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Discover the possibilities with this 1.05-acre parcel in unincorporated Maricopa County! Offering 45,773 square feet of land, seller reports a recorded access easement fr...
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- 7099494 MLS
SHOVEL-READY INFILL OPPORTUNITY WITH CITY-APPROVED PLANS! Exceptional opportunity to build in midtown Phoenix without the 6-to-12-month design and municipal review delay....
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- 7099167 MLS
Prime commercial development opportunity in Phoenix! This approximately 1.1-acre (48,089 SF) vacant parcel is ideally situated on the southwest corner of 35th Avenue and ...
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- 7098292 MLS
Premium Hillside Lot in The Sanctuary. A rare chance remains to claim one of the final hillside lots in The Sanctuary, an exclusive gated enclave where homes rise abov...
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- 7097868 MLS
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- 7097647 MLS
An Extraordinary Canvas Beneath Camelback Mountain. A Rare Opportunity to Create a Signature Estate. In luxury real estate, location is everything--and few settings are ...
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- 7097126 MLS
Don't miss this great opportunity to own a residential lot in a well-established subdivision in Down Town Phoenix , ideally located near I-10 with quick making this a s...
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- 7096594 MLS
APPROVED PLANS from the City of Phoenix to develop a 4 bedroom 2 bathroom single family home! Ever thought of building your own place to call your own? Look at this rare ...
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- 7096391 MLS
Situated on an expansive 35,480-square-foot (approximately 0.81-acre) lot in an evolving North Phoenix neighborhood, this R-3 zoned property presents a compelling opportu...
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- 7095969 MLS
PRIME LOT FOR SALE in one of Arcadia Lite's most sought after neighborhoods. This is a rare opportunity to buy a PRIME LOT + SHOVEL READY PLANS and build an unbelievable ...
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- 7095790 MLS
Sitting on the biggest lot in the highly coveted Date Palm section of Arcadia, this is a fantastic opportunity to build whatever your heart desires. It's a very special n...
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- 7095608 MLS
1.4 ACRE LOT. Flat land in Desert Hills with NO HOA, ready to build. Shared Well on the property and approved Engineered Grading/Drainage, in the process of being complet...
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- 7095600 MLS
Views, views, and more views! This exceptional lot is the perfect setting for your custom dream home. Surrounded on three sides by mountain preserve and overlooking the v...
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- 7095274 MLS
Grab this lot before the prices go up. zoning allows for a single family home, Manufactured home, duplex/triplex. This is a cash only sale.
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- 7094284 MLS
Excellent redevelopment opportunity in Phoenix! Situated on a spacious approximately 1.6-acre lot, this property offers an exciting opportunity for builders, developers, ...
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- 7093954 MLS
Great Location - No HOA! Build your dream home on this lot and bring your vision to life. Water and electricity are available, making it a great opportunity to create a h...
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- 7093937 MLS
Rare opportunity to build an architectural masterpiece on this premium 1.67 acre view lot in North Phoenix/New River! Tucked into the rugged desert foothills off 10th St,...
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- 7093035 MLS
Prime urban infill land opportunity in Phoenix! This vacant corner lot at 1731 S 4th St provides outstanding visibility, dual-street exposure, and flexible building poten...
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- 7092952 MLS
Prime urban infill land opportunity in Phoenix! This vacant corner lot at 1729 S 4th St provides outstanding visibility, dual-street exposure, and flexible building poten...
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- 7092950 MLS
STARTING FROM SCRATCH....AND I MEAN IT! EXCELLENT CORNER LOT IN CENTRAL PHOENIX IS JUST BEGGING TO BE DEVELOPED! SITUATED IN THE ESTABLISHED ALHAMBRA NEIGHBORHOOD,...
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- 7092152 MLS
Build your dream home in the highly desirable Tapestry Canyon community at the Foothills! This generous 0.736-acre (32,073 SF) homesite offers an incredible opportunity t...
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- 7092076 MLS
±13,900 SF (±0.32 AC) industrial outdoor storage (IOS) yard available for lease. The premises are the north portion of a fully fenced and gated ±0.64-acre (±27,830 SF) co...
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- 7091978 MLS
Development Opportunity! This rare R-3/R-I Multi-Family Residential infill lot parcel sits on over 1/3 acre in the heart of central Phoenix with no HOA, alley access, and...
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- 7091882 MLS
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- 7091620 MLS
This beautiful north-facing 0.415-acre lot in the highly desirable Tramonto community located in a high-demand growth corridor of North Phoenix near the TSMC Arizona chip...
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- 7091071 MLS
LOCATION! LOCATION! LOCATION! Come check out this blank canvas in the desired neighborhood of South Mountain in Phoenix . Plenty of space to work with (13,277) for bringi...
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- 7090841 MLS
Oversized half+ acre homesite with utilities easily accessible. Lots of this size are increasingly hard to find, offering exceptional flexibility for a custom home design...
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- 7090787 MLS
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- 7089998 MLS
LevRose Commercial Real Estate is pleased to exclusively present a rare in-fill development opportunity located just minutes away from Downtown Phoenix. Situated on a c...
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- 7089821 MLS
This 13952 sq/ft lot is a rare opportunity to build a custom luxury home in one of the valley's most sought after areas. Arcadia is center to everything in the valley and...
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- 7089544 MLS
Rare lot opportunity totaling approximately 2.08 acres, offering potential for luxury homes with northeast-facing mountain, sunset, and city-light views. The homesite is ...
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- 7088713 MLS
Rare lot opportunity totaling approximately 2.71 acres, offering potential for luxury homes with northeast-facing mountain, sunset, and city-light views. The homesite is ...
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- 7088712 MLS
Rare two-lot opportunity totaling 4.79 acres, offering potential for four luxury homes with northeast-facing mountain, sunset, and city-light views. Each homesite is posi...
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- 7087183 MLS
Breathtaking mountain views from this exceptional 1.43-acre parcel of vacant land! Ideally situated off I-17, this parcel offers a rare opportunity to design and build yo...
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- 7086419 MLS
Photos don't do justice! RARE OPPORTUNITY! Minutes from downtown Phoenix, a one-of-a-kind infill / new-construction lot in the Oakland Historic District (HP overlay; new...
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- 7085974 MLS
This LAND listing includes two adjoining parcels (APNs 301-31-022-A and 301-31-022-B), totaling approximately 31,450 square feet (0.722 acres). Together, the parcels offe...
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- 7084997 MLS
Prime Opportunity in the Historic Coronado District! Rare chance to build in the desirable Coronado Historic District. This R1-6 zoned vacant lot offers excellent potenti...
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- 7084587 MLS
Discover the possibilities at this corner lot with north/south exposure in an established South Phoenix neighborhood! Conveniently located near South Mountain with easy a...
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- 7084363 MLS
Unique opportunity in North Central Phoenix. Vacant lot zoned R-3 with utilities. The lot is 27,744 sf. flat and ready to build. This one of a kind property has horse pri...
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- 7084075 MLS
This offering is for two adjacent lots APN 154-02-083 and APN 154-02-086 on the corner of W. Elm St and 21st Avenue 7,676 total SF of both. Great opportunity for investo...
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- 7084025 MLS
SOLD AS A PACKAGE ONLY -- BOTH ADJACENT LOTS MUST BE PURCHASED TOGETHER. 7132&7126 Ready-to-build residential lots with completed soil reports and building plans ready...
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- 7083813 MLS
SOLD AS A PACKAGE ONLY -- BOTH ADJACENT LOTS MUST BE PURCHASED TOGETHER. 7132&7126 Ready-to-build residential lots with completed soil reports and building plans ready...
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- 7083811 MLS
This lot is for 17 &18 has so much potential! Location is only blocks from the heart of Downtown Phoenix. This neighborhood is experiencing tons of growth with several ne...
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- 7083484 MLS
Discover the potential of this vacant residential lot in an established Central Phoenix neighborhood. This lot offers a great opportunity for investors, builders, or buy...
- ACTIVE UNDER CONTRACT Status
- 7083338 MLS
Seller financing available. Offers with proposed terms will be thoughtfully considered. An exceptional 1.11-acre homesite within a private gated community, discreetly set...
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- 7083254 MLS
Builders, investors, or owner-users. Ready-to-take-over duplex project? ''Rare chance to acquire a 12,150 SF multifamily lot with an approved duplex project already under...
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- 7081359 MLS
I-17 Frontage Location, unmatched visibility and immediate logistics access right off the Black Canyon Highway frontage road pocket. Perfect for a future contractor yard ...
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- 7080476 MLS
Nearly 2.5 acres with gorgeous views. Hillside lot surrounded by custom homes, with lovely views in every direction. For your convenience, utility access easement is in p...
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- 7080259 MLS
R3 zoned vacant lot in Phoenix with strong potential for duplex or small multi unit construction, flexible use for attached or detached units depending on buyer plans. Lo...
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- 7079856 MLS
Attention investors & speculators: Great Low price for this gently sloping acreage backing to South Mountain. Just a matter of time before this location is developed. All...
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- 7077663 MLS
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- 7077641 MLS
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- 7077394 MLS
Looking for space, views, and privacy without giving up easy access to the city? This over 2 acre hillside lot in North Phoenix offers room to build your dream home, keep...
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- 7077273 MLS
BUILD ABOVE THE ORDINARY. Tucked behind a private gate and positioned high on approximately 2 acres of Sonoran Desert hillside, this cul-de-sac homesite offers the kind o...
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- 7076141 MLS
This vacant lot offers a fantastic opportunity to build in a convenient location near the I-17 and Loop 101. Enjoy easy freeway access and a quick commute to nearby shop...
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- 7075180 MLS
Vacant Land zoned R-3 with plans approved for 6 Duplexes (12 Units) The units are planned as 1500 SF, two Story with 2 car garages and a small yard. Approved House Plans ...
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- 7075029 MLS
Large Custom Home Site in Highline Canyon. Unique opportunity to obtain a large custom home site in the highly sought after Highline Canyon Community. Key Features: .91...
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- 7074992 MLS
Excellent investment opportunity in Phoenix! This 0.58-acre multifamily-zoned lot offers strong development potential in a rapidly growing area. Ideally situated near maj...
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- 7074129 MLS
This parcel is being sold with parcel 112-10-026-A. Corner lot offers an R-5 zoned lot of a little over half an acre in a central Phoenix location near downtown, the airp...
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- 7073922 MLS
Unlock the potential of this exceptional 0.23-acre residential lot in Phoenix. Ideally positioned near N 23rd Avenue and W Hayward Avenue, this 9,988-square-foot parcel i...
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- 7073811 MLS
Rare multifamily residential development opportunity in a rapidly growing North Phoenix location near the TSMC corridor. Approximately 2.5 gross acres, zoned R-2, with pl...
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- 7073750 MLS
Industrial lot for lease! The property is located a quarter mile from Phoenix Sky Harbor Airport with quick freeway access. The vacant lot has no structures and comes ...
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- 7073554 MLS
NORTH PHOENIX INVESTMENT LAND 20,300 SQ FT | NEARLY ½ ACRE! Rare opportunity for investors, contractors, entrepreneurs & land users. Approx. 145' × 140' of flexible outdo...
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- 7073525 MLS
Rare opportunity to own a spacious hillside lot with no HOA and breathtaking city and mountain views. Located near South Mountain, this property offers privacy, tranquili...
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- 7072420 MLS
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- 7072194 MLS
Stunning 1.15-acre hillside lot in North Phoenix with no HOA and incredible mountain and sunset views. This west-facing homesite offers the perfect blend of privacy, natu...
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- 7071710 MLS
Rare opportunity to own a premium hillside homesite in one of North Phoenix's most scenic locations. Nestled at the base of the Phoenix Mountain Preserve, this approximat...
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- 7070704 MLS
Desert Hills 1+ Acre, slightly sloping, rectangular lot with incredible mountain views. Adjacent to State Land & Maricopa County Trail. Plenty of space for your new home,...
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- 7070064 MLS
Situated on 18.93 acres at 35th Avenue & W Mulholland Dr, just west of the I-17 in the North Valley, this property offers a strategic location ±12 minutes south of the TS...
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- 7069713 MLS
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- 7069668 MLS
Discover the perfect opportunity to build your dream home on this vacant lot at 16904 S 31st Lane in Phoenix. Enjoy beautiful mountain views and a head start on your futu...
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- 7069163 MLS
THIS KING OF THE HILL 7.5 ACRE CUSTOM HOME SITE IS ABSOLUTELY BREATHTAKING AND READY FOR ITS NEW OWNER! THIS HORSE PROPERTY BACKS UP TO SOUTH MOUNTIAN PARK, THE LARGEST C...
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- 7068407 MLS
Vacant lot ready to build a custom home!!
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- 7068293 MLS
Vacant lot ready to build a custom home!!
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- 7068286 MLS
Already split into 2 parcels! This double lot parcel still improved with an older home presents an incredible opportunity with an array of possibilities. Desirable North ...
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- 7067985 MLS
**RARE 1+ ACRE RESIDENTIAL PROPERTY WITH HORSE PRIVILEGES & 6-CAR GARAGE!** Incredible opportunity to create your dream property on just over an acre with horse privilege...
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- 7067777 MLS
Included Parcels Parcel #159-20-205 -- 1542 E Cholla St Parcel #159-20-206 -- 1546 E Cholla St Parcel #159-20-207 -- 1550 E Cholla St Parcel #159-20-208 -- 1552 E Cho...
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- 7067292 MLS
Rare mountainside lot with spectacular panoramic views of city lights, South Mountain, Camelback Mountain, Piestewa Peak and the East and West Valleys! Enjoy a quiet, ser...
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- 7065906 MLS
Rare mountainside lot with spectacular panoramic views of city lights, South Mountain, Camelback Mountain, Piestewa Peak and the East and West Valleys! Enjoy a quiet, ser...
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- 7065905 MLS
Prime Industrial/Commercial Land for Lease in Phoenix! Excellent opportunity to lease vacant land in a convenient Phoenix location with desirable A-1 zoning, allowing for...
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- 7065415 MLS
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- 7065179 MLS
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- 7065171 MLS
Incredible opportunity to build your dream home or expand and renovate current dwelling. Endless opportunities in a neighborhood where new construction can be seen every...
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- 7063887 MLS
Rare ±10,000 SF infill lot in an established, low-turnover East Phoenix pocket directly along Papago Golf Course. R-4 zoning offers higher-density multifamily development...
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- 7061800 MLS
Rare ±10,000 SF infill lot in an established, low-turnover East Phoenix pocket directly along Papago Golf Course. R-4 zoning offers higher-density multifamily development...
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- 7061796 MLS
New Build Development-ready 16,872 sq. ft. lot in Camelback Shadows. Utilities are disconnected, the site is cleared with surveys & soils complete saving meaningful ti...
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- 7061347 MLS
Build-ready vacant infill lot in Cholla Acres 1 with scenic views of Lookout Mountain and the Phoenix Mountains Preserve. No HOA! Prime North Phoenix location near Desert...
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- 7061256 MLS
Build-ready vacant infill lot in Cholla Acres 1 with scenic views of Lookout Mountain and the Phoenix Mountains Preserve. No HOA! Prime North Phoenix location near Desert...
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- 7061245 MLS
Come check out this incredible hillside lot with unobstructed mountain views in the heart of Desert Hills. This is the perfect property for a dream custom home. This lot ...
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- 7061047 MLS
Rare opportunity to own a premium hillside homesite with breathtaking panoramic views stretching across the North Valley. Perched high above the surrounding landscape, th...
- ACTIVE UNDER CONTRACT Status
- 7060481 MLS
ULTIMATE HILLTOP OPPORTUNITY! This rare 1.3 acre hilltop estate lot offers an amazing opportunity to build your custom desert masterpiece. This is currently the only parc...
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- 7060301 MLS
Prime development opportunity near Downtown Phoenix! This corner lot is zoned R-4, allowing for both single-family and multifamily residential development. Ideally locate...
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- 7060150 MLS
Exceptional development opportunity! 3.732 acres with approximately 600 feet of Cave Creek Road frontage in a rapidly growing North Phoenix corridor. The front portion o...
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- 7059706 MLS
Build your dream and bring your vision to life on this exceptional 1.4-acre corner lot! Perfectly positioned in a desirable location, this expansive parcel offers endless...
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- 7059392 MLS
Build your vision in the heart of North Phoenix! This vacant lot offers an exciting opportunity to create a custom home in an established and conveniently located neighb...
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- 7058655 MLS
This prime vacant lot presents an exceptional investment and development opportunity in a highly desirable downtown location. Zoned R-4, the property offers outstanding f...
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- 7058312 MLS
Gentle sloping Phoenix low desert land w/ no HOA, all the mountain views, city lights & space to create a residential retreat. Easy lot(s) to build on, perfect for the ou...
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- 7057045 MLS
Zoned Multi-Family Vacant infill lot in an established central Phoenix location with convenient access to downtown, major freeways, employment centers, shopping, dining a...
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- 7056885 MLS
Gentle sloping Phoenix low desert land w/ no HOA, all the mountain views, city lights & space to create a residential retreat. Easy lot(s) to build on, perfect for the ou...
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- 7056746 MLS
Rare view lot at the base of beautiful South Mountain Park/Preserve! Build your dream home on this flat, easy-to-build lot with breathtaking mountain views, no HOA, and h...
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- 7056638 MLS
This lot is right off of 22nd Street and has its own access. It's conveniently located in close proximity to the Highway 101, I-17, and the 51. It's in a very central loc...
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- 7056555 MLS
Hillside lot that offers beautiful views of the entire city and mountain views. The lot has its own private driveway and there is no HOA. Conveniently located in close pr...
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- 7056547 MLS
Premium 5-acre hillside homesite with sweeping mountain and city lights views, 36629 N 35th Ave offers rare privacy, natural desert vegetation, and no HOA in North Phoeni...
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- 7056082 MLS
Prime Infill Development Opportunity R-3 Zoning. 3 contiguous lots perfect for custom single-family homes or multifamily dwellings (high density project). South Phoeni...
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- 7053761 MLS
PRIME PHOENIX LOCATION in PARADISE VALLEY SCHOOL DISTRICTS, Nice mountain views. Build your dream home, million $ plus homes next door and across street. Near shopping, r...
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- 7052429 MLS
A rare, shovel-ready luxury homesite awaits in the exclusive gated enclave of Mount Central Place. This exceptional 8,712-square-foot hillside lot offers an opportunity t...
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- 7052076 MLS
Build your dream home in the prestigious gated community of Canyon Reserve at Mountain Park Ranch. This premium homesite offers breathtaking South Mountain views and a ra...
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- 7051228 MLS
This beautiful 1/2 acre lot is located in the private gated subdivision of Highline Canyon nestled up against South Mountain. This custom home site is situated on a cul ...
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- 7051159 MLS
Bring Your Architect. Bring Your Vision. Build Something Extraordinary. Rare 2-Acre Custom Homesite in Foothills Mountain Ranch Estates! Build your dream luxury home on o...
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- 7050598 MLS
Great location in Maricopa County with beautiful mountain views. The parcel was split into five (5) parcels-This listing is for the remaining three (3) parcels -please re...
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- 7050370 MLS
Great location in Maricopa County with beautiful mountain views. The parcel was split into five (5) parcels-This listing is for the remaining three (3) parcels -please re...
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- 7050367 MLS
Great location in Maricopa County with beautiful mountain views. The parcel was split into five (5) parcels-This listing is for the remaining three (3) parcels -please re...
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- 7050363 MLS
SEC Lot on busy 19th Ave, few blocks from a large light rail station, Abrazo Hospital and Christown Mall. Walking distance to Harkins, Walmart, Target, CVS Pharmacy, Walg...
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- 7050151 MLS
Prime Location. Multi-family Development. Lot is zoned for up to 4 units.
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- 7050092 MLS
Look at this great lot in a highly desired area and build your dream home with your builder or have Wagner Brothers build on for you. There is a shared well with 4 homes ...
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- 7050005 MLS
Tucked away in one of New River's most private valleys, at the base of Apache Peak, this property feels like it was carved out just for those who value space, beauty, and...
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- 7049821 MLS
Tucked away in one of New River's most private valleys, at the base of Apache Peak, this property feels like it was carved out just for those who value space, beauty, and...
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- 7049806 MLS
Perched atop one of Desert Hills' most coveted elevations, this 2-acre homesite delivers the kind of panoramic views that stop people in their tracks -- sweeping city lig...
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- 7049492 MLS
Over an acre of land ready for you to build your dream home in the highly desirable South Mountain area. This spacious homesite offers breathtaking mountain views, plenty...
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- 7049082 MLS
Discover the perfect canvas for your dream home on this nearly one-acre lot, where breathtaking mountain views provide the backdrop for your custom vision. With ample spa...
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- 7048596 MLS
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Phoenix, AZ Land for Sale & Lease
The Broker Reserve is Phoenix’s trusted boutique brokerage for buying, selling, and leasing land and acreage. From residential parcels and agricultural acreage to development sites, ranch properties, and long-term land leases, our team helps clients secure prime opportunities across the region. Backed by in-depth market insight, strategic negotiation, and a precision-driven approach, we deliver exceptional results in every Phoenix land transaction.
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Land for Sale in Phoenix
Why Phoenix Land Stands Out
With a diverse economy, year-round sunshine, and a strategic Southwestern location, Phoenix has become one of the nation’s most compelling markets for land. Whether you’re evaluating infill lots for residential projects, acreage for an estate home, or shovel-ready sites for commercial and industrial development, land for sale in Phoenix offers a blend of lifestyle appeal and strong fundamentals. The metro’s growing population, business-friendly climate, expanding transportation network, and amenity-rich neighborhoods create tailwinds for both builders and long-term investors.
From mountain-view parcels near preserves to transit-oriented sites along light rail, opportunities are wide-ranging. Developers value Phoenix for predictable permitting processes relative to many coastal markets, while owner-builders appreciate the ability to design a home around desert vistas, indoor-outdoor living, and proximity to hiking, golf, and urban culture. If you’re buying land in Phoenix, understanding zoning, infrastructure, water, and site-specific constraints is essential to unlocking value.
Types of Land Available
Phoenix spans urban cores, established neighborhoods, and scenic desert foothills, translating into an array of land options for every vision and budget.
- Infill residential lots: Build-ready or lightly entitled lots within established neighborhoods close to jobs, dining, and schools.
- Custom home parcels: Larger lots—often in hillside or desert settings—designed for estate homes with panoramic views and privacy.
- Master-planned community lots: Parcels within HOA-governed communities offering amenities, architectural guidelines, and cohesive streetscapes.
- Multifamily and mixed-use sites: Transit-oriented development (TOD) nodes along light rail corridors and urban infill areas suited for apartments, condos, or mixed-use projects.
- Commercial pads and corridors: Parcels near major intersections, freeway interchanges, or employment hubs configured for retail, office, hospitality, or medical uses.
- Industrial/logistics land: Sites with proximity to freeways and Sky Harbor International Airport suitable for distribution, manufacturing, and flex industrial.
- Redevelopment and assemblages: Older properties in central areas that can be aggregated or repurposed for higher and better uses.
- Agricultural and estate acreage: Larger tracts on the urban edge or within semi-rural pockets attractive for equestrian or low-density residential use.
- Special-use sites: Parcels zoned or appropriate for schools, self-storage, data centers (with adequate power), or institutional uses.
Zoning and Entitlements in Phoenix
Zoning shapes what you can build, how dense it can be, and the development standards you’ll need to meet. Phoenix uses a comprehensive zoning ordinance with districts and overlays that guide use, height, setbacks, landscaping, parking, and design.
- Common districts: Examples include single-family districts such as R1-6 and R1-10; multifamily districts R-2 through R-5; commercial districts C-1 through C-3; industrial districts A-1 and A-2; and S-1 for ranch or farm residence. Planned Unit Development (PUD) and Planned Residential Development (PRD) tools allow tailored standards through a legislative process.
- Overlays and special areas: Hillside areas require slope analysis and reduced disturbance; airport noise contours can limit heights and sensitive uses; historic districts impose design standards; TOD areas support higher intensity near transit.
- Entitlement pathway: Depending on your site, you may pursue pre-application meetings, rezoning or use permits, variances, site plan approval, and design review. Assemblages and lot splits have distinct processes from subdivisions (creating more than five parcels typically triggers subdivision requirements).
For any land for sale in Phoenix, verify current zoning, overlays, and pending area plans. Early engagement with the city and qualified consultants can streamline approvals and clarify feasibility.
Development Potential and Value Drivers
Land value in Phoenix is shaped by a handful of interlocking variables. A systematic look at these drivers helps you compare sites and estimate the total cost to go vertical.
- Location and access: Proximity to freeways (I-10, I-17, Loop 101, Loop 202), arterials, light rail stations, and employment centers boosts absorption and end-user demand.
- Utilities and services: Existing water, sewer, power, and telecom at or near the property line can dramatically cut timelines and off-site costs.
- Zoning intensity and density: By-right density, height, and lot coverage determine the scale of what you can build without variances.
- Topography and soils: Gentle slopes and competent soils reduce grading, retaining, and foundation costs; hillside views, while premium, come with stricter disturbance limits.
- Frontage and visibility: Corner lots and high-traffic corridors matter for commercial; quiet interior lots can be a plus for residential.
- Market comps and absorption: Recent sales, rent trends, and pipeline projects inform exit pricing and risk.
- Entitlement risk: Sites needing rezoning or variances may offer upside if you have the patience and the right team.
Infrastructure, Utilities, and Water
Infrastructure feasibility is central to underwriting. The easiest way to derail a promising site is to underestimate utility availability or off-site costs.
- Water: In much of Phoenix, the City provides water service; in edge areas, private utilities or irrigation districts may be involved. For subdivisions within Active Management Areas, Arizona’s Assured Water Supply program typically requires demonstration of a 100-year supply. Obtain a will-serve letter and confirm line sizes and capacity.
- Sewer or septic: Confirm sewer depth, capacity, and connection points. Where sewer is unavailable, evaluate perc tests and ADEQ requirements for septic systems.
- Electric and gas: Power is typically served by APS or SRP; gas by Southwest Gas. Verify available voltage, nearby substations, and any line extension or transformer costs.
- Telecom: Check fiber and broadband options—important for both residents and modern businesses.
- Off-site improvements: Budget for turn lanes, sidewalks, streetlights, fire hydrants, and potential right-of-way dedications required by city standards.
- Fees: Development impact fees, water and sewer capacity fees, and plan review/permit fees vary by area and project type.
Environmental and Site Constraints
Due diligence should surface any environmental, cultural, or physical constraints that affect design, cost, or timeline.
- Floodplains and drainage: Review FEMA maps and local flood control data for floodways, AO/A zones, and natural washes. Many desert washes require setbacks and, in some cases, Section 404 permitting.
- Hillside and native plants: Phoenix hillside regulations limit disturbance by slope. Native plant ordinances govern salvage and relocation of protected species like saguaro.
- Soils and geotech: Caliche layers, expansive clays, and collapsible soils can affect foundations and utility trenching—always obtain a geotechnical report.
- Cultural resources: Archaeological surveys may be required in sensitive areas; plan for mitigation if resources are identified.
- Noise and air: Airport and freeway proximity can influence building materials and site layout decisions.
- Hazmat and prior use: For older commercial or industrial sites, Phase I/II environmental assessments help identify contamination risk.
Lifestyle Appeal: Build Your Phoenix Story
Beyond spreadsheets, the city’s lifestyle is a powerful draw. Phoenix blends desert beauty with vibrant urban amenities: mountain preserves like South Mountain, North Mountain, Piestewa Peak, and Camelback for sunrise hikes; an acclaimed culinary scene; museums and performing arts; golf courses and resort spas; and pro sports with the Suns and Diamondbacks. Mild winters encourage outdoor living—think pools, courtyards, and shaded patios designed for starlit dinners.
Neighborhoods offer distinct identities. Arcadia and Biltmore pair tree-lined streets with upscale retail and dining; North Phoenix areas like Desert Ridge and Norterra offer master-planned convenience; Ahwatukee Foothills delivers mountainside tranquility; central districts around Downtown, Midtown, and Uptown provide a walkable, arts-forward vibe. When you explore land for sale in Phoenix, match the site to the lifestyle story your future buyers—or your family—want to tell.
Prime Areas to Explore
Within city limits, several submarkets consistently attract attention for residential, multifamily, and commercial projects.
- Central Phoenix (Downtown/Midtown/Uptown): Infill and redevelopment sites near transit, sports, and culture. Strong mixed-use and multifamily demand.
- Arcadia/Biltmore: High-demand residential infill and boutique commercial pads; teardown-to-custom-home opportunities.
- North Phoenix (Desert Ridge, Deer Valley, Norterra): Master-planned living, corporate campuses, and retail hubs with freeway access.
- Ahwatukee Foothills: Hillside custom lots, golf course adjacency, and suburban amenities.
- South Phoenix/Laveen corridors: Increasing connectivity via Loop 202 South Mountain Freeway, with residential, commercial, and industrial potential.
- West Phoenix corridors: Industrial and last-mile logistics sites close to major transportation routes.
The Process: Buying Land in Phoenix, Step by Step
A clear, disciplined process ensures you pair the right site with the right plan and capital stack.
- Define your goal: Custom home, small-lot subdivision, multifamily, retail, industrial, or long-term hold.
- Assemble your team: Broker or site selector, land use attorney, civil engineer, architect, geotech, and environmental consultant.
- Secure financing: Explore land loans, construction-to-perm options, or seller financing. Expect higher down payments and interest rates for raw land.
- Screen opportunities: Use zoning maps, general plan designations, and utility maps to shortlist viable parcels.
- Underwrite the deal: Model acquisition, carry, entitlement, off-site improvements, vertical costs, and exit values.
- Offer and contract: Include contingencies for zoning verification, title, survey, environmental, and feasibility.
- Due diligence: Order title and ALTA survey, collect will-serve letters, commission Phase I ESA and geotech, verify flood/drainage and hillside constraints, and estimate off-site costs.
- Entitlements: If needed, pursue pre-app meetings, rezoning, and site plan approvals; coordinate neighborhood outreach.
- Close and execute: Finalize design, permits, and construction or hold strategy based on market timing.
Financing and Holding Strategies
Capital structure should match your timeline, risk, and business plan. For end-users buying land in Phoenix to build a primary residence, a lot loan followed by a construction-to-permanent loan is common. Developers often combine equity with bank land loans or private debt, sometimes leveraging seller financing to bridge entitlement periods.
- Lot and land loans: Typically require larger down payments and carry higher rates; shorter terms emphasize swift execution.
- Construction-to-perm: Converts to a long-term mortgage upon completion for owner-builders.
- Seller financing: Can reduce cash outlay and provide flexibility during entitlements.
- 1031 exchanges: Useful for deferring capital gains when repositioning into land or from land into finished property.
- Opportunity Zones: Certain tracts in and near central Phoenix may qualify, potentially enhancing after-tax returns for compliant projects.
- Build-to-sell vs. build-to-rent: Phoenix supports both strategies; analyze lease-up timelines, operating costs, and cap rates.
What to Check During Due Diligence
Thorough diligence transforms uncertainty into a knowable project scope and budget.
- Title and survey: Identify easements, encroachments, access, and any CC&Rs or deed restrictions. An ALTA survey is the gold standard.
- Zoning confirmation: Obtain a zoning verification letter; confirm use, density, height limits, and overlays.
- Utilities and capacity: Will-serve letters, line sizes, and off-site cost estimates from qualified engineers.
- Environmental: Phase I ESA; commission a Phase II if recommended. Check flood maps and drainage studies.
- Geotechnical: Borings and lab analysis to inform foundation and pavement design.
- Traffic and access: Turn lanes, sight distance, and potential signalization or access permits.
- Neighborhood and market: Recent comps, competitive pipeline, and demographic trends.
- Schedule and approvals: Map entitlement path and critical milestones, including public hearings if applicable.
Common Zoning and Design Considerations
Even by-right projects encounter design standards that shape site planning and construction costs.
- Setbacks and lot coverage: Influence building footprint and open space allocation.
- Parking ratios: Manage stall counts, shared parking, and structured parking feasibility.
- Landscape and open space: Native plant salvage and water-wise landscaping requirements.
- Hillside standards: Disturbance thresholds, retaining wall height, and view corridor policies.
- Design review: Architectural guidelines in overlays, historic districts, or HOAs.
Risks to Anticipate—and How to Mitigate
Smart land buyers plan for what can go wrong—and price accordingly.
- Off-site cost surprises: Obtain contractor and utility provider estimates early.
- Entitlement delays: Build realistic timelines with float; engage neighbors and stakeholders proactively.
- Market shifts: Stress-test pro formas for interest rates, rent/sales price changes, and absorption pace.
- Construction cost volatility: Include contingencies and explore value engineering options.
- Environmental findings: Budget for remediation or consider alternative site plans to avoid sensitive areas.
FAQ: Quick Answers for Phoenix Land Buyers
- Is water a concern? In many areas, service is available, but confirmation of capacity and, for subdivisions, compliance with 100-year assured water supply rules is essential.
- How long does rezoning take? Timelines vary by complexity; plan for several months or more, including public hearings and staff review.
- Can I split a lot? Lot splits follow specific city processes; creating more than a few lots may require subdivision approval and infrastructure improvements.
- Do I need a survey? Yes. An ALTA survey reduces risk by mapping boundaries, easements, and encroachments.
- Are hillside lots harder to build? Typically yes, due to slope constraints and engineering requirements—but they often command premium values for views.
Start Your Search with Clarity
Land for sale in Phoenix spans everything from urban infill lots to serene hillside parcels and high-visibility commercial corners. If you’re buying land in Phoenix, start with a clear vision, pair it with diligent underwriting, and build a team that understands local zoning, utilities, and lifestyle positioning. With thoughtful planning, your parcel can become a signature home, a profitable project, or a resilient, long-term investment in one of America’s most dynamic desert cities.
This article provides general information and is not a substitute for professional advice. Always verify site-specific details with the City of Phoenix, licensed consultants, and qualified legal and financial advisors before you purchase or develop land.
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