TBD N6628, Saint Johns, AZ 85936 - Apache County

Backs a 200-ft painted rock mesa, 640-acre state land section on east, 26 mins to St. Johns, 70-ft well depths, AG zoning, alternative builds welcome. Owner financing at only $549/mo!

Your own gateway to Arizona's painted desert country awaits on this 43.5-acre property in Bonito Valley Ranch. A dramatic 200-foot painted rock formationa natural mesa of layered sedimentary rock in striking desert huesrises directly from your eastern boundary, creating a backdrop that transforms throughout the day as sunlight plays across its surface. Large boulders scattered at the base sit on your land, and your property extends halfway up the formation itself.

Located only 5 miles from Highway 191 and 26 minutes from St. Johns, you won't sacrifice accessibility for the sake of solitude here. POA-maintained dirt roads lead directly to the parcel, providing year-round access that makes this land actually usable for camping, building, or homesteading. This is high desert country you can reach on a Friday afternoon without the expedition-level planning that many remote properties require.

The terrain offers level ground in the centerideal for building sites or campingwhile the eastern edge climbs steeply up the painted rock mesa. At approximately 5,840 feet elevation, you'll enjoy Arizona's "sweet spot" climate: high enough to escape brutal desert heat but low enough to avoid the heavy snows of the White Mountains to the south. Summer days average 87F with cool nights in the mid-60s. Winter brings moderate temperatures with highs around 46F and an average of 20 inches of snowfall that melts quickly.

Water access is affordable here. Typical water depths in this immediate area average only 70 feetfar more economical than the 200-300+ foot depths common in surrounding regions. For off-grid buyers, this single factor can save thousands of dollars in well drilling costs, making this property particularly attractive for those planning to develop.

A 640-acre section of Arizona State Trust Land borders your entire eastern boundary, effectively extending your recreational territory beyond your property lines. For just $15 annually, an Arizona State Land

recreational permit grants access to this adjacent public land for hiking and exploring the painted desert landscape. Combined with nearby public lands surrounding the property on all sides, you're positioned within one of northeastern Arizona's most extensive networks of accessible wild country.

The property lies in Game Management Unit 2B, known for mule deer and pronghorn antelope opportunities. Elk are commonly seen in the area as well. Bonito Valley Ranch prohibits hunting within the private property of the subdivision, but the adjacent state lands and surrounding public areas provide opportunities for those with proper tags and permits.

Agricultural-General zoning provides maximum building flexibility with no minimum size requirements. Apache County welcomes alternative building methods including earthships, tiny homes, cordwood, rammed earth, and cobb construction. You can build a traditional home, place a manufactured home, or live in an RV with an approved septic system. The level terrain in the center provides natural building sites, while the dramatic painted rock formation to the east creates a one-of-a-kind backdrop.

Contact us for comprehensive due diligence information including surveys, plat maps, zoning documents, and POA information to help you make an informed decision.

St. Johns (26 minutes) offers full-service small-town amenities including grocery stores, hardware store, medical clinic, gas stations, and restaurants. Show Low (1 hour 16 minutes) provides major shopping. Recreation opportunities include Lyman Lake State Park (15 miles south), Petrified Forest National Park (1 hour), and Sitgreaves National Forest (2 hours). Multiple fishing lakes are within 25-45 miles.

The Bonito Valley Ranch POA maintains roads and charges $280 annually. The community welcomes residential, recreational use, and hobby ranches while maintaining a quiet rural character.

Annual property taxes are $110.78 (2024).

Cash Price: $34,400

Owner Financing: $6,750 down, $549/month for 72 months, $46,278 total. Zero interest, no credit checks, no prepayment penalties.

Most painted desert properties with dramatic rock formations sit at the end of unmaintained tracks or are so remote that weekend use becomes impractical. This 43.5-acre parcel gives you that stunning natural landmark as your backdrop while remaining genuinely accessiblePOA-maintained roads, 26 minutes from town, and 5 miles from the highway. The shallow well depths, state land access, and flexible zoning make this an exceptionally practical choice for off-grid living or recreational land ownership.

Ready to make this property yours? Contact Sean at Ashbrook Land Company today to place a deposit and get the paperwork started.