Thinking about buying a piece of land around Snowflake or Taylor but running into unfamiliar terms? You’re not alone. Rural parcels in Navajo County come with their own vocabulary and a few local twists that can impact value, buildability, and timelines. In this guide, you’ll get plain-English definitions, Snowflake/Taylor context, a practical due-diligence checklist, and trusted resources to move forward with confidence. Let’s dive in.
How Snowflake/Taylor land is different
Buying dirt here isn’t the same as buying a city lot. A few local realities shape your decision:
- Multiple jurisdictions. Parcels inside town limits follow Town of Snowflake or Town of Taylor rules. Most surrounding acreage falls under Navajo County. Each has its own zoning and permits.
- Water and septic matter. Many rural parcels rely on private wells and septic systems, which affect where and how you can build.
- Access can be tricky. A road to the property does not always mean legal, recorded access. Maintenance may be county, private, or informal.
- Utilities vary. Electric, propane, and internet options differ by area. Line extensions can add cost and time.
- Nearby public lands. State trust and federal lands sit close to many parcels, which can influence access, recreation, and adjacent uses.
For official rules and updates, start with the Navajo County website and the town pages for Snowflake and Taylor.
Land-buying glossary for Snowflake/Taylor
Assessor’s Parcel Number (APN)
A unique ID for your parcel in county tax and mapping systems. Use it to pull parcel maps, tax history, and the legal description from county records.
Legal description
Text on a deed that explains where property boundaries are located. Around Snowflake/Taylor, older rural parcels might use metes and bounds, while newer subdivisions use recorded plats with lot and block numbers.
Recorded plat
A subdivision map filed with the county that shows lot lines, streets, and easements. Plats help confirm lot dimensions and access in local subdivisions.
Easement
A legal right to use part of the land for a specific purpose, like access or utilities. Many rural properties rely on recorded access and utility easements across neighboring land. Always confirm the type and location in title documents and maps.
Right-of-way (ROW)
Land reserved for road or utility passage. Know if the road you plan to use is in a public, county-maintained ROW or a private ROW, since maintenance and legal access can differ.
Access: legal vs. physical
Legal access means you have a recorded easement or public ROW. Physical access means you can drive to the parcel. You want both. Lenders and insurers usually require recorded legal access.
Zoning / land use
Local rules that control allowed uses, lot sizes, and setbacks. Check the correct authority: Navajo County for unincorporated parcels, or town planning for in-town parcels. Zoning affects homes, accessory buildings, animals, and potential businesses.
Land division / lot split
The process to divide one parcel into smaller parcels. Navajo County regulates rural splits and may require access, infrastructure, or water considerations before approval.
Mineral rights
Ownership of subsurface resources can be separate from surface ownership. Confirm whether mineral rights are included or severed, and review any recorded reservations.
Title search and title insurance
A title search finds recorded easements, liens, and ownership history. Title insurance helps protect you against certain defects after closing. Rural parcels can have old easements or unresolved liens, so this step is critical.
Survey / boundary survey
A professional map of exact boundary lines and any visible encroachments. Surveys help confirm easements and avoid disputes. Lenders often require a recent one for land loans.
Flood zone / FEMA map
FEMA identifies flood hazard areas that can impact insurance and building approvals. Even outside Special Flood Hazard Areas, local drainage and monsoon runoff deserve attention. Use the FEMA Flood Map Service Center to check hazard zones.
Well permit / registration
Groundwater wells must comply with state rules and be registered. Verify that any existing well is properly documented with the Arizona Department of Water Resources. Inside town limits, municipal water rules may apply instead.
Septic system (onsite wastewater treatment system)
Where sewer service is not available, a septic system handles wastewater. Soil percolation, setbacks, and lot size influence approval. ADEQ standards apply, and Navajo County Environmental Health issues permits. Learn more from ADEQ.
CC&Rs / HOA rules
Private restrictions recorded against the property. These can regulate home design, RV use, livestock, or maintenance. Always review recorded CC&Rs and any HOA documents before closing.
Encumbrance / lien
A claim against the property, such as a mortgage, tax lien, or judgment. Liens must be cleared for a clean transfer. Title work will identify them.
Encroachment
A fence, building, or use that crosses a boundary or easement area. Surveys and site checks reveal encroachments that may need to be resolved.
Buildable / developable
A parcel is buildable when it meets legal and practical requirements. That usually includes legal access, suitable soils and drainage, a viable water source and septic solution or municipal connections, zoning compliance, and no private restrictions blocking your plans.
Easement by necessity / prescriptive easement
Court-recognized rights for property use in special situations. These can be complex and often require legal review, especially at closing.
Conservation easement
A recorded restriction intended to preserve open space or agricultural values. It can limit building and subdivision permanently. Confirm whether any conservation easements exist on or near your parcel.
Due-diligence checklist
Use this checklist to focus your research before you commit:
- Confirm legal access. Review the deed, recorded easements, and any subdivision plat. Contact public works for county-maintained road status.
- Verify utilities. Ask about electricity, water, sewer, propane, and internet options. Check the distance and cost for line extensions with providers like Navopache Electric Cooperative.
- Evaluate water and well status. For existing wells, confirm registration and well records with ADWR. If you plan to drill, consult local drillers for capacity and cost estimates.
- Check septic feasibility. Soil, setbacks, and lot size drive septic approval. Review permit steps with county Environmental Health and design with a licensed professional. Guidance is available through ADEQ.
- Confirm zoning and uses. Verify permitted uses, minimum lot size, and setbacks with Navajo County or the town planning department.
- Order title work and insurance. Identify easements, liens, mineral reservations, and other encumbrances early.
- Get a boundary survey. Confirm acreage, corners, easements, and any encroachments.
- Assess flood and drainage. Review FEMA maps via the FEMA Flood Map Service Center and walk the land to understand runoff patterns, especially during monsoon season.
- Research environmental and wildfire risks. Consider vegetation type and topography for mitigation planning. Ask local fire authorities about defensible space rules.
- Estimate build costs. Price surveys, septic design and installation, well drilling, drive improvements or gates, utility extensions, and site grading.
- Review CC&Rs or HOA rules. Confirm they align with your intended use and budget for any fees.
- Check taxes and assessments. Review Assessor and Treasurer records to understand annual carrying costs.
- Confirm nearby jurisdictions. If the parcel touches state or federal lands, check use rules with the Arizona State Land Department or the Bureau of Land Management.
Financing and development basics
- Land loans differ. Expect higher down payments, shorter terms, and stricter requirements than a typical home mortgage. Lenders often want a recent survey, legal access, and proof of water and wastewater options.
- Construction loans may help. If you plan to build soon, talk with local lenders about construction or combined loans tied to project milestones.
- Title and closing. Ask for a title commitment early. Resolve taxes, liens, and known encumbrances before closing, and secure title insurance.
- Permits and timelines. Your schedule will depend on septic approval, well drilling and testing, any road work, and county or town building permit queues.
- Off-grid options. Many rural owners use propane, septic, wells, and either electric cooperative service or solar. Internet may be fixed wireless or satellite, depending on location.
Timeline: from offer to closing
Before you make an offer
- Confirm APN, tax status, and whether the parcel is inside town limits or in the county.
- Check zoning and look for recorded access on a plat or deed.
Make your offer contingent on
- Satisfactory title review, boundary survey, septic and well feasibility, and financing approval.
After the offer is accepted
- Order the title commitment and boundary survey.
- Schedule a percolation/septic evaluation and well inspection or driller consult.
- Get written estimates for utility extensions and site work.
- Request and review CC&Rs or HOA documents if applicable.
Before closing
- Confirm lien payoffs and clear title conditions.
- Obtain proof of legal access and required permits or approvals.
- Verify escrow and recording details with the title company.
Helpful local resources
- County rules and permits: the Navajo County website
- Town contacts and utilities: the Town of Snowflake and the Town of Taylor
- Groundwater wells and registration: the Arizona Department of Water Resources
- Septic permitting and standards: the Arizona Department of Environmental Quality
- Flood hazard maps: the FEMA Flood Map Service Center
- Electric service: Navopache Electric Cooperative
- State trust land information: the Arizona State Land Department
- Federal public lands and access: the Bureau of Land Management
Your next step
If a parcel in Snowflake or Taylor has caught your eye, use this glossary and checklist to sharpen your offer and avoid surprises. Then, bring in local pros who understand the terrain, utilities, and permitting timelines so you can move from questions to clear answers.
Have a property in mind or want help sourcing the right parcel? Let a local team guide your due diligence, coordinate bids, and streamline closing. Reach out to Paulina Schubel to get started.
FAQs
How do I confirm legal access to land in Snowflake/Taylor?
- Review the deed and any recorded plat or easements, and verify road status with county public works; lenders usually require recorded legal access, not just a drivable path.
What should I check before drilling a well near Snowflake/Taylor?
- Confirm ADWR rules and existing well registration, then consult local drillers for depth and yield expectations and budget for testing and power needs.
Do I need a survey for a rural Navajo County parcel?
- It’s strongly recommended; lenders often require a recent boundary survey to confirm corners, easements, acreage, and any encroachments.
How can I tell if a lot will support a septic system?
- Work with county Environmental Health and a licensed septic designer to complete soil and percolation testing, then confirm setbacks and system type before closing.
Are there special costs with rural land around Snowflake/Taylor?
- Plan for surveys, septic design and installation, well drilling, road or driveway improvements, utility line extensions, and potentially higher costs for land-only financing.
