Land for Sale in Snowflake, Show Low & Heber-Overgaard

Snowflake — open high desert, about 5,600 ft

Snowflake is the most open of the three: high desert grading into ponderosa pine, with a strong ranching and farming character and larger rural parcels. It was settled in the late 1870s and named for its founders, Erastus Snow and William Flake. It is also where we are based, so it is the ground we know best.

Show Low — the regional hub, about 6,400 ft

Show Low sits at roughly 6,400 feet in pine forest and open meadow, and it is the town the rest of the White Mountains drives to for shopping, work and services. Land around it ranges from small rural residential lots to wooded and recreational acreage. Pick Show Low if you want services close to the land.

Heber-Overgaard — forested Rim country, 6,600–6,800 ft

Heber and Overgaard are adjacent unincorporated communities on the Mogollon Rim, heavily forested in ponderosa pine and noticeably cooler in summer than the rest of Arizona. Winter brings freezing nights and snow that can lie for several days. It is the quietest of the three and draws retirees and second-home buyers.

Can I buy with owner financing, or do I need cash?

Both, on most parcels — each listing says which applies to it. Owner financing starts at $500 down and $200 a month at 10% APR, with no credit check and no prepayment penalty. Paying cash costs less overall because you skip the interest entirely. The two listing hubs on this site show what is currently available each way.

How do I check that a parcel has legal road access?

Ask us, then confirm it with the county before you sign — access is the single thing most worth checking on rural land. Every listing carries the APN, which is what the county and the Assessor's records key on. Some parcels meet a maintained county road; others are reached over dirt that nobody in particular maintains, and that difference matters in February.

What are property taxes on vacant land in Navajo County?

The county Assessor sets them each year from the parcel's assessed value, and the rate varies by tax area, so the only trustworthy figure is the one for that specific parcel. Look it up by APN on the Assessor's site or call the office. While one of our parcels is under owner financing, the taxes are included in your monthly payment and we pay them.

What can I build on rural land in Navajo County?

Most parcels outside city limits allow one single-family dwelling — site-built, manufactured, or an Arizona Department of Housing-approved factory-built home. Guest houses and home occupations are allowed with an Administrative Permit. Minimum parcel size, setbacks, and whether horses or farming are permitted all change with the zoning district, so check the parcel's own district with county planning at 928-532-6040.

Can I park an RV on the land while I plan a build?

A temporary RV permit is available only after you hold a building or mobile-home permit for the main dwelling, and it lasts up to one year. Raw land with no build underway does not qualify under the county ordinance. Inside city limits the city's rules govern instead. Confirm with the county before you plan on living on the parcel during construction.

Do these parcels have water, power and septic?

Assume not, and price it in. Rural parcels in this county typically need a septic system and either a well or hauled water, and power may require a utility extension from the nearest line. The distance to that line is the number worth asking about early, because it is the cost that surprises people. Some lots are far closer to service than others, and we will tell you which is which.

What are winters like at 5,600 to 6,800 feet?

Cold enough for four real seasons, which is most of the reason people buy up here. Snowflake, at roughly 5,600 feet, gets cool winters with occasional snow. Heber-Overgaard, at 6,600 to 6,800 feet, gets more of it — nights below freezing and snow cover that can last several days. Plan for heating, insulation and a driveway you can get out of.