What an Acre of Land Is Really Worth in Arizona in 2026

Arizona draws land buyers with big skies, desert scenery, and a wide range of price points—from build-ready suburban lots to remote acreage you can buy in bulk. But availability is tighter than many first-time buyers expect: roughly 70% of Arizona’s land is federally or tribally owned, leaving less than a third available for private purchase, according to Lands For You. That supply reality is why “one acre” can mean dramatically different values depending on location, zoning, utilities, water, and development potential.

Below is a current, practical framework for estimating what an acre of land is worth in Arizona—whether you’re buying, selling, or simply benchmarking a parcel.

What Drives the Price of One Acre in Arizona?

Arizona has no single statewide “per-acre” rate that applies across deserts, mountain towns, and fast-growing metros. Instead, land value typically comes down to a few core drivers that determine a property’s highest and best use.

Development potential and zoning

Land zoned (or likely to be rezoned) for residential subdivisions, mixed-use, or commercial projects typically commands higher per-acre pricing than agricultural or heavily restricted rural parcels. Entitlements, density allowances, and permitted uses often matter more than raw acreage.

Location, access, and visibility

Proximity to job centers, schools, retail corridors, and major roadways pushes values up. Corner lots and parcels with paved-road frontage generally outperform land accessed only by long dirt roads or private easements.

Utilities and infrastructure readiness

Electric, sewer/septic feasibility, natural gas, and broadband availability can shift land value quickly because they change the cost and timeline to build. Arizona’s infrastructure investment is also a forward-looking signal in many submarkets: the state allocated over $6.2 billion for transportation projects in 2024, according to Discount Lots.

Water access and long-term supply

In Arizona, water is not a footnote—it’s a pricing variable. Before you set an offer (or a list price), confirm the parcel’s water source and constraints. Arizona’s water supply relies on groundwater (41%), Colorado River water (36%), in-state rivers (18%), and reclaimed sources (5%), according to Discount Lots. That mix affects everything from well depth and hauling costs to future development approvals.

Parcel size and “per-acre math”

Smaller lots often sell for more per acre than large tracts because they’re easier to finance, easier to develop, and attract more buyers. Always compare properties using price per acre (and cost-to-build assumptions), not just the total asking price.

Unique features that justify a premium

Mountain views, privacy, recreational access, adjacency to public land, tree cover, and usable topography can justify higher pricing. Conversely, flood risk, steep grading, restrictive easements, or protected habitat can cap value even in a desirable area.

Arizona Land Price Ranges by Region (and Why They Vary)

Land prices differ sharply between metro-adjacent areas (where buyers pay for proximity and build potential) and rural counties (where buyers often trade convenience for acreage). Even within the same county, utilities, water, road conditions, and zoning can move the price per acre more than the county label itself.

Metro Phoenix (Maricopa County): premium pricing for buildable land

In high-demand pockets such as North Scottsdale, Cave Creek, and Paradise Valley, raw land can command premium per-acre values—especially when zoning and utility access support near-term construction. Outlying areas can be far cheaper, particularly where infrastructure is limited.

Southern Arizona (Pima County): strong demand around established suburbs

Areas near Oro Valley, Marana, and other growth corridors generally price higher than remote tracts farther from services. Access to paved roads, water certainty, and build feasibility usually explain the spread.

Central Arizona (Pinal County): growth-driven volatility

Pinal can swing quickly as development expands outward and major projects alter expectations. Pricing often reflects “what the land can become” more than what it is today.

Northern Arizona (Yavapai County): lifestyle and views drive value

Prescott-area land often prices based on elevation, scenery, and lifestyle demand. Build costs and site constraints (rock, slope, septic feasibility) can meaningfully affect a parcel’s real-world value.

Western Arizona (Mohave County): a clear 2025 benchmark

For buyers looking at undeveloped acreage, Mohave County provides a useful current reference point: land prices average $3,000–$10,000 per acre for undeveloped parcels in 2025, according to Discount Lots. Actual pricing still depends on access, utilities, and proximity to growth nodes.

How to Estimate What an Acre Is Worth (Step-by-Step)

1) Pull recent comparable sales (not just listings)

Focus on sold properties within a tight radius and similar size range. Compare road frontage, topography, views, and any restrictions or easements. Listings show seller expectations; closed sales show market reality.

2) Confirm zoning and practical buildability

Verify what you can legally build and what you can realistically build. Setbacks, minimum lot sizes, access requirements, and utility extension costs can turn a “great deal” into a costly project.

3) Price in premiums—and be honest about penalties

Premium features (views, privacy, recreation access, adjacency to public land) can justify higher valuation. Penalties (floodplain exposure, unstable soils, steep slopes, costly utility extensions) should reduce your per-acre expectations.

4) Audit utilities, roads, and future infrastructure

Ask for documentation where possible: utility maps, well records, perc tests, and road maintenance agreements. Also consider broader infrastructure momentum, since transportation improvements can raise long-term desirability. As noted above, Arizona committed over $6.2 billion to transportation projects in 2024, per Discount Lots.

5) Evaluate water in detail (source, cost, and risk)

Confirm whether the parcel uses a well, hauled water, shared water system, or municipal service—and what permits or hauling logistics apply. Arizona’s statewide supply mix—groundwater (41%), Colorado River water (36%), in-state rivers (18%), reclaimed sources (5%)—is a useful context for understanding why some areas face stricter constraints than others, according to Discount Lots.

6) Translate everything into a defensible price per acre

Once you’ve compared sold comps and adjusted for buildability, utilities, access, and water, you can set a realistic price per acre. This helps you avoid overpaying for “cheap acres” that require expensive improvements—or undervaluing land with near-term development upside.

Is It a Good Time to Buy or Sell Land in Arizona in 2025?

Arizona’s land market remains closely tied to job growth, migration, housing demand, and infrastructure investment. Several current indicators support continued interest in well-located, buildable parcels:

• Arizona’s GDP expanded by 3.2% in the first quarter of 2025, outpacing the national average of 2.7%, according to Discount Lots.
• Arizona added over 72,000 jobs in the past year, with particularly strong growth in the Phoenix metropolitan area, according to Discount Lots (citing the Arizona Commerce Authority).
• Arizona welcomed approximately 90,000 new residents in 2024 alone, according to Discount Lots.
• Median home prices in Phoenix and Tucson rose approximately 5.8% year-over-year in 2025, according to Discount Lots.
• The outdoor recreation economy contributed $15 billion to Arizona’s GDP in 2024, according to Discount Lots (citing Axios Phoenix).
• Arizona allocated over $6.2 billion for transportation projects in 2024, according to Discount Lots.
• 24% of Arizona’s power now comes from renewable energy sources, according to Discount Lots.

These trends can support land values over time—especially where zoning aligns with housing demand and infrastructure keeps expanding. At the same time, supply constraints shape the entire market: roughly 70% of Arizona’s land is federally or tribally owned, leaving less than a third available for private purchase, according to Lands For You. That scarcity can amplify price differences between “ready-to-build” parcels and land that looks inexpensive but lacks water, access, or utilities.

Key Takeaways for Pricing an Acre in Arizona

• Start with comps, then adjust for reality. Recent sold sales matter most, but your final price per acre should reflect access, utilities, water, and site constraints.
• Water and infrastructure decide buildability. Confirm the parcel’s water pathway and utility extension costs early—before you anchor to a price.
• Regional benchmarks are helpful, not definitive. For example, Mohave County’s undeveloped parcels average $3,000–$10,000 per acre in 2025, per Discount Lots, but individual parcels can land outside that range based on attributes.
• Macro trends support demand, but parcel quality wins. Economic growth (3.2% GDP growth in Q1 2025), job creation (72,000+ jobs added), and migration (about 90,000 new residents in 2024) can lift the market overall, according to Discount Lots, yet only parcels with strong fundamentals consistently command premium pricing.

Frequently Asked Questions (FAQs)

What is the cheapest price per acre in Arizona?

The lowest prices typically appear in very remote rural areas, especially when buyers purchase large tracts in bulk. These parcels often cost less because they lack utilities, paved access, reliable water solutions, or practical development potential.

What factors increase land value the most in Arizona?

Zoning and development potential, utility access, road frontage, water certainty, and proximity to employment centers usually have the biggest impact. Scarcity also plays a role because so much land is unavailable for private ownership—roughly 70% is federally or tribally owned, per Lands For You.

How much does land per acre cost near Phoenix?

Pricing ranges widely. Desirable areas with strong demand and build feasibility command premium per-acre values, while outlying parcels can be far less expensive when infrastructure and access are limited. Local comps and utility/water realities determine the true “per-acre” number.

How do I estimate the value of Arizona land I want to sell?

Use recent sold comps, verify zoning and buildability, confirm utilities and water access, and then adjust pricing for meaningful premiums (views, access, adjacency to public land) or penalties (flood risk, steep slopes, costly extensions). Converting the final conclusion into a clear price per acre makes your valuation easier to defend.

Should I buy land in Arizona now or wait?

Timing depends on your parcel goals and risk tolerance. Arizona’s recent indicators—3.2% GDP growth in Q1 2025 vs. 2.7% nationally, 72,000+ jobs added in the past year, and about 90,000 new residents in 2024—suggest durable demand drivers in many areas, according to Discount Lots. Still, land outcomes depend most on the specific parcel’s water, access, zoning, and total cost to build.