While the introductory promotional text describes a 234-acre parcel in Maine, the attached official MLS data sheet (ARMLS #7020567) details a 24.69-acre off-grid property located in Chino Valley, Arizona (ZIP 86323). Positioned in the Cedar Heights subdivision, this property features an 834-square-foot, 1990-built A-frame house offered at an asking price of $180,000.
Offered at $215.83 per square foot of living space and $7,290.40 per acre, this property provides an off-grid residential homestead bordering public preserve land. The 1-bedroom, 1-bathroom A-frame cabin sits in “fixer” condition and is equipped with solar panels, a private septic tank, hauled water infrastructure, connected gas utilities, and a wood-burning fireplace.
Originally listed on June 3, 2026, for $250,000, the property has undergone five price reductions totaling $70,000 (-28.0%) over 122 days on the market, bringing the current price down to $180,000.
Property Overview and Specification Summary
| Property Parameter | Official MLS Listing Disclosures (ARMLS #7020567) |
| Street Address / Region | Chino Valley, AZ 86323 (Cedar Heights Ls 3/70) |
| Parcel Identification Number | 30647010X |
| Current Asking Price | $180,000 (Reduced by $20,000 / -10.0% on August 27, 2026) |
| Original List Price (June 2026) | $250,000 |
| Cumulative Price Reduction | -$70,000 (-28.00% total drop from initial list) |
| Total Land Footprint | 24.69 Acres (1,075,496.40 Square Feet) |
| Price Per Acre | $7,290.40 per acre |
| Price Per Square Foot of Land | $0.167 per sq. ft. |
| Finished Residential Living Area | 834 Sq. Ft. (Two-Story A-Frame Structure) |
| Price Per Square Foot of House | $215.83 per sq. ft. ($216/sq. ft.) |
| Bedrooms / Bathrooms | 1 Bedroom / 1 Full Bathroom (Master Downstairs) |
| Year Built & Architectural Style | 1990 / A-Frame (Fixer Condition) |
| Construction Envelope | Wood Frame Construction, Wood Siding, Metal Roof |
| Heating & Cooling Infrastructure | Wood Stove Fireplace, Propane/Natural Gas, Ceiling Fans |
| Power Infrastructure | Off-Grid Solar Panels Installed |
| Water Supply & Wastewater | Hauled Water System / Private Septic Tank |
| Boundary & Surroundings | Borders Public Land / Preserve; Natural Desert Terrain |
| Annual Property Taxes (2026) | $636.00 per year ($53.00 per month) |
| Homeowners Association (HOA) | None ($0.00 / month) |
| Financing Terms | Cash, Conventional |
The Numbers and Price Analysis
Evaluating a 24.69-acre off-grid property in Yavapai County requires separating underlying land values from structural shell replacement costs while analyzing market price adjustments.
Per-Acre and Structural Valuation Breakdown
- Price Per Acre: $180,000 ÷ 24.69 acres = $7,290.40 per acre
- Total Acreage in Square Feet: 24.69 acres × 43,560 sq. ft. = 1,075,496.4 square feet
- Price Per Square Foot of Land: $180,000 ÷ 1,075,496.4 sq. ft. = $0.167 per sq. ft. (approx. 16.7 cents per square foot)
- Price Per Building Square Foot: $180,000 ÷ 834 sq. ft. = $215.83 per sq. ft.
In rural Chino Valley, unserviced 20- to 40-acre desert parcels bordering public lands typically trade between $4,000 and $7,000 per acre. Assigning a baseline land valuation of $5,500 per acre to the 24.69-acre footprint ($135,795 land allocation) leaves the residual purchase price attributed to the 834 sq. ft. A-frame structure, metal roof, solar array, septic system, hauled water tank, and driveway at $44,205—or $53.00 per square foot for the existing improvements.
Historical Price Trajectory Analysis
Reviewing the public price history reveals aggressive repricing by the seller over a 122-day listing cycle:
| Date | Event Type | Price | Price / Sq. Ft. | Cumulative Net Adjustment |
| June 3, 2026 | Initial Listing Launch | $250,000 | $300 / sq. ft. | Baseline Launch Price |
| June 23, 2026 | Price Reduction | $240,000 | $288 / sq. ft. | -$10,000 (-4.00%) |
| July 23, 2026 | Price Reduction | $235,000 | $282 / sq. ft. | -$15,000 (-6.00%) |
| July 29, 2026 | Price Reduction | $200,000 | $240 / sq. ft. | -$50,000 (-20.00%) |
| August 27, 2026 | Price Reduction | $180,000 | $216 / sq. ft. | -$70,000 (-28.00%) |
Pricing Takeaways
- Initial Over-Valuation Correction: Launching at $250,000 ($300/sq. ft.) resulted in zero buyer conversion, as off-grid fixer properties requiring hauled water face stricter buyer scrutiny.
- Substantial Price Cuts: The seller executed a major $35,000 cut on July 29 followed by a $20,000 cut on August 27, bringing the list price down by 28.0% and aligning it closer to regional cash land sales.
Fixed Holding Overhead and Carrying Costs
Carrying costs for this Chino Valley parcel are manageable:
- Annual Property Taxes (2026): $636.00 per year
- Monthly Tax Burden: $636 ÷ 12 months = $53.00 per month
- Annual Per-Acre Tax Burden: $636 ÷ 24.69 acres = $25.76 per acre annually
- Homeowners Association (HOA) Dues: $0.00 per month
Holding costs of $53.00 per month allow an investor or off-grid homestead builder to hold title during a multi-stage renovation without ongoing cash drain.
Land, Acreage, and Boundary Analysis
The 24.69-acre footprint surrounding the A-frame structure defines the property’s privacy, view corridors, and natural environment.
- Public Land Border: The parcel borders public preserve land, providing direct access to open acreage and ensuring that neighboring development will not encroach on the property’s perimeter.
- Topography & Vegetation: Characterized by high-desert terrain with natural desert vegetation, rolling slope contours, and panoramic mountain views.
- Equestrian Permitting: The lot permits horses, offering sufficient acreage for stables, corrals, and private riding trails across the 24-acre boundary and adjoining public lands.
Home Structure and Off-Grid Infrastructure
Evaluating physical improvements reveals a functional off-grid framework paired with needed structural/cosmetic rehabilitation.
834 Sq. Ft. A-Frame Residence
Constructed in 1990, the A-frame features a 2-story architectural design:
- Interior Floor Plan: Ground-level primary bedroom, 1 full bathroom, kitchen island, pantry, and eat-in kitchen, paired with an upper-level loft area.
- Building Envelope: Wood frame construction with wood siding and a metal roof. Metal roofing is advantageous in high-desert environments for fire resistance and longevity.
- Condition Status: Officially classified as a “Fixer.” The home requires interior remodeling, window upgrades (replacing single-pane units), and decking repairs on the covered porch and balcony.
Off-Grid Utility Setup
- Solar Power System: Equipped with on-site solar panels. Buyers must inspect inverter capacity, charge controllers, and battery bank health to ensure adequate daily kilowatt-hour storage.
- Hauled Water Supply: The property relies on a private hauled water storage system. Occupants must haul water via trailer tank or contract with a local water delivery service to fill the holding tanks.
- Private Septic System: Wastewater is processed by an on-site septic tank, eliminating municipal sewer dependency.
- Gas & Heating: Connected to natural gas/propane infrastructure paired with a wood-burning fireplace for winter heating.
Comparative Value Analysis: Subject Property vs. Raw Land Buildout
Comparing 24.69 acres with an existing A-frame and off-grid utilities against developing a raw 24-acre desert parcel in Chino Valley illustrates the financial trade-offs:
| Development Component | Raw Land New Build (Est.) | Chino Valley Listing (Actual) |
| 24.69-Acre Land Acquisition | $135,000 ($5,467/acre) | Included ($180,000 total list price) |
| Installing Off-Grid Solar Array & Batteries | $18,000 | Included (Solar panels installed) |
| Installing Hauled Water System & Tanks | $7,500 | Included (Hauled water setup on site) |
| Installing Permitted Septic Tank | $12,000 | Included (Septic tank installed) |
| Constructing 834 Sq. Ft. A-Frame Shell | $91,740 ($110/sq. ft.) | Included (1990 A-frame structure) |
| Gas Connection & Site Grading | $6,000 | Included (Gas connected & site prepped) |
| ESTIMATED TOTAL CAPITAL INVESTMENT | $270,240 | $180,000 |
| IMPLIED CAPITAL SAVINGS (BEFORE REHAB) | — | $90,240 (33.39% Savings) |
Acquiring the subject property for $180,000 provides the land, structural shell, solar setup, septic system, hauled water infrastructure, and gas drops at a ~$90,000 discount compared to developing raw desert land from scratch.
Key Advantages and Potential Drawbacks
Key Advantages
- Significant Acreage: 24.69 acres offering panoramic views, privacy, and horse-property potential.
- Borders Public Land: Direct access to public preserve land along the property line.
- Pre-Existing Off-Grid Utilities: Equipped with solar panels, a septic tank, a hauled water system, and connected gas.
- Durable Envelope Features: Metal roof and wood-frame A-frame construction.
- Low Holding Overhead: Annual property taxes total just $636 per year ($53/month) with zero HOA fees.
- Significant Price Adjustments: Price reduced by $70,000 (-28.0%) from its initial list price.
Potential Drawbacks
- Fixer Condition: Requires capital expenditure for interior remodeling, deck repairs, and cosmetic updates.
- Hauled Water Dependency: Lacks an active water well, requiring routine water hauling or delivery service.
- Solar System Audit Required: Battery storage and solar equipment age must be independently evaluated.
- Single Bathroom Limit: 834 sq. ft. layout is limited to 1 bedroom and 1 bathroom.
Target Buyer Profiles: Who Fits This Property Best?
| Buyer Profile | Compatibility Profile | Fit Assessment |
| Off-Grid Homesteaders & DIY Builders | Buyers seeking 24+ acres with existing solar, septic, and structural shelter to complete a custom off-grid cabin. | Ideal Fit |
| Equestrian & Outpost Enthusiasts | Horse owners wanting acreage bordering public preserve land for direct trail access. | Ideal Fit |
| Real Estate Investors & Flippers | Contractors looking to acquire a sub-$200K off-grid property, complete rehab work, and resell. | Ideal Fit |
| Turnkey Homebuyers | Buyers requiring a move-in-ready home connected to municipal water lines and grid power. | Unfavorable Fit |
Essential Buyer Due Diligence Checklist
Prospective purchasers should execute the following technical verification steps prior to closing:
- Solar & Battery Inspection: Hire a qualified off-grid solar technician to test panel output, inverter functionality, and battery bank holding capacity.
- Septic System Inspection: Retain a licensed Arizona septic inspector to pump the tank, inspect structural baffles, and file the required Transfer of Ownership inspection report.
- Hauled Water System Testing: Inspect water storage tank integrity, pressure pump operation, and plumbing delivery lines.
- Structural & Roof Inspection: Have a licensed home inspector evaluate the 1990 A-frame framing, sill plates, metal roof fasteners, and balcony decking.
- Verify Boundary Survey & Access Rights: Confirm property lines along the public land border and verify ingress/egress rights over dirt/gravel access roads.
Final Verdict
This 24.69-acre off-grid property in Chino Valley, Arizona, presents a functional entry point for off-grid living. Offered at $180,000 ($216/sq. ft. / $7,290/acre) following a $70,000 price reduction, its primary competitive strengths include its public land adjacency, established solar and septic infrastructure, metal-roof A-frame structure, and low $53/month property taxes.
The main trade-offs are its fixer condition and reliance on hauled water. For cash or conventional buyers seeking a 24-acre off-grid project in Yavapai County, this listing represents a solid value proposition worth an on-site walkthrough and thorough due diligence review.
Listed on Zillow