Living in Apache County

Possessing a unique and distinct beauty, ours is a county of contrasts. From the blue spruce and aspen-covered mountains near Alpine and Nutrioso to Greer Valley where the clear, cold waters of the Little Colorado River flow northward to Round Valley and St. Johns, and truly a world apart, the Navajo Nation lands with their piñon-covered mesas, red sandstone cliffs, huge open valleys, and hidden canyons, the splendor of Apache County abounds.

Rural Living

Primitive Road sign cautioning drivers to use at their own risk

Life in the country is different from life in the city, and there are many things to consider so you can make an educated and informed decision before purchasing rural land. Even though you pay property taxes, these taxes do not cover the cost of services provided to rural residents and limits what we can provide. Be prepared to adapt your lifestyle to accommodate these limitations.

The Code of the West includes information about the many issues that may affect your decision to purchase a piece of property. It is not our intention to discourage you; but rather to encourage you to thoroughly research these considerations to avoid unexpected costs and disappointments.

Roads and Access

The fact that you can drive to your property does not necessarily guarantee that you, your guests, and emergency service vehicles can achieve access at all times. Please take into consideration the following:

Emergency Response

Response times by law enforcement, fire suppression, and medical emergency services may vary due to geography, road conditions in bad weather, and the inadequacies of rural addressing. Emergency response to outlying areas can also be extremely slow and expensive. If the property you purchase is not in an existing fire district, which is often the case in rural areas, you could be billed a substantial amount for the cost of a response to a fire or medical emergency.

Legal Access

The existence of an unobstructed road to your property does not guarantee the road will remain open in the future or that you will have unlimited access. The road may cross another property. We recommend hiring a title company or private attorney to verify existing easements and ensure that all necessary ingress/egress easements are in place.

Road Maintenance

Apache County maintains about 800 miles of off-reservation roads, of which about 60 miles are paved. Access to many rural properties is via public easements (“N” roads), which the county does not maintain. This means there are no grading or snow plowing services. Additionally, some public easements are not maintained on a regular basis or maintained, ever, by anyone! Do your homework and find out if your property is accessed by a public easement or a county-maintained road, what type of maintenance to expect, and who will maintain it.

Private Road Standards

Emergency service and large construction vehicles may encounter problems navigating small, narrow roads. To address this issue, Apache County adopted an ordinance requiring access roads to be built to a certain standard. For more information, contact the Apache County Engineering Department.

Extreme Weather Driving

In extreme weather conditions, roads (including county-maintained roads) can become impassable. You may need a four-wheel-drive vehicle and/or chains for all four tires to travel safely during storms, which can last for several days.

Natural Disasters

Natural disasters, especially floods, can destroy roads. A dry creek bed can become a raging torrent and wash out roads, bridges, and culverts. Property owners served by private roads and subdivision roads are responsible for the repair and reconstruction of damaged roads and structures, which can be very expensive.

Paving

If an existing road is unpaved, it is highly unlikely Apache County will pave it in the foreseeable future. If the seller of any property indicates that the road will be paved—buyer beware! Contact Apache County Engineering Department to verify the status of the road and any future plans for the road.

Vehicle Wear and Tear

Because unpaved roads are typically rough and slippery in wet weather, vehicle maintenance costs may increase when you regularly travel on these roads.

Construction Costs/Delays

Time and costs may increase when building a rural residence due to delivery fees and the time required for inspectors to reach your site.

Mail, Newspaper, and Parcel Delivery

Regular mail, newspaper, and/or parcel delivery may not be available in all areas of the county. Check with the postmaster, local newspaper office, and parcel delivery services in your area. Delivery fees may also be higher.

School Buses

School buses travel only on roads designated as school bus routes by the school district. You may need to drive your children to the nearest publicly-maintained road to catch the school bus. Check with the school district to determine the school bus route for your area.

Utility Services

Utility services, such as water, sewer, electric, and telephone, may be unavailable in rural areas or may operate at a lesser standard than in cities. Repairs and maintenance may take longer and cost more than you might expect to pay.

Electric Service

All areas of the county do not have access to electric service. Extending power lines can be cost-prohibitive in certain areas; therefore, some property owners use a generator or alternative power sources such as solar or wind-powered systems.

The cost of electric service includes a fee to tie in to the existing utility system and a monthly usage charge from the local utility company. You should also expect underground trenching costs, material costs, and electrician fees.

In some cases, you may need to cross your neighbor’s property to bring power to your property (either overhead or underground lines). Be sure to verify the existence of existing easements or to obtain the proper easements prior to construction of power lines. You will also need to determine your power needs and level of service availability. Be aware that due to ongoing development and limited utility line capacity, electric power that is available today may not be available when you decide to build. If you are purchasing land with the plan to build at a future date, there is a possibility that electric lines (and other utilities) may not have the capacity to accommodate you if others connect during the time you wait to build.

Power Outages

Power outages can occur in outlying areas more often than in more developed areas. Loss of electricity can interrupt your well-water supply, interrupt your communications systems, cause food to spoil in refrigerators and freezers, and possibly damage computer and electronics equipment. Make sure you can survive in rural areas without utilities for at least a week in severe cold weather.

Water

If treated domestic water service is available, the tap fees and monthly service fees may be more expensive than municipal water systems. If direct water service is not available, you will need to find an alternative water supply. The most common means is to haul water or have it delivered by a commercial outfit. Hauling water is an arduous task requiring a vehicle and/or a trailer large enough to carry a very large water tank. Depending on how much water your family uses, the tank may require frequent filling.

Wells

An alternative water supply is to drill a well. Drilling and pumping costs can be considerable and, in some cases, prohibitive. The quality and quantity of well water varies from location to location and from season to season. You may obtain a well permit from the Arizona Department of Water Resources and the Apache County Department of Health Services Environmental Quality Division.

Sewer/Septic Service

Sewer service is not available in most rural areas. If sewer service is not available, you will need an approved septic system or other treatment process. The type of soil available for a leach field is very important in determining the cost and function of a new septic system. In some cases, a standard septic system will not work (based on soil conditions), and an alternative septic system is required. Alternative systems can be very expensive (exceeding $20,000). If there is an existing septic system on the property, we recommend having it checked by a reliable sanitation service. Some existing septic systems may have been installed without the required permits and, therefore, be inadequate. We strongly urge you to work with a private engineer and the Apache County Department of Health Services Environmental Quality Division to determine the adequacy of an existing system, the type of new system you might need, and the associated costs.

Telephone Service

Rural telephone services range from full telephone service to cellular phone service only to no service at all. It may be difficult to obtain additional telephone lines for fax or computer modem use.

Trash Removal

Trash removal can be a challenge in a rural area. In some locations, you may contract with a private solid waste hauler or have access to a dumpster located within an acceptable distance from your home. In more remote areas, the most viable option may be to haul your trash to a landfill or a solid waste transfer station. It is illegal to create your own trash dump, even on your own property. Residential recycling pickup is not available in most rural areas.

Wide-Open Spaces

Many issues can affect your decision to purchase a piece of property. It is important to research these items prior to your purchase.

Building Permits

Apache County requires building permits in all unincorporated areas of the county, but not all properties for sale are zoned for building. The county does not issue building permits for properties that are too small for the zoning district in which they are located or if the parcel was created without proper approvals. The County Assessor has designated many parcels for the purpose of taxation, but for which a building permit cannot be issued. We strongly advise you to check with Apache County Planning and Zoning to determine parcel suitability for building.

Easements

Existing easements on your property may require you to allow construction of roads, power lines, water lines, and sewer lines across your land. These existing easements may also prevent you from building your residence, accessory buildings, or fences where you want to locate them. All legally-recorded easements should be disclosed in your title report. Check with your real estate agent, title company, or the Apache County Recorder’s Office to identify all existing recorded easements.

Mineral Rights

Many property owners do not own the mineral rights on/under their property. This information may be included in your deed or in your title report. Owners of these rights can change the surface characteristics in order to extract mineral deposits. Much of the land in Apache County can be used for mining; this usually requires a special review by the Planning and Zoning County Commissioner.

Property Plat/Registered Survey

The only way to verify the location of property lines is by having a registered land surveyor mark the property corners. Before applying for a building permit, it is the property owner’s responsibility to accurately identify property lines.

Fences

Do not rely on fences that separate properties to accurately align with the property lines and identify property boundaries. A survey done by a registered land surveyor is the only way to confirm the location of your property lines.

Deed Restrictions/Covenants, Conditions, and Restrictions (CC&Rs)

Many subdivisions and individual parcels have covenants and/or deed restrictions that limit the use of the property. These documents are private agreements and are not enforceable by the county. It is important to obtain a copy of the covenants/deed restrictions (or verify that there are none) and decide if you can live with the rules.

Homeowners Associations (HOA)

Homeowners associations typically establish bylaws that outline how the organization operates. They may set monthly or annual dues. In some cases, they also enforce CC&Rs. You may be legally required to join the association, which often takes care of common elements such as roads, open space, etc. A poorly managed homeowner association or poorly written covenants can result in problems for the property owner. Check with neighbors who have belonged to the association for a long time to determine its effectiveness.

The Future of Your Property

What surrounds your property now is not a good indicator of what the surroundings will look like in the future. Spectacular views can be replaced by structures if neighboring private parcels are already approved for development. There is also no guarantee that surrounding public lands will remain undeveloped. Check with Apache County Planning and Zoning Department and appropriate state and federal agencies to check the zoning of surrounding properties and what future developments may be in the planning stages.

Floodplains

Before you decide to build your home near a ditch or channel, consider the potential danger to your family and property. All channels have an associated floodplain, but only larger ones have been studied and mapped. Consult Apache County Engineering Department regarding potential flood and drainage issues with your land. If there is an existing ditch across your property, there is a good possibility that it is covered by an existing easement that may not be of record. These easements permit the owners of the ditch to enter your property to gain access and to use heavy equipment to maintain the ditch.

Irrigation Channels/Streams

Water flowing in an irrigation channel or stream belongs to someone. Do not assume that because water flows across your land that you can use it. Check with your neighbors and the Water Rights Division of the Arizona Department of Water Resources to determine specific water rights.

Mother Nature

Residents of rural areas may experience unique problems when the elements and the earth turn unfriendly. Here are some thoughts for your consideration.

Property Characteristics

The physical characteristics of your property can be both positive and negative. Forested areas are a wonderful environmental amenity, but they can also increase the risk of your home becoming involved in a catastrophic forest fire. Defensible perimeters are very helpful in protecting buildings from forest fires and can also protect the forest from igniting if your house catches on fire. Building in a forested area can be as dangerous as building in a flash flood area. If you start a forest fire, you are responsible for the cost incurred to fight and extinguish the fire.

Fire Protection

Rural dwellers are expected to show a measure of self-reliance in protecting their home from fire. Protecting your home from wildfire starts with YOU. Please look around your home and see which of these FIREWISE fundamentals apply to you.

Be easy to find. Have a readable address.
Be accessible. Driveways and roads should accommodate emergency vehicles.
Create defensible space around your house. Remove leaf and pine needle accumulation and other flammables within at least 30 feet of the house.
Cut down trees to create open space around your house. By properly spacing trees or clumps of trees (suggested 20 feet apart at the canopy), you can help prevent flames from traveling from tree to tree in a solid front or crown fire. Properly thinning trees within 125 feet of your home and eliminating branches that overhang the roof can improve the chance of protecting your home from an advancing wildfire.
Remove tall, dry grasses from the surrounding property. Tall, dry grasses provide a path for fire that can lead directly to a house.
Remove leaves and pine needles from your roof and gutters. During a fire, debris on the roof and/or in the gutters could ignite from flying embers.
Remove “ladder fuels.” Prune tree limbs so the lowest is between six and 10 feet from the ground. Fire burning through tall, dry grass could ignite these limbs and climb to the top of the tree with relative ease.
Ensure your gas-powered equipment and garden hoses are in good repair. Yard equipment needs annual maintenance and proper fueling. During wildland fire season, take care to properly fuel your lawn mower away from dry, flammable grasses. Hoses develop leaks and deteriorate with age and exposure.
Prune bushes and shrubs regularly. Remove excess growth as well as dead leaves and branches to decrease their flammability and the threat they could pose during a wildland fire.

Dust

Dust is a common rural characteristic in our arid climate. Large amounts of windborne dust can be generated from unpaved dirt, cinder, or gravel roads. If you or anyone in your family suffers from respiratory ailments, it is important to consider how the dust may affect your health. Dust will always be a reality in rural areas.

Landscaping

Apache County receives less than 20 inches of precipitation per year. Please remember that water is a scarce resource, and plan to use it wisely in your landscape.

Snow Accumulation

North-facing slopes or canyons rarely see direct sunlight in the winter. Large amounts of snow may accumulate and might not melt throughout the winter. In these conditions, keeping an access road open can be difficult and expensive.

Steep Slopes

Steep slopes can slide in unusually wet weather. Large rocks can also roll down steep slopes and present a great danger to people and property.

Topography

The topography of the land tells you where water will drain during rain storms and snowmelt conditions. When property owners fill in washes, the natural drainage may reroute towards your or your neighbor’s house.

Flash Floods

Flash floods can occur, especially during spring runoff or summer thunderstorms, and can turn a dry wash into a river. We strongly recommend obtaining a floodplain map from Apache County Planning and Zoning Department before deciding where to build your home. The county does not provide equipment or labor to protect private property from flooding.

Wildlife

Nature provides us with some wonderful neighbors such as deer, elk, and eagles. However, even “harmless” animals can unexpectedly cross the road and cause serious traffic accidents. It is also important to properly handle your pets and trash to avoid causing problems for you and the wildlife living around you. Rural development encroaches on the traditional habitat of coyotes, bobcats, mountain lions, rattlesnakes, prairie dogs, bears, mosquitoes, and other animals that can pose danger to humans. Enjoy wildlife from a distance. Arizona Game and Fish offers many free publications on living with wildlife.

Agriculture