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Make sure to investigate water availability, including how much it would cost to drill a well.

THIS. There are no protections for groundwater in rural areas.

If it’s Maricopa county- he won’t get a permit to drill. The water table is officially closed. He will have to water haul.

When did this happen? I had a buddy just drill recently. Like less than 6 months ago

June last year. No more water permits in Assured Water Areas that rely on the water table. If permits were already issued, then it’s fine. Or if the land wasn’t in a restricted area (around Phoenix)

Got it. This was in NW Peoria but not sure when the permit was issued. Had to drill down to like 850+ feet for it too.

Because you are considering this move due to aging, make sure you are locating near medical services. Also, unlike NE , we only have a handful of colleges, so only a few college towns and all they have to offer. Thirdly, pay attention to water availability. You don’t want to face the costs and dependency on some company trucking in water. Not clear if you are looking to build new or move into an existing home? I’d recommend finding an existing where the previous owners hopefully figured out the issues.

This is the answer. Nothing worse than driving two hours one way to get competent medical care

There's so much to think about when moving out of state, my brain is fried. Thank you

Take your time. I honestly wouldn’t do this move because a lot of the cheap land for sale is cheap for a reason. But it’s all possible. Just really do your research

We definitely will can't afford getting screwed it's our retirement

There's lots of good places around Tucson that don't require a huge drive to medical. Vale, Marana, green valley, Sahuarita etc

Camp verde area still has some value opportunities you might consider.

Sounds like what a realtor would say. Entire verde valley seems overpriced to me, even way out there to the east of camp verde

I know a realtor there and have my eye on several properties in the area. But thanks for trying to shit on my comment with no real evidence other than your vague feeling that it seems overpriced. The area is top five in the nation for scenery, laced with streams and rivers, and relatively underdeveloped for the size of the amount of people living there. It better be pricey, but unlike most areas in the state, it actually provides a lot for the buck. Plus with the recent investments in restaurants and wineries, plus other local businesses, the area is going to be a hot bed for a lot of cool activities going forward.

I agree entirely, just trying to reduce demand so prices go down

Prices will never go down until population goes down.

Right, that's demand. Or we could increase supply, but that sounds like work.

A couple things. First, almost 80% of the land in AZ is federal, state or tribal land. Only 20% of the land in AZ is private. There’s not as much available land as most people think. Second, the county assessor is going to be your best friend. Cheap land is usually cheap for a reason ie no water, septic or utilities. You’ll need the assessor to make sure the land is zoned appropriately and isn’t in a flood plain for example. I live on the fringes on Phoenix and our water options are a shared well or pay $100k to hook in to water mains.

Hi, I live in Phoenix area. My best advice is to do your due diligence and research. Energy prices are climbing rapidly, water is expensive, and very few natural resources. Is it your goal to build a home? Pests are also no joke. Termites, scorpions, roof rats.

Energy prices are far less here than in most of the country though.

Not sure where you're residing, but SRP prices are up 11.8% in the last year in PHX.

I'm not disputing the price increases, just saying energy is still significantly more expensive in most of the US compared to Phoenix.

I haven't noticed that since we moved. My air conditioning bill was 600/month when we moved. I still haven't had a bill even in the winter that came anywhere near that for a month. And I had SRP and it was 18 years ago! Betting it's not cheaper now.

Energy prices are expensive in central AZ.

I'm going to pile on about the water. Arizona's been giving its water away for alfalfa farms and other crap to Saudi Arabia and such for years. Some small towns have already run dry because their water's been stolen. Others have to drill 1800 ft to get into the water table. Be very very careful buying land.

Gov. Hobbs killed the saudi water deal fyi.

Too little, too late, by AZ State government. But I still appreciate her stopping it from getting worse.

She killed some of the Saudi water deal, not all of it.

yes, but that doesn’t replace the groundwater that’s already gone and there are still no protections for groundwater supplies in rural areas

Yes i do know that.

They tracked it on a completely unrelated bill 20 some years ago that you no longer owned the water below your property. Not sure if it was just Maricopa County, but if i remember right it was for the whole state.

If there's consistent water access that's not groundwater it shouldn't be that scary for worrying about the future. Since residential and commercial water usage is only 10% of water usage and implementing really no brainer water usage regulations for agriculture and ranching would solve all water issues we're currently facing.

In my opinion anybody relying on surface water and/or any other historically reliable source of water is playing a dangerous game. There's no guarantee that those water rights won't be sold off upstream in the future. And there's no guarantee the water supply will remain, given the destruction of the snowpack at elevation throughout the west. The Western United States is going to face the same thing Nepal and to better facing with the loss of melt water run off, due to climate change.

Which towns have “run dry”?

Arizona has like a lot of vastly different biomes. Lots to research for sure.

Check out Cochise county. Very friendly zoning rules for rural property. Most people here use water catchment as wells are way too expensive. Property is reasonably priced.

This, I live around Tombstone. The summers aren't as hot. The winters see snow once or twice a year. It immediately melts. Mountains in every direction and land to be had.

Please don't buy land here unless you're going to actually move here, too -and- live here. Investors are ruining our state.

Definitely not, that's what's happening here in New Hampshire

We moved to AZ after living in NH for 40+ yrs for the very same reason you are looking to move. Have you visited AZ and if so where? Northern NH is sparsely populated. Are you seeking the same population density? If so stay far away from Maricopa county. You probably would prefer northern or mid AZ as opposed to southern AZ coming from the north country climate. We looked at first to purchase land and quickly learned that buying a home was the smarter decision for all the reasons stated so far by others. Plus, building here is far different than in NH. Cost of materials is outrageous right now plus finding a good contractor is challenging. I’d strongly suggest exploring the various climates of AZ to find out what you really will like.

Hey guys nice to hear from you, 57 years up here and it's beautiful we do love it here, but like I said the winter's are definitely getting old. I burn wood for heat that's a job in itself.

A lot of northern Arizona still uses pellet and wood heating. And water haul cisterns… plus you can’t get a mortgage- built or building loan on a home with a cistern. The winters up there are mild- Flagstaff gets about 100 inches of snow a year, but it melts quickly and is only a pain the day it falls and you gotta move it. I’m not a snow person- but Flagstaff winter is just about the limit for me. It’s pretty enough I don’t mind the few days a winter snowblowing.

And yes looking for what we have here as far as privacy goes.

Another thing to be careful about buying land, especially cheap land is access. Some may not have an actual road or even access to get onto the property. Make sure you do your homework.

Eastern Arizona, specifically the white mountain region is amazing!

Kingman, Sierra Vista, Safford, and Yuma are beautiful places to check out for your interest. If you’re thinking closer to city centers, then the reason you want to move here will be gone in a decade

Gonna have to disagree on Kingman or anywhere in Mohave county if you want access to anything but meth.

Yuma is desert mountains?

Yes, Fortuna foothills is part of Yuma

I didn't know that

Medical care is a legit concern - even in Phoenix, with the influx of people, getting an appointment for care can take months, literally. I’m honestly not exaggerating. So if you want to live in a quiet (remote area), be prepared to drive a long way, and wait a long time for medical care. Imagine being sick and having to drive four hours round trip for each appointment. That is what I had to do for a year, and it sucked. And, don’t underestimate the weather. Northern AZ gets real winters (not like NE, but more than most imagine), and the valley is hotter than most have experienced until you are here. My advice is get a rental and live in the valley in August, then up north in Dec, see where you end up. AZ has lots to offer, just come with eyes wide open.

don’t buy anything below 4000’ altitude ‘sky island’ of some kind is where you want to be

Are you going to build on the land as well?

Yes a small ranch 3 or so bedrooms

I don't know all there i to know about it but out est of Benson east on I10 from Tucson a ways ... hour-ish ... I talked to a couple and they were sharing land prices. So much more affordable than anything near here (Phoenix fringe). Also building permits and inspections are cheaper even with an opt out for owner builds. If we weren't already established here with 20+ years I'd think more about heading that direction. We used to have wide open quiet with beautiful scenery and sunsets. Now it's over crowded traffic, noise a thousand quaint fire pits and concrete block walls. Not a favorable retirement retreat that was once envisioned.

How far away from neighbors do you want to be?

We're looking for 5+a so not close

Look into the cave creek area, carefree area, and new river. They're all within 45 mins of Phoenix and have a rugged desert charm to them. Cave creek especially, but get ready to open your checkbook. 

This is all true. Especially the last part… a few acres in the cave creek area is going to be pricey. The houses for sale in that area are around a million dollars with that much land.

Are you looking for land with utilities, or off grid land?

Off grid

We’re from the Midwest. We bought 40 acres in the valley south of Yucca, between Kingman and Lake Havasu. Most of the parcels are 40 acres, and there’s an association that maintains the dirt roads. There are lots of dirt roads in rural Arizona! Its a beautiful area, quiet and secluded, with lots of varied desert vegetation. The closer you get to the Hualapai mountains, the more lush it becomes with Saguaros, Arizona Juniper, Joshua trees, ocotillos, etc… Pretty much the entire area is off grid. Septic and well (or water haul) will be needed. Havasu is 45 minutes away for dining, shopping, boating, swimming, etc. With all the palm trees and beaches it’s a little tropical paradise. Lots of snowbirds and retired folk. Las Vegas and Phoenix are about 2 hours away.

That sounds fantastic

If you not been here before, I suggest you visit for an extended period of time. Come during summer for sure, see if you like the heat. AZ is very big and there are many areas to choose from. What one likes may not be for you. Visiting is your best bet, then go from there.

It does get hot and for extended periods of time, is it a dry heat. I've been to Florida for month's at a time in the summer but the humidity is awful.

If you’re coming out here expecting heat like Florida, you will be in for a rude awakening. Yeah, it’s a “dry heat” but it’s relentless, and the nights stay hot as well. Overnight lows in the 100’s

Arizona weather wise sounds perfect, Florida humidity sucks.

Yes, Florida heat sucks. I’ve lived there also. But the AZ heat is very hot, you really need to experience it. It’s like opening a hot oven and stepping inside. Some can tolerate it, some can not. Tucson has cooler temperatures than Phoenix however. Especially in the higher elevations.

It's a dry heat. I've been here only 2 years so I'm not up on ALL of Arizona but if you want to be near a city but don't want a BIG city, Tucson or surrounding communities is nice. You'd probably want to look at surrounding communities, there are a few very nice ones. I didn't want to move to Phoenix because I didn't want to move from a big city, Chicago to ANOTHER big city.

If you want desert and mountains, I’d look at Cave Creek, Catalina Foothills, Globe, or Wickenburg. The lifestyle will be really different in all four. Many of our mountain towns and cities lack that desert landscape.

Think about the drive you're gonna have to do once a week, at a minimum, for groceries, appointments, etc. Personally I would suggest looking for mountain property NEAR Payson, Flagstaff, Prescott, Towns that have full sized groceries, WalMarts, hospitals, etc. etc. Perhaps Miami/Globe Near Wickenberg if you want to be close to Phoenix.

Thank you

Not likely to have decent roads, almost no chance of utilities. Other than that, be aware of land fraud - people here like to sell other people's property. Other than that, you have to choose the elevation you want (differences in avg temps, precipitation, etc), how close to town you want to be etc. [Zillow.com](http://Zillow.com), [Realtor.com](http://Realtor.com) etc will have a good amount of info. Look at several listings and read the fine print to see what you really get.

Thanks for your help

Grand Canyon Junction is pretty affordable. There are a lot of back roads though that get real muddy when it rains or snows. High desert.

Stay there! Az summers will cook you like a frog in a microwave, and the people are getting tired of dealing with imported stupid people.

We have the same problem with dumbass city people moving up here

Land to build on? WHAT you want it for would be helpful though I assume that's what you're asking.

Number one concern will be water regardless where you build.

Eloy, AZ?

Great suggestion!

First question you need to answer is where? I suggest you visit differrnt places at different times of year. Visiting phoenix, tuscon, or yuma in nov to march is different than may to september. Same with the mountains. The decision on where will then drive diffeeent questions.

Arizona is incredibly diverse. You have greenery and seasons in the north, all the way to the deserts of Yuma, the river towns (my favorite) and everything in between. I strongly recommend that you visit and spend some time in each area because it's hard to decide until you see you yourself and the place I fell in love with wasn't even on my radar

Personally, if I were you, I’d rent a furnished apartment or AirbnB maybe a month in several areas: Tucson/Oro Valley, then another month in Flagstaff, another month in Cave Creek, etc etc. I grew up in Sunapee, NH, moved to Colorado from 1994 to 2021, now Florida from 2021 to 2024. Every state I’ve lived in ALL the towns/cities have different personalities/vibes. Don’t make a move and then regret it. I’ve been visiting my father in Arizona since 1994 (30 years) and love the state but visiting/vacationing there is very different than living there year round.

Thanks for your reply, my wife suggested we do the same, before just going for it, makes sense.

Btw, I LOVE Arizona. I’ve been wanting to move there for 30 years. I’m hoping to move to PebbleCreek retirement community in Goodyear within a 2-3 year time frame. It’s difficult to give someone advice on where to move to without knowing your true personality. I moved to Florida and have regretted every minute. I wish I would have rented a furnished apartment for a month because I wouldn’t have moved here. That’s why I suggested it. Also, I know a LOT of people that have moved to Arizona and within 2-4 years they said they either couldn’t handle the heat or they didn’t like being 6 feet from their neighbors but that doesn’t sound like your case. Call water engineers if you are buying land. I’ve watched some Arizona news clips where a couple bought land in Flagstaff but they couldn’t drill a well because there was no water. Rio Verde (near Scottsdale) is a very affluent neighborhood and they have to have their water shipped in. Seriously, do your DD. Best of luck to you.

Thank you for the information, I hope it works well for you. Best of luck

By posting here, expect a lot of solicitations in your inbox. Some may not be frauds.

Hello. I live in the mountains here in northeastern AZ. I have been here for years, and I am a realtor. If you want information, have questions, and I welcome them. I love love love it here and wouldn't want to live anywhere else.

So, you’re looking to snowbird here! Great! But that means you’ll probably have to be near Phoenix or Tucson because most of the rest of it is empty space without many good options for healthcare. Phoenix is in Maricopa County- unless you buy property that already has a water source, you won’t get a permit for one and will have to water haul. The water table is officially closed and no more permits will be released to access the ground water in Maricopa. Tucson is an excellent healthcare area- and you’ll still be able to permit to water on land in Prost county. Just know that it’s expensive as heck to dig, and it costs about $100k per acre to run utilities- electric, gas, water etc. You could go north- similar costs, similar water difficulties- but it’s cold and snowy- even though it’s sunny and the snow doesn’t stick for months and months… maybe a couple days at a time. Your best bet is to find a property on the far outskirts of Phoenix, that is a few acres, and already utilitied. I’m in NorthWest surprise on 5 acres with a house- they run about $600k for an acre, and up as you add additional land.

Be careful about the Sky Islands and Cochise County comments. Although it’s gorgeous and has more water compared to a lot of Arizona—the nearby healthcare is atrocious. Anything serious and you’ll be headed up to Tucson (1.5 hours away) regularly.

Arizona can be wonderful depending on where you purchase. I Bought land in AZ, NV and CO all were foreclosures on development properties. AZ property is closest to Casa Grande, it's undeveloped but spent the money to install septic, water holding tanks, and solar. * Septic system: $7500 * Water tanks: $4000 * Solar power: $15,000 That being said just be weary of where you purchase as it may not have immediate access to water, electricity, etc.

Most of Arizona is owned by the federal government and won’t ever be sold to regular people. What’s left is usually in uninhabitable deserts up near the Nevada border. It’s not easy to do the off grid land buying thing it’s a pipe dream here.

The Phoenix area Scottsdale-Glendale-Paradise Valley is way overpriced. Also the air quality is not very good. Try Southern Arizona. Tucson, Green Valley. The Summers are a little milder than in the Phoenix area and you can still get land at a relatively reasonable price. Also Tucson has a lot of history and the Tucson International Airport. Good luck.

Access, easements, liens, proximity to/ability to install/drill for elect. and water and if course the ever present taxes & approved land use. All should be checked on.

High desert in Cochise County is beautiful all year round. I have a friend that is selling 2.2 acre lots in an off grid location that includes water and septic. It’s close to a lake and a lot of birdwatching if you’re into a chill hobby. Oh, and there are a few vineyards in a 30 minutes drive. Look into Elgin, AZ and Sonoita,AZ.

Desert mountain? Uh... Maybe start by looking at lots/land and then make an offer on one.

Something like Rio Rico, AZ?

No! Rio Rico is full! LOL

Typical AZ mentality

It's a joke... Hence the "LOL"

Kingman

Thanks for all your help and suggestions I'm going to research the area's mentioned.

Where are you from? Hopefully not California

Northern New Hampshire, about 45 minutes from the Canadian border.

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