Arizona Land for Sale near St. Johns
Owner Financing Available! (see details below)
Bring all your motorized toys to this high desert playground near St. Johns and enjoy a perfect mix of flat terrain for camping and wild canyonlands for hiking and riding.
- Extensive Direct Road Frontage
- RV’s and Mobile Homes OK
- Never Rent Another Campsite Again!
- Perfect Mix of Flat + Canyon Terrain
- Abundant Desert Wildlife
- Dark Skies Stargazing Area
- Cheap Taxes
- Priced Well Below Market
37 Acres of High-Desert Freedom in Woodland Valley Ranch – Near St. Johns, Arizona
If wide-open skies, rugged beauty, and total freedom sound like your kind of escape, this 37-acre ranch property in the high desert of Arizona delivers it all. Located in the peaceful Woodland Valley Ranch community near St. Johns, this land offers the perfect blend of privacy, adventure, and affordability.
With an impressive 1,250 feet of direct road frontage, access is easy and flexible, whether you’re pulling in with an RV, setting up a mobile home, or planning a future off-grid retreat. And yes — RVs and mobile homes are allowed, meaning you truly can stop renting campsites and start owning your own personal basecamp.
The land itself is a beautiful mix of flat usable areas and dramatic canyon terrain, creating natural viewpoints, shaded draws, and endless exploration opportunities. Wildlife is abundant, making this a dream property for nature lovers, photographers, stargazers, and outdoor enthusiasts.
One of the biggest perks? Extremely low ownership costs. Property taxes were under $100 last year, and the HOA is only $200 per year, keeping your holding costs refreshingly affordable. Even better, this property is priced well below market, giving you immediate value and long-term upside.
Whether you want a weekend escape, an off-grid homestead, a recreational basecamp, or a long-term land investment, this ranch delivers freedom, scenery, and unbeatable value in one of Arizona’s most peaceful high-desert regions.
Own your land. Park your RV. Explore your canyon. Never rent a campsite again. Grab this land today at an unbeatable Acretown price!
Call or text Scott directly at 314.639.9777 or email info@acretown.com if you have any questions or would like to make an offer.
Si habla español, por favor pida por Andy en nuestro equipo y él estará encantado de ayudarle.
We’ve posted a lot of info below – including critical instructions for visiting the property – so please keep reading!
Best Deal in the Market – Check Zillow or Redfin and You’ll Agree!
After opening this map, you may see even more information about the area by clicking on Map Legend, then Overlays.
- ADDRESS (but use Google Maps link for navigation): 84 County Road N6269, Saint Johns, AZ, 85936
- SIZE: 37.04 acres
- GPS COORDINATES: 34.738200, -109.142548
- PARCEL #: 204-58-038
- ABRIDGED LEGAL DESCRIPTION: Subdivision: Woodland Valley Ranch Unit 1 Lot: 38 Section: 3 Township: 15 N Range: 30 E
- FULL LEGAL DESCRIPTION: view here
- PLAT MAP/SURVEY: view county parcel map here (get County’s boundary/KML file here – opens in Google Earth)
- TITLE: General Warranty deed (clean – no back taxes, no liens)
- MINERAL RIGHTS: reserved by previous owner
- DIMENSIONS (approximate): starting at SW corner, 321′ NE (along road) x 929′ NW (along road) x 1548′ E x 1502′ S x 1189′ W to POB
- FLOODPLAIN: not USGS surveyed
- WETLANDS: arroyo runs north-south through canyon terrain (middle-back of property) + across SE corner (see map here)
- ELEVATION: 6292 feet
- TERRAIN: flat + canyon
- CONDITION: undeveloped, light brush, old mobile home
- ACCESS: 1250 feet of direct frontage County Road N6269, a public dirt road
- POWER: off grid
- WATER: well would need to be installed
- WASTEWATER: septic system would need to be installed
- The built-in savings you receive on all Acretown properties frees up extra money to install a variety of conventional and more modern, non-conventional septic systems, like mound systems, pressurized dosing, plastic chamber leach fields, aerobic treatment, etc. (which have become popular solutions in rare cases of non-satisfactory perc tests).
- TAXES: $94.28 in 2024
- HOA: Woodland Valley Ranch
- HOA FEES: $200 per year
- DEED RESTRICTIONS: Woodland Valley Ranch CC+R’s
- residential & recreational use only
- mobile homes OK
- setbacks: 50′ from all sides
- non-commerical ranching & farming OK (except pigs)
- see full rules here
- ZONING: Agricultural (view full code here)
- SCHOOL DISTRICTS: Coronado (Elementary) – St. Johns (Middle School) – St. Johns (High School)
- NEAREST CITIES: St. Johns < Albuquerque, NM
- NEAREST AIRPORTS: Show Low Regional (1 hr 35 mins), Phoenix Sky Harbor International (4 hrs 27 mins)
- COUNTY GOVERNMENT:
- Assessor (928) 337-7624
- Treasurer (928) 337-7629
- Recorder (928) 337-7515
- Clerk (928) 337-7550
- Planning & Zoning (928) 337-7526
coming soon . . .
You can go view the property at your convenience – owner does not need to accompany. Please call/text us to let us know you’re heading out, so we can (1) confirm its availability (our land does sell fast), and (2) ensure we have our phone on us in case you need help or have any questions. We’d appreciate a couple hours notice if possible. In case you lose cell phone service, it may be helpful to print off as many helpful documents as you can before you head out there.
DRIVING DIRECTIONS: Click HERE to open the destination in Google Maps, and simply enter your starting point to get step-by-step directions.
- From this link, you can press “Directions” (on the left), enter your starting point, and Google Maps will provide you with step-by-step directions.
- You can also click “Send to Phone” if you’re viewing this on your computer
- And “Save” to download the directions so they’ll still work if you lose cell service.
If for some reason you’re having trouble with that link, you can navigate to GPS coordinates: 34.738200, -109.142548
WALKING THE PROPERTY LINES w/YOUR PHONE: We highly recommend downloading Google Earth to your phone if you don’t already have it. Then . . .
- Download the property boundary file (called a KML or KMZ file) here. You may be prompted to click “download” one more time, so do that . . . OR you may be prompted to immediately open the file with Google Earth and, in that case, do that and ignore the remaining steps. Otherwise . . .
- Open Google Earth
- Go to the main menu (the three horizontal lines at the top left of the screen), then Projects > Open > Import KML file > select the KML file you just downloaded (it should show up on that screen).
Now you should be able to see the property lines on the map, and the green dot represents where you’re currently standing. This is a very important tool to learn BEFORE you head out there. Please call us if you have any questions about it.
Outdoor enthusiasts will find plenty to explore nearby, from the scenic waters of Lyman Lake State Park, where boating, fishing, and over 50 miles of hiking trails offer endless adventure, to Becker Lake, a premier spot for fly fishermen chasing rainbow trout. For a dose of natural wonder, Petrified Forest National Park showcases surreal landscapes of colorful badlands and ancient fossilized wood—perfect for photography and hiking. The nearest town for groceries and local dining is St. Johns, home to The Market, Dollar General, and restaurants like Mickey’s and La Carreta D Luz. For larger retail options, the closest Walmart is also in St. Johns, while the nearest major city, Albuquerque, provides full urban amenities, entertainment, and air travel connections.
NEARBY – Patterson Ponds (50 mins), Lyman Lake State Park (60 mins), Lyman Reservoir (60 mins), Concho Lake (1h04 mins), Little Colorado River Walk (1h11 mins), Becker Lake (1h12 mins), Petrified Forest National Park (1h29 mins), Land Of The Pioneers Trailhead (1 hr 37 mins), and more!
ST JOHNS (45 mins, nearest town & grocery store)
- RETAIL – The Market at St. Johns, Dollar General, Circle K, and more.
- RESTAURANTS – Subway, Mickeys, La Carreta D Luz, El Cupidos Express, el Camino Restaurant, and more!
- MEDICAL SERVICES? Yes, Summit Healthcare Family Medicine, North Country HealthCare, Saint Johns Clinic, The Darling Center, and more.
- RECREATIONAL – Patterson Ponds, Lyman Lake State Park, Lyman Reservoir, Concho Lake, Little Colorado River Walk, Becker Lake, Petrified Forest National Park, Land Of The Pioneers Trailhead, and more!
ALBUQUERQUE (3 hr 36 mins, nearest major city)
OWNER FINANCING: We do offer owner financing under the following terms:
- Owner Financed Price = $29,900
- Down Payment = $6000
- Monthly Payment = $816.32
- Term = 3 years (36 months)
- Interest Rate = 10.9%
- No Pre-Payoff Penalty!
We have a two-week waiting period after the posting of our original MLS listing before we open up the owner-financing option. Also, if you would like to make a larger down payment in exchange for a slightly lower interest rate and/or fewer payments, we can certainly accomodate that, so just let us know! If you’d like to buy this property via owner financing, call or text Scott directly at 314.639.9777 or email him at info@acretown.com and we’ll get you set up!
OUTSIDE FINANCING: Your best deal for third-party financing will come from AgWest Farm Credit and their details are below:
AgWest Farm Credit is one of the best local land lenders in the area, and they require as little as 20% down up with interest rates as low as 8-9% for a term of 10-15 years, with no pre-payoff penalties. You can contact them by phone at (928) 348 9571 or visit their nearest office at: 1120 S. 20th Avenue, Safford, AZ 85546.
PERSONAL LOAN: At this price range though, a personal loan from your bank or credit union may be the easiest and quickest way to secure financing.
Call or text Scott directly at 314.639.9777 or email at info@acretown.com if you’d like to discuss an offer. If you’re a Spanish speaker, please ask for Andy on our team and he’ll be glad to help you.
FOR SALE BY OWNER: We are investors, and are selling this lot For Sale By Owner. You do not need to submit your offer through a real estate agent, and in our experience we close transactions more quickly and easily by having our dedicated transaction coordinator work directly with the Title Company and Buyers. We will also both save money on commission/fees by cutting out agents as the middle men. However, if you feel strongly about working with a realtor, then you’re welcome to have them contact us on your behalf. We do offer 2.5% commission to buyer agents.
WHY ARE YOU SELLING IT SO CHEAP? We are often asked why we price our properties at below market value, and the answer is really simple: because we can, and that’s our core business model. We are investors who purchase properties at a large volume and deeply liquidated rates, and by passing this discount on to our buyers, we can sell land quickly . . . and more of it! In fact, our average property only lasts 2-3 weeks on the market (vs. industry average of about 6 months).
DISCLAIMER: We attempt to provide detailed, accurate and up-to-date information in our listings, in order to help our buyers to the best of our ability. However, it ultimately remains the buyer’s responsibility to perform their own due diligence and double check any details that are of significant importance to you including acreage, utilities, buildability, and approved/allowable useage for the property. We are happy to help however we can.