Escape to complete privacy on this sizable 40-acre property in Big Valley Ranches, strategically located in Arizona's high desert country near St. Johns. This large parcel provides the space and autonomy to create exactly the lifestyle you've envisioned, whether your goals include off-grid homesteading, recreational camping, or simply owning a substantial piece of unrestricted desert landscape where your building plans won't be limited by HOA oversight. 

Property Highlights

This rolling high desert property sits at 6,140 feet elevation, providing a comfortable four-season climate that's significantly cooler than lower desert areas. The terrain varies beautifully across the 40 acres, with the southeastern portion featuring open desert landscape perfect for building sites, while the northwestern corner features tree cover and a seasonal streambed that creates natural wildlife habitat and adds character to the land. 

Access & Infrastructure

The property benefits from road frontage on both northern and southern boundaries, providing multiple access options for your convenience. While the dirt roads in the area are unmaintained and cross several seasonal washes common to the area, this creates the buffer from civilization that ensures your privacy while keeping the property accessible with a high-clearance vehicle.

Water & Utilities

The property sits above the prolific Coconino Aquifer, with typical domestic well depths in the area ranging from 200-300 feet—very reasonable for this region. The seasonal streambed in the northwestern corner provides additional natural water features and creates a habitat that attracts the area's abundant wildlife. Solar panels would be a great option for power out here, making your dreams of a connected home possible

Zoning Freedom

Apache County's A-General zoning provides exceptional flexibility for your land use plans. Single-family dwellings, modular homes, and mobile homes are all permitted, with no minimum building size requirements. The county specifically welcomes alternative building methods including earthships, tiny homes, cordwood, rammed earth, and cobb construction, making this an ideal location for those interested in sustainable or unconventional building approaches.

RV living is permitted year-round when connected to an approved septic system, and incidental camping is allowed as an accessory use. Guest houses are permitted on parcels of five acres or more, providing flexibility for family compounds or rental income opportunities.

Recreation & Wildlife

Your property lies within Game Management Unit 2A (St. Johns Elk Hunt Area), where over-the-counter tags are available for various species. The area supports healthy populations of elk, mule deer, pronghorn antelope, black bear, and wild turkey. Public land borders properties just one parcel to the west, providing hundreds of additional acres for hunting, hiking, and exploration.

The location places you within an hour's drive of Petrified Forest National Park (59 minutes southeast), offering world-class hiking, fossil hunting, and scenic drives. Lyman Lake State Park, 75 miles to the west, provides boating, fishing, and additional camping opportunities when you want a change of scenery from your own private retreat.

Climate & Lifestyle

At over 6,000 feet elevation, you'll enjoy Apache County's high-elevation semi-arid climate with approximately 275 days of sunshine annually. Summer highs average a comfortable 87°F with cool nights in the mid-60s, providing natural air conditioning that makes outdoor activities pleasant even during the warmest months. Winter highs around 46°F with moderate snowfall (averaging 20 inches annually) create a true four-season experience without the harsh extremes found at lower or higher elevations.

The remote location ensures dark night skies perfect for stargazing, clean air, and the peace that comes from having no neighbors in sight. Yet you're not completely isolated—St. Johns provides basic services 49 miles away, while Show Low offers comprehensive shopping and medical facilities within a two-hour drive.

Pricing Information

Cash Price: $23,400

Owner financing available with $5,250 down and monthly payments of $359 for 72 months.

At Ashbrook Land Company we perform extensive research into all of our properties before listing them, but it is ultimately the buyer's responsibility to perform their due diligence before purchase. The information provided on this page is, to the best of our knowledge, correct, and is deemed reliable but not guaranteed. All prospective buyers are encouraged to contact the county to confirm legality or feasibility of any future development plans. Rural, undeveloped land can be dangerous due to terrain, weather, and poor or non-existent road access and calls for caution when visiting. Ashbrook Land Company will not be held responsible for any action or outcomes by visitors to a property of ours. We make no warranties or representations about the land, its condition, or what can be built on the property. Property lines in photos and the LandID interactive map are approximate and for visual purposes only. GIS/aerial maps vary slightly from actual property boundaries.