Selling landlocked land in Arizona

How Arizona law handles land with no road access

An Arizona landowner whose land is landlocked can condemn a private way of necessity across a neighbor's land if the way is reasonably necessary for the property's proper use. Courts look at whether another adequate legal route exists.

Statutory route: Private way of necessity (condemnation by the landowner) under A.R.S. 12-1201 to 12-1203.

Common-law route: Implied easement or way of necessity recognized, but only where the parcel is truly landlocked (McEuen v. Christensen, Ariz. App. 2020).

Law: A.R.S. 12-1201, 12-1202. Court routes take time and cost money. Ask a local attorney.

Your options as a landlocked owner

• Ask a neighbor to sell or grant an access easement, in writing and recorded.
• Offer the land to the neighbor who borders it. They are often the most natural buyer.
• Use the Arizona legal route above to create access, then sell.
• Sell as-is to a cash buyer who accepts land without access.

Arizona land at a glance

• Average farm real estate value: $4,300 per acre (2026, USDA).
• Average property tax on farmland: about $1.80 per acre per year (2022 Census of Agriculture).
• Transfer tax: Arizona has no state real estate transfer tax. The state constitution bars new taxes or fees on real property transfers by the state or any local government. Charges in place on December 31, 2007 are exempt. The county recorder collects a $2 transfer fee as part of the $30 deed recording fee. An affidavit of property value must be filed with the deed unless an exemption applies.
• Seller disclosure: Yes for many vacant parcels: A.R.S. 33-422 covers a seller of five or fewer parcels of land in an unincorporated area of a county. Subdivided land is excluded. The seller must give the buyer a written affidavit of disclosure at least seven days before transfer.

These are statewide averages, not an appraisal. See selling land in Arizona for county values, or try the land value estimator.

How a cash sale handles this

Liberty Acres is a family-owned cash land buyer. We buy land anywhere in the US, in any condition, including land with back taxes, inherited land and land with no road access. We pay back taxes and all closing costs, use no agents and charge no commissions, and close through a title company, escrow company or real estate attorney who pays you by wire or check.

Common questions