Land for Sale in Cochise County, AZ

Current listings

The lead listing is Hereford acreage on Paloma Trail with a well. Owner financing is available on most of our Cochise lots; the terms, down payment and how the deed is held during the note are spelled out on the owner financing page and apply the same way to every parcel we carry.

Where Hereford is and why the land is different

Hereford sits above four thousand feet in high-desert grassland, with the Huachuca Mountains to the west and the San Pedro River to the east. It is one of the few places in southern Arizona where summer stays livable without a drive to the mountains, and it is close enough to Sierra Vista and Fort Huachuca that a commute is a real option rather than a theory. Our Sierra Vista page covers the town itself.

The San Pedro Riparian National Conservation Area, managed by the Bureau of Land Management, runs along the river a few minutes from these lots. That is roughly 40 miles of protected cottonwood river corridor that will not be subdivided, which is worth knowing if you are buying for the view and the quiet rather than for a future split.

Water: what a well on a Cochise County lot actually means

A well in place saves a rural buyer from drilling one. A new domestic well in the San Pedro Valley is priced by the driller according to how deep the water is, and that quote comes before the pump, the pressure tank and the trench to the house site, so get it in writing before you put a number on a lot without water. Our lots come one of two ways, and the listing says which.

A private well is on the parcel and is yours alone. The listing states the tested flow in gallons per minute and the depth if we have the driller's log.

A shared well sits on one parcel and serves a small group of neighbors under a written well-share agreement. The agreement is recorded against each parcel and spells out who maintains the pump, how electricity is split and what happens if a user stops paying. Read it before you close. A shared well with a clean agreement is a normal, financeable arrangement in Cochise County; a shared well with a handshake is not something we sell.

Hereford is not inside an Active Management Area. The Arizona Department of Water Resources lists eight of them, and none is the San Pedro Valley around Hereford; the Douglas and Willcox areas cover other parts of the county. ADWR describes an exempt well as a domestic well equipped to pump 35 gallons per minute or less, says a notice of intent to drill must be filed before any new well in Arizona, and requires a licensed well-drilling contractor to do the work. Confirm the current rule and your specific lot with ADWR before you rely on any of this.

Zoning: RU-4 and what you can build

These parcels are zoned RU-4, Cochise County's rural district with a four-acre minimum lot size. It allows a site-built home or a manufactured home, along with the barns, workshops and animals that go with a rural property. What it does not allow is cutting a four-acre lot into two. If your plan involves a guest house, a commercial kennel or more than the usual number of horses, call Cochise County Development Services before you buy, not after. We can tell you what the district says; the county tells you what it will approve.

Roads, power and the drive in

Access is by graded dirt road, maintained by the county on the main routes and by the neighbors on the spurs. The listing names the road and says whether it is county-maintained. A four-wheel-drive is not required in dry weather; during monsoon season, July through September, low spots can run with water for an hour or two after a storm.

Power runs on poles along the road, so getting service to a house site is a service-drop quote from the utility rather than a line extension across open desert. Internet is cellular or satellite. Propane is delivered. Septic is per-lot and requires a percolation test and a county permit, which is a normal step on a four-acre rural lot.

What land actually sells for in Cochise County

Buyers ask us whether our prices are fair, and the honest answer is the sold-price table on this page. It covers vacant parcels that closed in Cochise County over the last 24 months, counting sales of half an acre and up, and it shows the sale count and the typical price per acre for each size. Our Hereford lots sit in the 2-to-10 band with a well, which is the thing that pushes a parcel above the county median; a four-acre lot with no water, no power and a two-track road is the thing that pulls one below it. The same numbers for every county are on the Arizona land prices per acre page, and our lowest-priced parcels statewide are grouped under cheap land.

One more fact about the county: 48.7 percent of its 65,169 vacant parcels, 31,732 of them, are owned by someone whose tax bill goes to another state, mostly California, Florida and Texas. That is why so much Cochise land is for sale at once and why prices in the big grassland subdivisions east of the county stay low. Hereford is not that market; it is a smaller, well-served pocket next to a town with jobs.

How buying from us works

You pick the lot, we send the purchase agreement, and the sale closes through an Arizona title company with title insurance, exactly as it would with an agent. Because these are unsubdivided rural parcels in an unincorporated area, you will receive the affidavit of disclosure required by A.R.S. 33-422, which states in writing the legal access, the road maintenance, the utilities and the water situation. We fill it out from the same facts on the listing. If you are paying cash, closing is typically 7 to 21 days. If you are using our owner financing, the title company records the deed and the carryback at the same time, and you get a payoff statement any time you ask.

Questions about a specific lot go through the contact form or the phone number at the top of the page. We answer them ourselves.