Think before you buy - Updated November 2021.
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2/6/2019
Updated 11/20/2021.
Current COVID panic has driven up the prices in this area because of people looking for remote homes or land to isolate from the pandemic. I suggest you wait till this calms down and things get back to normal before buying. Despite that, if you just want unimproved acreage, with extra effort, you can still find some deals.
Think and do serious research before buying in or around Seligman! Below is a list of a few major things to consider before buying:
1: If you are not buying in town or off Fort Rock Road, the property will probably be off grid but there are exceptions.
2: "Off Grid" means NO utilities and probably no other services. You will likely have to provide for everything yourself and you'll be totally on your own. You will need to drill a well (EXPENSIVE) or haul water, for which, you'll need a truck or trailer with a water tank. You will need to make your own electricity all year and heat in winter. I have chosen to live mostly without electricity short of a few battery powered devices I charge with small solar panels. Refrigeration takes a lot of power so I also live without a refrigerator which takes planning. You will also need to provide for your own security, because, for practical purposes, there is no law enforcement in off grid areas. These are all serious issues, give them enough consideration.
3: Seligman can get hot in summer and very cold in winter. Carefully plan for that before buying an off-grid home with no power or insulation.
4: Human waste. If there is no septic, how will I legally deal with sewage and waste water? Composting toilets are legal and easiest solution for human waste. But the disposal of simple culinary waste water can be a problem with county codes so have a plan for that.
5: Know Yavapai County Codes and laws before buying or building! What you want to do on that vacant land may violate codes or require expensive permits and planning.
6: Before buying any property ensure that all improvements are properly approved and officially permitted by Yavapai County. I have seen many properties for which nothing that was built has been properly permitted by the County and that includes the buildings and septic. Do due diligence checking these things out before making an offer to save yourself trouble.
7: When buying unimproved acreage, especially, if you plan to build, have a title search done and get title insurance. It is not uncommon for a parcel to have been bought on a tax sale that previous owner did not do things properly. There also could be rights of way and other things you need to know that a title company should find.
8: Be aware that Yavapai County has an "impact Fee" of a few thousand dollars that must be paid before you can do anything on unimproved raw land.
9: In town the old homes often have cesspools instead of a septic or sewer. If the cesspool is bad it will have to be removed and replaced with a septic tank which is very expensive. Keep in mind that Arizona State law requires that sellers have septic tanks and cesspools pumped out and certified.
10: If you buy off grid, you probably will not have mail delivery or service from other common carriers such as UPS. You will likely need a post office box in town.
11: Don't assume you will have cell phone signal on the property. Usually that isn't a problem but I have run on to a few parcels behind a hill or mountain and my cell phone would not connect.
12: Seligman is a Tourist Trap and usually everything you need is more expensive there. In Seligman gas is always priced considerably more than almost anywhere else. That means, living off grid isn't always cheaper unless you plan your trips. If you plan your trips carefully and go to Prescott, Kingman or Flagstaff, you can get a dose of civilization and buy all the supplies you need to reduce the bottom line. For gas, Ash Fork is relatively close and usually a lot less expensive than Seligman.
13: BE PREPARED!!! Off grid you are entirely on your own and you must be able to handle every problem and emergency yourself. For example, have a means to charge your vehicles battery and even consider having a spare battery on site; because, not being able to start your car in an off-grid situation will be a major disaster! Another thing to consider is having a defibrillator on site, an advanced medical kit and the knowledge for advanced first aid. The truth is, out there you won't be getting to emergency medical care in a timely manner.
14: If you have kids, don't expect a good local public education in such a limited area and consider the logistics of getting them to school and back to an off-grid location. I strongly suggest home schooling if you decide to live off grid.
15: There are many other things to consider if you have never lived off grid. Think and do research before you buy and save yourself the huge mistake, I have seen many others make!
My original post is below and I stand by it!
Before 2005 Seligman was a viable option for cheap off the grid living because there were few or no building codes. Since 2005 Yavapai County has made it too burdensome and expensive to build even the most modest of homes. On one of my parcels, they won't even let me build a small shed to store tools in unless I build a home first. Property crime and burglary is a real problem if you are off grid out of town. The only security is having someone that is well armed on premises all the time or people will squat in and destroy your home or camp and make a huge mess if it is just land. Strong tall fences are very important here. You will also occasionally run onto crazy old hippies that retired here and they can be very dangerous - emphasis on CRAZY! Most of them clearly used LSD in past and are cooking Meth now. If Seligman is where you need to be, look to buy an existing home off Fort Rock so you will at least have some power and a little security. Be aware that there is no mail delivery in most of the area so you have to have a P.O. Box in town. The post office can be dangerous at night because homeless often try to sleep inside around the P.O. Boxes.
kevin | Seligman, AZ