40 wooded acres on a mesa, with the San Francisco Peaks across the valley

There's more than one good homesite. Our favorite is the terrace just north of the upper road, on the gently sloping mesa top, facing the Peaks, and about 20 acres of easy ground up top gives you plenty of other choices. That room is a real advantage: the covenants allow dividing these 40 acres into as many as three parcels of 12 acres or more, so you could build on one and later sell the others, or share them with family or friends.

Yes. A regular car handles this fine in dry weather. The 2.7 miles from the highway are graded gravel and red cinder that the association maintains, and the last stretch is the land's own road up onto the mesa. Plan on AWD after rain or snow.

Real high-country winters: January days around 47°F, nights around 22°F, and snow. The roads in are private and maintained by the association rather than the county, so plan on 4WD or AWD after a storm, especially for the climb onto the mesa.

Yes, on the permit path: up to 3 consecutive months a year with a county permit, and for as long as you're building once you hold a building permit.

Yes, if it's no more than 5 years old when it's installed, skirted, with the county septic finished first. Site-built homes up to two stories and modular homes work too. There's no minimum size and no architectural committee.

That's one of the quiet strengths of 40 acres here. The covenants allow dividing this land into up to three parcels of at least 12 acres each. Buy the whole mesa, take your pick of the part you want to keep, and down the road sell or share the rest with family or a friend to bring down your own cost. Would you rather start with less land, or buy with a partner? Tell David; we're open to that too.

Off-grid. There's no power line at the land, but the sun is strong: each kW of solar panels makes about 1,795 kWh a year, and the neighbors run solar. For water, haul it to a cistern; the permitted water station in Valle is 17 minutes away. Starlink is available, and T-Mobile and AT&T report 5G outdoors.

It starts with a county site investigation. The soil on the mesa is shallow over rock, so expect an alternative system rather than a standard trench.

Yes, the Howard Mesa Ranch Phase 3 Property Owners Association. Dues are $576 a year, and most of it goes to grading and maintaining the roads: about $54,600 went to them in 2025.

About $381 a year. That's for the whole year.

You might. A ranch company holds grazing rights across the subdivision until an owner fences livestock out. Fence your land to the covenant standard and grazing stops on the fenced ground.

You're in Arizona Game and Fish Unit 7 West, which AZGFD says has a healthy elk population, along with pronghorn, mule deer, Merriam's turkey and black bear. Elk and pronghorn tags are by draw; bear, archery deer and archery turkey tags can be bought over the counter. Kaibab National Forest is 1.3 miles east, and Arizona State Trust land a few hundred feet south is open to licensed hunters. State law limits shooting near occupied homes and the covenants limit gunfire, so plan your hunts there.

Tap GV23+WX Williams, AZ to open where the land starts, at the bottom of the climb. The mesa top is GV22+G9, and the street address is 10754 S High Mesa Trl, Williams, AZ 86046. From I-40 at Williams, take AZ-64 north about 17 miles and turn east at the stone Howard Mesa Ranch gate.

Bedrock finances the land directly, no bank needed. Put down as little as 10% and pick a plan in the explorer above; a shorter plan costs less overall. You'll get the full written schedule and agreement before you sign.

Call or text David at (737) 353-1661. Tell him whether you're paying cash or which plan caught your eye, and he'll walk you through the paperwork and closing.