Discover your slice of Arizona high country on this expansive 36.73-acre property in Woodland Valley Ranch. This parcel offers something increasingly rare: substantial acreage with maintained road access, a community water source, and adjoining public land—all at an elevation that provides genuine four-season living without extreme temperatures. With panoramic views of painted rock mesas and long-distance mountain views, community well access, and POA-maintained roads, you get the practical infrastructure that makes off-grid living manageable alongside the freedom to build what you envision in a gorgeous Arizona desert setting.

Location & Access

Located just 38 minutes from St. Johns, Arizona, this property provides the seclusion you're seeking while keeping essential services within reasonable reach. You’ll have dirt road frontage along both its western boundary (Longo Ln/N6607) and northern boundary (N6608), with roads maintained year-round by the Woodland Valley Ranch POA.

At 6,280 feet elevation, you'll enjoy Arizona's high country climate with cooler summers than the Phoenix valley and mild winters perfect for year-round outdoor activities. The property sits in the heart of Game Management Unit 2A, known as the St. Johns Elk Hunt Area, where over-the-counter tags are available.

Property Features

The terrain consists primarily of level desert landscape with a gentle rise in the northwestern corner, offering elevated views of the surrounding mountains and valleys. Two seasonal streambeds run north-south through the property, creating natural drainage features that come alive during Arizona's monsoon season. The mostly bare terrain provides a clean canvas for your vision, whether that's a custom home, off-grid retreat, or recreational basecamp.

State Trust Land touches both the southwestern and southeastern corners of this property, effectively extending your access to thousands of additional acres for hiking, hunting, and exploration. With a proper Arizona State Trust recreational permit, you'll have a vast outdoor playground right at your doorstep.

Water & Utilities

This is an off-grid property, giving you the freedom to design a truly self-sufficient lifestyle. For water access, you have three options: drill your own well (depths in the area range from 80 to 618 feet), haul water to your site, or utilize the Woodland Valley Ranch community well. The POA maintains this convenience well for property owners, with well keys available by contacting the POA board. This gives you immediate access to water for camping and construction while you plan your permanent water solution.

With approximately 275 days of sunshine annually at this elevation, the property is ideal for solar power systems. Many off-grid property owners in this area successfully power their homes, RVs, or cabins with solar panels, taking advantage of Arizona's abundant sunshine to eliminate the need for grid connection and monthly electric bills.

Building Your Vision

Apache County's Agricultural-General zoning provides exceptional flexibility for property development. You can build a traditional single-family dwelling, install a manufactured home (15 years old or newer), or explore alternative building methods like earthships, cordwood construction, rammed earth, or tiny homes. Apache County is known for welcoming innovative building techniques—you'll just need to submit engineered plans for review.

RV enthusiasts will appreciate that you can live full-time in an RV on your property if connected to an approved septic system. Incidental camping is also permitted, making this an excellent property for weekend getaways while you plan your permanent improvements.

Community Benefits

Woodland Valley Ranch maintains a cooperative atmosphere among property owners. Annual POA dues of $200 cover year-round road maintenance and community well access—practical amenities that enhance property value while preserving the area's rural character. The covenants focus on maintaining the residential and recreational nature of the ranch while allowing hobby ranching and livestock.

Climate & Seasons

At this elevation, you'll experience a high-elevation semi-arid climate with approximately 275 days of sunshine annually—ideal for solar power if you choose to go that route. Summer highs average a comfortable 87°F with cool nights in the mid-60s, providing excellent sleeping weather without air conditioning. Winter brings moderate temperatures (highs around 46°F, lows averaging 19°F) with an average of 20 inches of annual snowfall—enough to enjoy winter beauty without the burden of constant snow removal.

The area receives about 13 inches of annual precipitation, primarily during winter months and the dramatic summer monsoon season (July through September). These summer rains bring out wildflowers and lush desert vegetation, transforming the landscape.

Ready to Move Forward?

Whether you're planning to build an off-grid homestead, establish a hunting camp, create a weekend retreat, or hold the land as a long-term investment, this property provides the foundation for your Arizona high country vision. The generous acreage gives you room to spread out, experiment with sustainable living practices, and create the exact lifestyle you've been envisioning.

Contact us today to discuss this property, review our interactive LandID map showing precise boundaries and access routes, or arrange a site visit. We're here to answer your questions and help you understand exactly what this property offers.

Pricing

Cash Price: $22,400

Owner Financing Available:

Down Payment: $4,250

Monthly Payment: $379 for 66 months (0% interest)

Total with Financing: $29,264

Monthly payment includes prorated property taxes and POA dues, plus 3% ACH processing fee

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.