Northern Arizona has plenty to offer anyone looking for a little more space. Whether you’re interested in a weekend camping retreat, a future homesite, or a quiet place to enjoy the outdoors, rural properties in Yavapai and Coconino Counties offer a variety of possibilities.
One of the advantages of buying vacant land is the flexibility to decide how and when to use it. But not every property is suited for every purpose. Understanding a few basics about zoning, water, and development can help you find land that matches your plans.
Understanding Zoning in Yavapai and Coconino Counties
Zoning determines how a property may be used, including the types of homes and structures that can be built, recreational activities, and agricultural uses.
Both counties have several rural and residential zoning classifications. Some are intended for larger homesites and agricultural activities, while others focus more on residential development.
In Yavapai County, rural buyers will often encounter RCU (Rural Residential) zoning. In Coconino County, common rural classifications include G (General), AR (Agricultural Residential), and RR (Rural Residential).
These classifications can provide opportunities for residential and recreational uses, but the specific rules depend on the property and its zoning designation.
What Are Your Plans for the Property?
Before purchasing land, consider how you’d like to use it, both now and in the future.
- Weekend camping or RV trips: Rural properties can offer recreational opportunities, with camping rules that vary by county and zoning district.
- Building a home or cabin: Residential development may be possible, depending on zoning, setbacks, access, and building requirements.
- Manufactured or tiny home: These can be attractive alternatives to traditional construction, but not all zoning districts allow every type of home.
- Off-grid retreat: Solar power and other off-grid solutions can make remote properties appealing. Water supply and wastewater disposal still need to be considered.
- Gardening or homesteading: Rural zoning may accommodate gardens, chickens, livestock, and other agricultural activities, depending on the property.
- Long-term investment: Zoning, access, water availability, and surrounding development can all influence a property’s future uses and marketability.
RV Camping and Living in Coconino County
Coconino County offers some interesting possibilities for buyers who enjoy RV travel or are considering an alternative to a traditional home.
On qualifying vacant properties, the county allows temporary RV occupancy for up to 120 consecutive days per calendar year, subject to zoning, permitting, and other requirements.
The county also provides a pathway for permanent RV living in certain zoning districts, including qualifying properties in General (G) and Agricultural Residential (AR) zones. Additional permits and conditions apply.
These options can make certain Coconino County properties appealing for recreational use or a more flexible rural lifestyle. However, buyers should confirm the specific requirements with the county before making plans.
Yavapai County also has provisions for temporary RV camping, although its rules and permitted durations differ.
A property that works well for occasional camping may have different requirements if you eventually decide to build a permanent residence. Thinking about both your immediate plans and future goals can help narrow your search.
For more information, see Coconino County’s zoning and RV permit resources.
Water Options for Rural Land in Northern Arizona
Water is an important consideration when purchasing vacant land, particularly in rural areas without access to public water service.
In Yavapai and Coconino Counties, hauled water is a common solution for rural property owners, especially for recreational properties and off-grid homes. Water can be purchased from a water supplier or filling station and stored in a tank on the property. This can offer a practical alternative to the expense of drilling a private well.
Private wells are another option, although drilling costs, groundwater depth, and availability can vary considerably by location. Well drilling and groundwater use are regulated by the Arizona Department of Water Resources (ADWR).
Arizona also has regulations governing water rights, particularly for surface water and certain groundwater uses. Buyers planning agricultural irrigation or other significant water uses should investigate any applicable requirements.
The best water solution depends on how you plan to use your property. Someone visiting occasionally for camping may have very different needs than someone building a full-time residence.
For additional information about wells and groundwater regulations, visit the Arizona Department of Water Resources.
A Few Other Things to Consider
Beyond zoning and water, factors such as road access, utilities, septic systems, and property restrictions can influence how you use your land. These considerations vary by property and are worth understanding before making a purchase.
For a more detailed look at evaluating vacant land, check out our Vacant Land Due Diligence Guide. You can also find official zoning information through Yavapai County and Coconino County.
Finding the Right Piece of Land
Whether you’re looking for a place to escape on weekends, build a home someday, or simply own a piece of Northern Arizona, there’s a lot to consider—and plenty of possibilities.
The important thing is finding property that fits your goals, your budget, and how you envision using it.
At Open Skies Land, our goal is to make buying vacant land straightforward and affordable. We provide property details and resources to help you evaluate your options and make an informed decision.
Explore our available Arizona properties and find your own piece of Northern Arizona.
Disclaimer: This article is for general informational purposes and is not legal, zoning, or water-rights advice. Regulations and property conditions vary. Buyers should independently verify permitted uses, water availability, access, and development requirements with the appropriate government agencies and qualified professionals before purchasing or developing land.