7.48 RU-4 Acres, great candidate for custom/cheap construction through Cochise Owner-Builder Amendment!
Find your missing piece!
Listing Name: W of US191
Size: 7.48 Acres
Discounted Cash Price: $12,900
Or you could get this property today for as little as $1,500!
Ask us how!
Usage: RU-4 Rural
Location: West of US 191 near McNeal, Cochise County, Arizona
Highlights
- May qualify for flexible Cochise owner-builder program, allowing for non-standard building options and cheaper building costs!
- RU-4 supports rural residential uses!
- 7.48 flat acres for space and privacy
- Manufactured homes allowed, subject to permits
- Zone X; no mapped wetlands found
- Near Bisbee, Douglas, and Tombstone for daily adventures!
Details
Imagine shaping a rural retreat on 7.48 flat acres in the open high desert of Cochise County. This parcel W of the US 191 combines RU-4 residential flexibility with a zoning category that may qualify an eligible owner-builder for Cochise County’s Owner-Builder Amendment—an uncommon program offering reduced review and inspection pathways for hands-on rural home projects. Manufactured-home and qualifying site-built tiny-home possibilities add options, all subject to current county approvals.
The parcel sits near McNeal with Douglas, historic Bisbee, Tombstone, and some of southeastern Arizona’s best hiking, cave, and scenic destinations within day-trip reach. Its FEMA Zone X setting, lack of mapped NWI wetlands, and flat-to-gently-sloped terrain make a strong starting canvas for a buyer who values space and independence.
Call or text 520-445-3288 for current availability and next steps.
Stats
Size: 7.48 acres (buyer to verify)
County / State: Cochise County, Arizona
Location: West of US 191 near McNeal, Cochise County, Arizona
GPS Center: 31.5092, -109.6709
Zoning: RU-4 Rural
Cochise County Owner-Builder Amendment: May qualify; county approval required
Possible Dwelling Path: Site built homes allowed, A manufactured home is generally allowed as a dwelling in RU, subject to current county permitting, installation, utility, access, and code requirements.
Mapped Road Context: No confirmed direct county-road access; unmaintained platted ways
Utilities: No connection confirmed; line extension or alternative power likely. Well likely required; Douglas AMA rules apply. Septic/site evaluation required.
Terrain / Flood / Wetlands: Flat/brush; approximately 4,080 feet elevation. FEMA Zone X, minimal flood hazard. No NWI feature mapped on parcel envelope.
HOA / POA: No known association or CC&Rs.
Annual Taxes: Estimated about $60 annually; the current public-owner exemption will not establish the future private-owner bill. Buyer to verify after reassessment.
Disclosures
Access is the principal diligence issue. No direct county-road or presently drivable access route is confirmed. Platted ways appear undeveloped and unmaintained, apparent US 191 approaches were gated, and the possible W San Gabriel Drive approach needs legal, physical, and permission review before any site visit or development. Development is not ready to start. A buyer may need to establish legal/physical access, satisfy emergency/fire access, obtain an address through a habitable-structure permit, and secure all county and state approvals before construction.
Owner-builder eligibility is conditional. RU-4 appears to meet the zoning-density threshold, but the owner, project, parcel status, access, and application must satisfy current Cochise County rules. The program does not waive codes or non-building approvals, and its no-review path does not produce a Certificate of Occupancy.
No utilities are installed or guaranteed. A regulated well, septic system, power line extension or alternative power, propane, and private waste handling may be required. Costs, feasibility, easements, and service availability are unknown.
The parcel lies in the Douglas AMA. Domestic/exempt-well pathways may exist, but groundwater withdrawals and well construction are regulated; new irrigation of two or more acres is generally prohibited unless the land qualifies under historic-right rules.
Vacant-land camping and primary RV living are not allowed. Limited RV use may be possible only as an accessory to an established permitted use or active permitted construction and may require a Temporary Use Permit.
Acreage, coordinates, boundaries, and the legal description are approximate and require title or survey verification.
No known HOA/POA was found, but recorded restrictions were not ruled out. A title review should verify CC&Rs, easements, abandoned alleys, access rights, and all exceptions.
Buyer is responsible for verifying all information with the County as to what can and can’t be done with the property. Buyer will need to work with the County to obtain the proper permits if needed. Buyer will also need to confirm the availability of any utilities.
Common Buying Options
Cash and Same as Cash
Get the best pricing with the Discounted Cash price. This always results in the least total amount paid!
On some properties, we are also able to offer the cash price with no interest if you are able to fully complete the purchase in 6 months or less. For this to work, we ask for 50% of the total cash price up front, and then you’ll have the following 5 months to pay the remaining 50% in whichever fashion works best for you (2 payments of 25% each, 5 payments of 10% each, 2 payments of 20% each and 1 of 10%, etc). The funds are held in escrow by a state licensed Title Agency until closing, so everyone is secure. Title will close the sale once the total purchase price has been paid.
Financing
Yes! WE DO offer seller financing!
Keep in mind that we are a small family business, we don’t pull a credit report and we don’t charge any origination or early payment fees… so we need to charge a somewhat higher interest rate and cannot offer the discounted cash price on seller financed sales. Our annual interest rate varies, but if you have other sources of financing we encourage you to investigate those options first because if you can bring outside financing, that will allow you to take advantage of the discounted cash price!
The down payment amount for most properties has been established at a level that allows for a traditional close – you will own the property at closing! The future monthly payments are secured by a Mortgage or Deed of Trust, depending on the state the property is in.
If the down payment required for a traditional close is a problem, on select properties we also offer a lease purchase option with a much lower up front cost. With this option, you don’t immediately own the property. However you will have the right to access and use it as vacant land, and you will be building credit monthly towards its eventual purchase.
The monthly payment amount and the number of payments are negotiable in either case! It will basically depend on how long will you need to complete the payoff.
Note that not all options are available on all properties.
Give us a call to find the terms that work best for you!
Option 1: Low Upfront Payment + Low Monthly, but longest terms (No rush! Get it done when you can, with a higher total amount paid)
Option 2: Low Upfront Payment + High Monthly, for mid duration terms (Get it done at a comfortable pace, with moderate total amount paid)
Option 3: High Upfront Payment + Mid Monthly, but shortest terms! (Get it done and over with quickly, with less total amount paid)