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. There’s actually a pre-existing mobile home on-site that’s likely best used as storage.

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, text, or email Scott if you have any questions or would like to make an offer. If you're a Spanish speaker, please ask for Andy on our team and he'll be glad to help you. We've posted a lot of info below - including critical instructions for visiting the property - so please keep reading.

Property Description:

Address: 84 County Road N6269, Saint Johns, AZ, 85936

Size: 37.04 Acres

GPS Coordinates: 34.738200, -109.142548

Full Legal Description: Available upon request

Plat Map/Survey: Available upon request

Title: General Warranty deed (clean - no back taxes, no liens)

Dimensions: 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

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

Taxes: $94.28 in 2024

Hoa: Woodland Valley Ranch

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)

ZONING: Agricultural

residential & recreational use only

mobile homes OK

setbacks: 50' from all sides

non-commerical ranching & farming OK (except pigs)

Inquire for Full Restrictions

School District: 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)

Visiting the Property

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.

Driving Directions: Simply enter your starting point to get step-by-step directions.

You can navigate to the following GPS Coordinates: 34.738200, -109.142548

Local Attractions

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.

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!

Call, text, or email Scott 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.

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 buyers 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 usage for the property. We are happy to help however we can.