Big Sandy Ranch — Mohave County, AZ

Big Sandy Ranch — Overview

A rare, water-secure river ranch between Phoenix and Las Vegas. Three contiguous parcels (±80 ac, ±640 ac, ±217 ac) with the Big Sandy River flowing through each. The headquarters area includes a rustic 3BR/1BA cabin with power, water, and cell/internet via antenna—ready for ranch operations, farming, or a private retreat.

Property Highlights

• Total Acres: ±937 across three contiguous parcels
• Parcels: ±80 ac, ±640 ac, ±217 ac
• River & Water: Big Sandy River frontage through all three parcels; two on-site wells (seller reports approx. ~50 gpm and ~10 gpm); registered retention pond (needs cleanup); historic agricultural water use (buyer to verify rights/transferability)
• Improvements: Rustic ~1,200-sf 3BR/1BA cabin, tack shed, small barn, older corrals; ~80 acres fenced
• Utilities: Local co-op power to the property; cell service and internet at the cabin via antenna
• Elevation & Habitat: ~1,500–1,700 ft; saguaro & Joshua tree country; abundant wildlife
• Price: $2,900,000 (seller may consider structuring water-rights components separately; buyer to verify)

Full Description

Big Sandy Ranch totals ±937 acres across three contiguous parcels in Mohave County, Arizona. The Big Sandy River flows through each parcel, supporting historic agricultural use and creating a uniquely diverse desert-riparian habitat. The HQ features a rustic 3BR/1BA cabin with power, water, and cell/internet via antenna, plus corrals, a tack shed, and a small barn.

Water resources include two on-site wells (seller reports approx. ~50 gpm and ~10 gpm), a registered retention pond (needs cleanup), and direct access to the river corridor. Sellers also note historic agricultural water use and grandfathered rights associated with the ranch; buyers must independently verify all water rights, quantities, and transferability with ADWR and counsel.

The setting lends itself to working/lifestyle ranching, forage/hay, orchard expansion, conservation, recreation, and eco-tourism concepts. Elevations around ~1,500–1,700 feet support both saguaro and Joshua trees, with frequent wildlife sightings.

Location & Access

• Region: Mohave County, AZ — easy reach from Phoenix & Las Vegas
• Nearby: ~11 mi to Wikieup, ~55 mi to Kingman, ~65 mi to Wickenburg
• Directions: From US-93 (future I-11/Canamex), turn onto Signal Rd; continue ~5 miles on maintained gravel to the HQ area (generally passenger-vehicle accessible; seasonal conditions vary)
• Approx. HQ GPS: 34°34′ N, 113°34’25” W (buyer to confirm)

Water & Utilities

• Wells: Two on-site wells (seller reports approx. ~50 gpm and ~10 gpm)
• Surface Water: Big Sandy River corridor through all three parcels; ADEQ-registered retention pond (needs cleanup)
• Irrigation: Historic agricultural use; potential for canal/irrigation concepts (buyer to verify)
• Power: Local co-op; poles/lines to property
• Connectivity: Cell service and internet at cabin via antenna

Zoning, APNs & Minerals

• Zoning: AR/1A (agricultural)
• APNs: 102-73-002 & 102-73-003 (±40 ac each; together ±80 ac); 102-21-007 (±640 ac); 102-59-004 (±217 ac)
• Mineral Rights: Seller notes minerals not excluded on the ±80-acre parcel; minerals excluded on the ±640- and ±217-acre parcels (buyer to verify all reservations of record)
• Title: Free and clear; standard escrow and title procedures apply

Cannabis Cultivation Opportunity

Presented as a seller-provided concept only; buyer to verify. Arizona’s legal framework allows licensed dispensaries to cultivate and wholesale among themselves. A concept from the seller envisions pairing Big Sandy Ranch’s water-secure agricultural base with an existing licensed dispensary to enable compliant cultivation off-site from the storefront.

• Structure: Form a NewCo/JV between landowner and experienced operator
• Team: Engage a proven cultivator/operator to design and run the program
• Facilities: Phased rollout of quality greenhouses (e.g., ~10 houses) plus site infrastructure
• Outcome: Licensed dispensary wholesaling privileges + water-rich cultivation base

Important Notice: The foregoing is conceptual and not legal, financial, or regulatory advice. All licensing, zoning, water, environmental, and compliance matters must be independently verified by the buyer with qualified Arizona counsel, regulators, and Mohave County. No guarantees are made as to feasibility, timing, costs, or approvals.

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