There's a certain kind of land that stops you the moment you arrive. Red rock boulders the color of rust and clay rising out of the earth, ridge lines catching the last light of day, long-distance mountain views rolling out in every direction. This 40-acre parcel in River Springs Ranch has that quality - a landscape that feels genuinely wild, while sitting just 7.3 miles (about 12 minutes) from the full services of St. Johns, the county seat of Apache County. It's a rare combination in northeastern Arizona, and it makes this property stand out from the typical "remote and hard to reach" land you find at this price point.

The Land

The terrain here is varied and visually striking. Rolling hills with a gentle central rise create natural topography - not a flat, featureless parcel - and a seasonal streambed winds along the southern side, carving a small valley that adds character to the land. The overall slope is mild, offering natural drainage without presenting challenges for building or camping setup. Travertine rock, classic red-rock outcroppings, and boulders throughout the property give it that unmistakable Arizona aesthetic reminiscent of what draws people to the red-rock country of the Southwest. The elevation sits at 6,140 feet - high enough to keep summer temperatures well below the scorching lows of the Phoenix desert, while still getting the full benefit of Arizona's generous sunshine.

The views are a genuine standout. Mountain views and badlands formations are visible from multiple vantage points, with the elevated central rise providing an especially commanding perspective across the surrounding landscape. You can see a long way out here.

Access

Access to this property is excellent - one of its strongest features. The parcel is served by dirt roads on two sides: N6440 runs along the northern boundary and N6414 along the western boundary, with both providing legal access and physical access to the property. It's only about 1 mile to CR6040, which puts you on a 12-minute drive to all of St. Johns. River Springs Ranch POA maintains the community roads, so you're not relying on unmaintained county roads the whole way.

Utilities

This is an off-grid property, which is exactly what many buyers in this area are looking for. Power lines run along CR6040 approximately 0.8 - 1 mile away, and other parcels within River Springs Ranch already have power connected, so extending service is a realistic option if you want to go on-grid down the road. The area sits above the Coconino Aquifer - one of the largest freshwater aquifers in the West - with typical well depths running around 270 feet in this area. Solar is excellent at 6,140 feet elevation with Arizona's 270+ sunny days per year.

River Springs Ranch POA

This property is part of River Springs Ranch, which has a POA with annual dues of $150/year. The POA maintains the community roads - which is directly responsible for the quality access this property enjoys. Covenants allow residential and recreational uses, plus livestock (excluding swine). Flush toilets and an approved waste system are required for any residence. Please note that the POA covenants do not permit hunting on the property. State Trust Land borders the property to the north and east, providing additional open-space access and recreational use with the appropriate permits. See the Arizona State Land Department website for recreational permit information.

The Area

St. Johns is your closest town and only 12 minutes away - the county seat of Apache County with grocery stores, hardware stores, restaurants, a health clinic, and schools. It's a genuine, walkable small-town community that takes pride in its "Town of Friendly Neighbors" identity.

Beyond St. Johns, this area puts you within reach of some remarkable destinations. Lyman Lake State Park is just 29 minutes away (20.3 miles), offering walleye and bass fishing, boating with no size restrictions on watercraft, swimming, and camping. Concho Lake is 33 minutes away. The Petrified Forest National Park - one of the most visually stunning national parks in the country, with petrified logs and vivid Painted Desert badlands - is about 49 minutes away (45.8 miles). Springerville/Eagar and the gateway to the White Mountains is about an hour southeast, where the Apache-Sitgreaves National Forest's 2 million acres of trails, lakes, and mountain recreation await.

Weather is a true asset at this elevation. Summer highs average in the mid-to-upper 80s°F - a relief compared to lower Arizona elevations - with low humidity and afternoon monsoon rains bringing wildflowers and cooler temps. Winters are mild and sunny with average January highs around 50°F. Snowfall is light and typically melts within a day or two. Expect 270+ days of sunshine annually.

PRICING

This property is priced at $36,997 for a cash purchase.

Owner financing is also available — no credit check required. With $9,750 down, your payments would be $501.75/month for 72 months (total financed price: $45,876). Everyone qualifies.

Secure the property now with just a $500 deposit - see the Pricing section below.

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.