Saint Johns, AZ Land for Sale: 40 Acres with Paved Road Access
For buyers comparing rural Arizona acreage, this parcel is the kind of listing that deserves both attention and careful verification: 40 acres, a low cash price, and owner-finance terms, paired with several site details that still need to be confirmed through Apache County and local service providers.
The property is listed as vacant land in Saint Johns, Apache County, Arizona, with the location field referencing Hwy 191, ZIP 85936. The supplied parcel number is 2205200A, the legal description is 205-27-070, and the listed size is 40 acres, or 1,742,400 square feet. The cash price is $24,995, with an owner-finance price of $31,995.
The key caveat is that zoning, utilities, buildability, water, septic, and the legal details of access are not established by the supplied data. The listing notes road access as “Dirt Road And Paved” and utilities as “Please, contract county,” so a serious buyer should treat this as a research-ready land opportunity rather than a fully verified homesite.
Property snapshot
Here are the supplied facts that matter most before you decide whether this Apache County land belongs on your shortlist.
There are no building details supplied, so planning should start with land-use, access, utility, and permit research.
This is the listing’s location field; confirm the exact parcel position with county records and mapping before relying on the address reference.
Apache County is the jurisdiction to use for assessor records, GIS review, zoning questions, and many permit-related checks.
The acreage gives meaningful room for rural planning, but usable area depends on boundaries, terrain, access, restrictions, and any environmental constraints.
These identifiers are essential for matching the listing to assessor, GIS, title, and closing documents.
The supplied deed type is a buyer-relevant closing detail, but title review should still check liens, easements, reservations, and restrictions.
This is listing language, not proof of legal access, maintenance responsibility, road quality, or seasonal passability.
Utilities are not confirmed, and the tax figure should be checked against official county records for amount, period, status, and any assessments.
Saint Johns and Apache County setting
Saint Johns is the county seat of Apache County, which is useful from a buyer’s perspective because official county records, mapping, zoning, and land-use resources are central to verifying a rural parcel like this one.
The parcel-specific facts supplied here are the city, county, ZIP, coordinates, parcel number, acreage, and the listing’s Hwy 191 location reference. General area context should not be substituted for parcel verification: rural Arizona properties can vary significantly in access, utility proximity, drainage, and permitted uses even within the same broad area.
Apache County provides official assessor and GIS resources, and its planning, zoning, and engineering functions are relevant for buyers considering a homesite, RV setup, agricultural use, access work, septic, wells, or floodplain review.
Potential uses and buyer fit
The 40-acre size may appeal to buyers looking for rural land with space to plan, hold, or evaluate for future improvement. However, the listing categories should be read as marketing and classification signals, not as legal zoning approvals.
Any residential, agricultural, RV, mobile home, recreational, or off-grid plan should be conditioned on Apache County zoning, permits, legal access, utility options, water source, septic feasibility, floodplain status, deed restrictions, easements, and any applicable subdivision or road rules.
- Rural homesite planning, only if zoning, legal access, water, septic, utilities, setbacks, and permits support the intended build.
- Long-term land holding for buyers who want Apache County acreage and are comfortable completing title, tax, access, and boundary review.
- Off-grid or recreational base planning, only after confirming legal use, safe access, waste disposal rules, water options, fire and camping limits, and any RV restrictions.
- Agricultural or open-space use, subject to zoning, soil and terrain suitability, water availability, fencing needs, grazing or cultivation rules, and access for equipment.
- Mobile home or RV use as a possibility to research, not an assumption; verify county rules, duration limits, permitting, septic, water, and utility requirements first.
Due diligence checklist for this parcel
Use the parcel number, legal description, and county resources to move from listing facts to verified buyer confidence.
Match the parcel in county records
Look up parcel 2205200A and confirm that the owner, legal description, acreage, tax record, and map location align with the listing and title documents.
Review the parcel in county GIS
Use official mapping to inspect boundaries, nearby roads, apparent access routes, adjacent parcels, and the relationship between the listing pin and the recorded parcel.
Confirm zoning and permitted uses
Ask Apache County which zoning classification applies and what uses are allowed. Do this before assuming residential, agricultural, RV, mobile home, camping, or business use.
Verify legal and physical access
The listing says “Dirt Road And Paved,” but a buyer should confirm whether access is public or private, whether easements exist, who maintains the road, and whether the route is usable year-round.
Research utilities, water, and septic
Because utilities are not confirmed, contact the county and relevant providers. Verify power availability, well or hauled-water options, septic rules, wastewater requirements, and the cost of any extensions or improvements.
Screen floodplain and drainage risk
Check county engineering and FEMA-related resources for the exact parcel location. Rural land can have drainage features or floodplain limits that affect roads, septic, grading, and structures.
Review title, deed, and restrictions
A Warranty Deed is listed, but closing review should still address liens, easements, mineral or access reservations, covenants, road agreements, and any restrictions that affect use.
Verify taxes and financing obligations
Confirm the listed tax figure and any delinquency, special assessments, or exemptions. If using owner financing, review the full contract, payment schedule, fees, due-today amount, default terms, and whether taxes are included.
The Apache County Assessor is the best official starting point for parcel and tax verification. Use it to begin checking parcel 2205200A, then cross-reference mapping, zoning, and permitting details with the appropriate county offices.
Owner financing terms explained
The listing shows two purchase paths: a $24,995 cash price and a $31,995 owner-finance price. For financed buyers, the supplied terms list a 5.25% interest rate, a 66-month loan term, monthly taxes of $10.52, a total monthly payment of $560.06, a $10.00 loan processing fee, and $895.00 due today.
Those numbers are useful for affordability screening, but they are not a substitute for reviewing the actual purchase agreement. Confirm whether taxes, fees, servicing rules, payoff terms, late fees, and default provisions match your expectations before committing.
- Is the $560.06 total monthly payment fixed for the full 66-month term under the final agreement?
- Are property taxes collected monthly, paid separately, or reconciled later?
- What happens if the buyer wants to pay off the balance early?
- What fees, if any, apply beyond the listed loan processing fee and due-today amount?
- When does the deed transfer under the owner-finance structure?
Cash purchase vs. owner financing
The cash price is the lower listed purchase price and may be simpler for buyers who can complete the acquisition without monthly payments. Cash buyers should still budget for closing costs, taxes, title review, and any due-diligence work before and after purchase.
Owner financing may reduce the upfront barrier, with $895.00 listed as due today, but it comes with a higher purchase price and a 66-month payment obligation. Compare the total cost, contract terms, and your intended holding period before choosing the financing route.
Questions buyers may ask about this property and area
Bottom line for buyers
This 40-acre Saint Johns listing offers a straightforward set of headline facts: Apache County location, parcel number 2205200A, Warranty Deed, $24,995 cash price, and owner financing listed at $31,995. For buyers seeking rural Arizona acreage with flexible planning potential, those facts make it worth a closer look.
The tradeoff is verification. The supplied data does not confirm zoning, utilities, water, septic, buildability, flood status, or the legal details of access. That does not make the parcel unsuitable; it means the right buyer should approach it with a checklist and confirm the fundamentals before making plans.
If the price and acreage fit your goals, review the full listing, gather county records, and ask direct questions about access, utilities, title, and financing before moving forward.
Ready to review the full property details?
See the listing page for current availability, seller contact options, images, and purchase steps supplied by LandCentury.
Continue your Arizona land search
You can also browse related Arizona land, vacant land, owner-finance opportunities, and mobile home or RV land categories to compare this parcel against other options.
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