Address: 7053 Water Tank Circle, Williams, Arizona 86046

Parcel APN: 501-80-083

This 36-acre off-grid property is located near Valle, also known as Grand Canyon Junction, Arizona, approximately 30 minutes from the south entrance of Grand Canyon National Park and within driving distance of Williams, Arizona and Flagstaff, Arizona.

Unlike many vacant parcels in the area, this property backs up to a 25,000+ acre ranch and Arizona State Land, very few have this location amenity, VERY private.

The ranch already includes turn key off-grid infrastructure such as a gate, circular driveways, solar power, an RV setup with deck, a barn with concrete floor, and secure storage in a new cargo container. These improvements allow immediate use while planning future development.

Several improvements have already been installed including:

• Driveway & Parking Areas

• Solar power system

• RV parking area with adjacent deck

• 16×12 barn with concrete floor

• Barn has a steel roof for water catchment purposes

• New 20-foot cargo container

• Custom built gated entrance

• Custom Sign Arch out front

• SpaceX Starlink Mini is installed

These features allow the property to be used immediately as an off-grid basecamp.

The South Rim Ranch road systems are maintained by the Property Owners Association (POA) and are considered to be the best roads around.

Yes, the property includes a comprehensive solar power system with an easily expandable inverter and battery storage, providing off-grid electricity for lights, electronics, RV use and Tesla charging.

• Solar Panels: 8.8kW

• Inverter: 6kW

• 30A RV Outlet/Tesla Charger

• Up to 1400 Watts Solar dedicated to RV power (With a solar charge converter)

• Option with APS: Power is available at the highway 180 easement and you may be able to receive a quote from them for grid power to be run to the property.

Water is hauled and stored on-site using the 275 gallon water storage tanks. Water fill stations are 5 miles from the ranch in the Valle/Grand Canyon Junction area. Pricing is very reasonable and at last check was $.04 cents per gallon for self-service.

Water delivery services are available locally.

An additional consideration is the ranch has annual average precipitation in the 20+” range and water catchment is a feature. The barn has a steel roof installed for this purpose.

The property currently includes:

• A 16×12 barn/shed with concrete floor

• A new 20-foot cargo container for secure storage

• A deck adjacent to the RV parking area

Possible uses include:

• Off-grid homestead

• RV basecamp

• Recreational retreat

• Future cabin site

• Investment property

The South Rim Ranch community has a Property Owners Association (POA) to maintain roads and property value through sensible governance.

Property Owners Association Homepage with CC&R’s

The property is accessed by Highway 180 then onto maintained rural roads from the Valle / Grand Canyon Junction area. The parcel includes a gated entrance and driveway for private access. Standard 2-wheel drive vehicles can easily reach the property in normal weather conditions. It does snow in this region but roads are maintained.

For 2026, the Coconino County property taxes were a mere $265.40.

The POA fee was $230 for the annual assessment.

Coconino County zoning allows rural residential use in many areas near Valle and Grand Canyon Junction. Buyers should confirm specific building requirements with the county planning commission, but the property is suitable for off-grid living, recreational use, or a future cabin build.

Full-time RV living is generally not permitted unless an active home build is in progress. This is subject to POA and County department regulations.

YES! We have confirmed through our own usage, 5G cell service from Verizon, T-Mobile & AT&T. SpaceX Starlink is also on site.

Yes. The property can be viewed by appointment. Because the parcel is gated and privately owned, visitors should contact us in advance to receive directions and access details.

Use the Contact Us form to reach out!

The property sits at approximately 6,200 feet above sea level in Northern Arizona’s high-country landscape near Valle and Grand Canyon Junction. The elevation creates a climate that is noticeably cooler and more comfortable than the low-desert regions of Arizona.

Summers are warm with abundant sunshine and generally low humidity. Average daytime highs during the warmest months are typically in the mid-80s°F, with cooler evenings and nighttime temperatures often dropping into the 50s and 60s°F. 

Winters are cooler with crisp mountain air. Daytime temperatures commonly reach the 40s to 50s°F, while nighttime temperatures can fall into the 20s°F. Light snowfall occurs during winter storms but typically melts quickly due to sunny conditions. 

Annual precipitation averages around 20 inches per year, with moisture arriving primarily from winter storms and the late-summer monsoon season. 

The area is also known for clear skies, low humidity, and minimal light pollution, creating exceptional stargazing conditions and dramatic views of the night sky.

As the property is part of a working cattle range (South Rim Ranch), there is a 30 foot easement on all sides of the property for access purposes. This means if a fence were to be constructed on all sides, it would need to be surveyed for installation 30 feet from the actual property lines to ensure access for the ranch. This access has not been utilized for any purpose but is there just in case.