N7200 , Saint Johns, AZ 85936(Apache County)

We acquired this group of lots as tax delinquent. We are bargain selling these properties for $500 apiece (plus a $195 document fee for the group). Due to the special nature of our purchase we are not offering financing on these, they are available as a straight buy only. Taxes have not been paid on them since 1974, and there is no indication of impending foreclosure. You can choose to use your property to RV or camp and let the taxes ride. The back taxes, penalties, and interest are in excess of the value of the property. At present they will not waive the interest and penalties, and who knows what the future holds. If they do decide to foreclose someday you could just forfeit ownership, having had the use of this great property for peanuts. To put this in perspective, to rent even a cheap car is about $30 per day.

They're just over two miles from the intersection of US Highway 91 and Arizona Highway 61. The Witch Well Tavern is located at that intersection. Each lot has platted road access. When the subdivision was laid out the lots were marked with pins.

Apache County is tiny house friendly! You can see their progressive tiny house building code if you google Apache County tiny house requirements. You can also visit call the Apache County Building Safety Division. We read in an online article that they are reasonable and flexible in rules interpretation.

Using these properties as your base of operations gives you driving-distance access to incredible wonders of nature and cultural history. Petrified Forest National Park is just over 18 miles to the west. The county seat of St Johns is less than 30 miles to the south, where you will find Lyman Lake State Park, the Apache County Museum, the Casa Malpais Archaeological Park, Sunrise Ski Resort, and much more. The Cibola National Forest is only about 45 miles to the east. About an hour away are Apache-Sitgreaves National Forest, the Navajo Nation Museum, and Springerville Heritage Center. Within a couple hours' drive are the Grand Canyon, Canyon De Chelly National Monument, Wheatfields Lake, Hope Arch, the North Rim Drive, Spider Rock, the South Rim Drive, Canyon del Muerto, and the Monument Valley Navajo Tribal Park. The town of Sanders is just over 20 miles to the north, where you will want to visit the storied R.B. Burnham & Company Trading Post.

Each of these bargain sale lots has approximately $4,100 owed on it including all of the actual back taxes, the late fees & penalties, and the 18% compound interest the county has billed. I think the actual bare back taxes are only around $500 per lot. At this time the county will not negotiate or lower the tax due amount. The important point to keep in mind is that these properties have not had their taxes paid in about 45 years, and the state is unlikely to come for them in the near future. You can probably use them for many years before having to give them up. Or as an option you could then pay the back taxes if they do come for them. In the meantime you would have legal ownership of them and you would not need to pay any taxes while you were there. You cannot rent a property like this for anywhere near the $3,000 price for as long as you will probably be there. You would pay this much in a campground in a few months, and in a campground you would not have 10 acres to use. You might choose to put a mobile home or transportable tiny home on these properties. Then if a day comes when tax foreclosure happens, you can choose to pay or move at that time.

The few people in the Witch Well Ranches area are ranchers and / or people who live quietly off grid. There are no available utilities. Some haul their water in from St Johns, some have water wells. The sunny days in Arizona make it ideal for solar power. Elevation here is over 6,000 feet which moderates summer temperatures. The average high in July is 89 degrees and the average low in December is 19.

Special ADRE Note: This listing and subsequent sale is a bulk sale pursuant to Arizona Statute 32-2181.02 paragraph A1.

Cash Discount Price: $4,195 (includes document fee)