The people who buy land like this know what they're looking for. They've done enough research to know the difference between a property that looks good on paper and one that actually works - and they're not interested in paying for problems. This 37-acre wooded parcel in Woodland Valley Ranch is the latter. All four corners are staked, two well-graded dirt roads reach the property (no 4WD required), a community well is available through the POA, and Arizona State Trust Land borders the entire southern boundary. It's the kind of setup that lets you move from planning to doing.

Whether your vision is a solar-powered off-grid homestead, a hobby ranch with room for livestock and a garden, or a full-time RV setup beneath open skies, this property is built for it. Apache County's permissive A-General zoning welcomes conventional homes, modular and manufactured housing, tiny homes, earthships, and more. The Woodland Valley Ranch POA keeps covenants light - hobby ranching and livestock are allowed, road maintenance is covered, and annual dues run just $200. That's a rare combination at this price point in eastern Arizona.

Access & Road Quality

Two roads provide legal access to this property: N6559 along the western boundary and N6556 along the northern boundary - giving you flexibility in how you approach and lay out your setup. Both are dirt roads, and the grades are kept manageable enough that no 4WD vehicle is required under normal conditions. This is a meaningful advantage in rural Arizona, where access can make or break a property's usability. Note that some roads in the area are located within a flood zone and may be temporarily impassable during the heavy monsoon rains of July and August - a seasonal consideration worth planning around when scheduling visits or timing improvements.

The Land Itself

The property sits at 6,000 feet in elevation with a gentle slope that runs downward toward the northwestern corner. The terrain is covered with shrubs and native vegetation typical of Arizona's high-desert juniper zone, providing natural texture, seasonal color, and habitat. To the south, mountain views frame the horizon. All four corners of the property have been staked - which means you know exactly what you own and where it starts, a detail that matters enormously when you're planning a build or setting up a fence line.

The southern boundary of the property borders Arizona State Trust Land, effectively extending your outdoor space and providing a natural buffer that keeps your southern view unobstructed. State Trust Land in Arizona requires a recreational permit for access (approximately $15–20/year), available through the Arizona State Land Department. With GMU 1 designation covering this area, the surrounding land is excellent for wildlife observation and hunting - mule deer, elk, coyotes, and bobcats are regular residents.

Utilities

Water is one of the most important considerations when evaluating off-grid land in Arizona, and this property has options. The Woodland Valley Ranch POA maintains a community well available to all property owners in good standing with their annual dues. They recommend supplementing with water hauling or eventually drilling your own well; typical well depth in this area runs approximately 720 feet.

This property is fully off-grid with no power lines nearby. With 275+ sunny days per year at 6,000 feet, solar is a practical and popular solution in this area.

Zoning & What You Can Build

The A-General zoning designation covers this parcel, and Apache County's approach to rural land use is notably permissive. A single-family home, modular home, or manufactured home (15 years or newer) is permitted. Apache County specifically accommodates alternative building methods - cordwood, rammed earth, cobb, earthships, and tiny homes are all recognized, with engineered plans required for review.

Separately from zoning, the Woodland Valley Ranch POA has its own light set of covenants to be aware of: the property is restricted to residential and recreational use, hobby ranching is allowed, and livestock is permitted with the exception of swine. Annual POA dues are $200. The POA also handles road maintenance for the community, which contributes to the access quality noted above.

Climate

At 6,000 feet, the climate here is a far cry from the scorching desert Arizona is often associated with. Summers are warm and pleasant - July highs average around 86°F with evening temperatures dropping to the mid-60s, a welcome contrast to the 110°F valley heat. Winter brings crisp, clear days with January highs in the mid-40s and lows around 28°F, with light snowfall that dusts the landscape without creating long-term disruption. The area enjoys 275+ sunny days annually and low humidity year-round, which makes both summer comfort and building longevity significantly better than wetter climates. Monsoon season (July–August) delivers dramatic afternoon storms followed by clear skies - and the lush greenery that follows is one of the area's underrated pleasures.

The Surrounding Area

St. Johns, the Apache County seat, is 23 miles away and provides everyday essentials -gas stations, grocery options, schools, county offices, and a public health clinic. Show Low, roughly 90 miles to the west, is the regional hub for major shopping, big-box retail, and Summit Healthcare Regional Medical Center.

For recreation, Lyman Lake State Park is about 51 minutes away - one of Arizona's most underrated lakes, with walleye and bass fishing, unlimited boat size, camping, and petroglyphs trails. Petrified Forest National Park is approximately 1 hour 11 minutes away. The Apache-Sitgreaves National Forest - over 2 million acres of wilderness, trail systems, and dispersed camping - is about 1 hour 8 minutes from the property. The Sunrise Park Resort ski area is a reasonable day trip for winter recreation.

PRICING

This 37-acre wooded parcel in Woodland Valley Ranch is available for $25,997 cash. Owner financing is also available with a down payment of $4,750 and monthly payments of $417.86 for 72 months (0% interest, no credit check, $34,836 total). See the "Pricing" section below to get started.

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.