly Payment: $398/Month for 24 months
Fastest path to full ownership with reduced total interest
100-Day No-Nonsense Guarantee: Purchase this property and change your mind within 100 days of your down payment - let us know. We'll either refund your principal payment or exchange it for another property in our inventory that better suits your needs. This guarantee lets you secure the property confidently before visiting in person. On owner financing, we refund principal paid, excluding fees (closing costs, doc fees, note maintenance fees, and taxes). Any late or missed payments during the guarantee period will automatically void the guarantee.
Annual Ownership Costs:
Property taxes: $18.64/Year ($1.55/Month)
No HOA fees - ever
No special assessments
No mandatory improvement costs
No surprise annual expenses
Who This Arizona Land Is Perfect For
First-Time Land Buyers: The most accessible entry point into Arizona land ownership available in Apache County - $398 down, no credit check, no bank required. This is where land ownership starts.
Future Homebuilders: Flat, buildable lot zoned for every housing type - manufactured home, modular, mobile, site-built, or tiny home. No build deadline, no HOA restrictions, no approval committees between you and your vision.
Land Investors and Land Bankers: Ultra-low carrying costs, strong comparable sales, broad exit buyer pool. Flat rectangular access lot in an established Arizona subdivision - the profile that makes land banking work.
Remote Workers and Digital Nomads: Off-grid solar ready, Starlink compatible, no HOA rules governing how you use your land. Build the Arizona remote work retreat you've been planning.
Retirees and Pre-Retirees: Lock in your Apache County retirement land at today's price. Low annual taxes, mild climate, and no development pressure make this the ideal hold-and-build-when-ready parcel.
Renters Ready to Stop Renting: Every month of rent is a month of someone else's mortgage paid. At $149/Month owner-financed with no credit check, you're building equity in real Arizona land instead.
Information presented is deemed reliable but not guaranteed. Buyers should conduct independent due diligence to verify all details including zoning, utilities, access, and property boundaries prior to purchase.
One flat acre. Dead-flat buildable terrain. No HOA. No time limit. $18.64 a year in property taxes. And $398 to get started today. If you've been waiting for the right moment to own a piece of Arizona land, this is what that moment looks like - flat, accessible, affordable, and available right now. Properties at this price point in Concho Valley, Apache County, Arizona are moving. Don't let this one become the listing you wish you'd acted on.
Land Maps & Attachments
Directions to Land
Directions To Property
Apn: 201-28-068
Concho Valley Unit 2, Block 23, Lot 2
Apache County, AZ 85924
Gps: 34.4355, -109.6074
Starting Point: Show Low, AZ (Approx. 36 miles / 36 minutes)
Show Low is the most practical regional hub with full services, a regional airport, and easy highway access via AZ-61.
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From Show Low, Az
1. Head east on AZ-260 E / White Mountain Blvd out of Show Low.
2. Continue on AZ-260 E for approximately 8 miles, then turn LEFT (north) onto AZ-61 N toward Concho.
3. Follow AZ-61 N for approximately 22 miles through Vernon and into the Concho Valley area.
4. Turn RIGHT onto Concho Creek Dr. This is your key turn - look for the road marker on your right.
5. Follow Concho Creek Dr. briefly, then turn onto County Road 5076 (dirt road).
6. Continue on County Road 5076. The property (1.04 acres, flat lot) will be on your RIGHT. Use GPS coordinates 34.4355, -109.6074 to pinpoint the exact location.
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Additional Starting Points
From St. Johns, AZ (Approx. 27 miles / 27 minutes):
1. Head west on US-180 W out of St. Johns.
2. Turn LEFT (south) onto AZ-61 S toward Concho - approximately 4 miles from St. Johns.
3. Follow AZ-61 S for approximately 18 miles.
4. Turn LEFT onto Concho Creek Dr., then onto County Road 5076.
5. Property is on your RIGHT. Confirm with GPS: 34.4355, -109.6074.
From Phoenix, AZ (Approx. 3.5 hours / ~195 miles):
1. Head east on US-60 E through Globe toward Show Low.
2. At Show Low, follow AZ-260 E for 8 miles, then turn LEFT onto AZ-61 N.
3. Follow AZ-61 N for 22 miles into Concho Valley.
4. Turn RIGHT onto Concho Creek Dr., then onto County Road 5076.
5. Property is on your RIGHT. GPS: 34.4355, -109.6074.
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Important Notes For Visiting:
- County Road 5076 is a dirt road maintained by Apache County. Accessible by standard vehicle under normal conditions; high-clearance recommended after rain.
- No physical address marker on the lot - rely on GPS coordinates: 34.4355, -109.6074.
- Download an offline map before heading out - cell service can be limited in parts of Concho Valley.
- Best visited during daylight hours for accurate lot identification.
- Nearest gas: Jiffy Store - 9 minutes (3.0 miles) from the property.
For questions, contact us before your visit.
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