36.25-Acre Off-Grid Parcel Listed East of St. Johns at $23,399
A 36.25-acre recreational parcel in the Woodland Valley Ranch subdivision east of St. Johns was listed Jan. 7, 2026, with an asking price of $23,399 and seller financing available. The off-grid lot, zoned A-Gen and located at roughly 34.5262, -109.1139 with elevation around 5,996 feet, may appeal to local buyers, seasonal residents, and developers weighing land costs, infrastructure needs, and long-term appreciation potential.
A newly posted land listing offers 36.25 acres of off-grid recreational property in the Woodland Valley Ranch subdivision east of St. Johns, priced at $23,399 and advertised Jan. 7, 2026. The parcel is identified by tax parcel number 203-83-902 and includes GPS coordinates of approximately 34.5262, -109.1139. At the listed price, the land works out to roughly $645.50 per acre, a figure that immediately frames its appeal and constraints for local buyers and investors.
The listing describes the lot as suitable for an off-grid home, manufactured home, RV or ranch use, and notes seller financing is available. The entry also lists the zoning as A-Gen and records community property owners association obligations that cover road maintenance and access to a community well for hauling water. Elevation is listed at about 5,996 feet, which is relevant for construction planning, water availability and seasonal access.
For Apache County residents, the listing underscores a number of practical considerations. The low per-acre asking price reflects the parcel’s rural nature and lack of utility hookups; buyers should factor in costs for water hauling or well drilling, septic systems, solar or generator power, and any road improvements beyond those covered by the POA. The community well reduces the immediate need for a private well, but hauling water adds ongoing operating costs. The recorded POA fees and parcel identifiers included in the listing are useful starting points for title and tax due diligence; the listing notes a recent tax amount but prospective buyers should verify current taxes and any outstanding assessments with county records.
From a market perspective, seller financing can broaden the pool of potential buyers by lowering upfront cash requirements, which may accelerate sales in a market where affordable acreage is scarce. For developers, A-Gen zoning typically favors agricultural or general rural uses and may limit dense subdivision without rezoning or special approvals, so feasibility depends on county planning rules and available infrastructure.
Long-term value will hinge on regional infrastructure investment, water access, and demand for recreational and rural land around St. Johns. Verify county building and well-permit requirements, review the POA covenants, and obtain a survey and title report before pursuing purchase. The listing provides the basic identifiers needed to begin that process for anyone monitoring land availability in Northern Arizona.
Sources:
Know something we missed? Have a correction or additional information?
Submit a Tip
