Homes on 1+ Acre for Sale in New River, AZ

New River is an unincorporated part of north Maricopa County along I-17, and the county's area plan for New River and Desert Hills calls for rural densities of up to one home per acre. That is why acre-plus lots are normal here. Expect private wells or hauled water on many parcels, septic systems, and some dirt or private roads.

I'm Terry Day with DeLex Realty. Buyers come to New River for space: room for a shop, a few horses, a garden, or simply no neighbor looking over the wall. The tradeoff is that you take on things a city usually handles for you. Here is what I check on every New River acreage home before a buyer commits.

See New River homes on 1+ acre Call Terry: 602-483-4665

Why New River lots are so big

New River is not a city. It is a census-designated place of about 56 square miles of land and roughly 17,000 residents in the 2020 Census, and Maricopa County handles zoning and planning. The county first adopted the New River Area Plan in April 1999. In November 2019 the Board of Supervisors approved an update now called the Daisy Mountain/New River Area Plan. County zoning cases in Desert Hills and along 12th Street near Cloud Road show the plan's "Rural Densities, 0 to 1 dwelling units per acre" designation, with Rural-43 zoning on the site and all around it.

Rural-43 is the county's one-acre district. The county lists its minimum lot area as 43,560 square feet, a true acre, with a minimum lot width of 145 feet. The county also has Rural-70 and Rural-190 districts, named for 70,000 and 190,000 square feet per home, so some parcels you see will be well over an acre. Always pull the zoning for the exact parcel, because a listing that says "zoned for horses" or "room to build" is only as good as the county record behind it.

Water: the first thing I check

In most of the Valley, water comes from a city pipe. In New River it often does not. Arizona's Department of Water Resources has written that much of New River and Desert Hills was built through land divisions of fewer than six lots, which fell outside the state's 100-year assured water supply rule. ADWR also noted that depth to bedrock in the area ranges widely and that some water levels dropped by 80 to 200 feet since the late 1990s. A neighbor's good well tells you little about yours.

Here is what I look at on a New River acreage home:

• Private well. A well that pumps 35 gallons per minute or less is an "exempt" well under state rules. Ask for the well's records, recent flow and quality tests, and the pump age. After closing, the new owner files a change-of-ownership form with ADWR so the well registration is in the right name.
• Shared well. Many parcels share a well with neighbors. ADWR does not regulate shared well agreements, so the written agreement (or lack of one) matters a lot. Read who pays for repairs and how water is split.
• Hauled water. Some homes store water in a tank and have it delivered. In 2018 EPCOR opened a water filling station in Anthem for New River and Desert Hills residents and licensed haulers. Rules on who can use it have changed over time, so I confirm the current terms with EPCOR for any hauled-water home.
• Drilling a new well. A Notice of Intent to Drill must be filed with ADWR before any well is drilled, deepened or modified, and a licensed driller does the work. Depth and cost vary by parcel.

Septic, roads and floodplains

Septic. Arizona requires an inspection of the septic system within six months before a property changes hands, and the buyer files a Notice of Transfer with Maricopa County within 15 calendar days after closing. I want that inspection report early in escrow, not at the last minute.

Roads. The Maricopa County Department of Transportation does not maintain private roads, and it cannot legally grade or pave roads outside the county system. Private roads are generally owned by the neighboring property owners, so ask who grades the road after a storm and whether there is a written road maintenance agreement. MCDOT's Road Information Tool shows whether a road is county-maintained.

Washes. New River is crossed by desert washes. The Flood Control District of Maricopa County has a free Floodplain Viewer, and you can request a flood hazard report for a parcel. A home in a mapped floodplain may need flood insurance, and building near a wash may need a floodplain permit.

Horses, shops and splitting land

Under county zoning, farming is a permitted use in the rural districts, and limited horse keeping is allowed as part of a home. Boarding six or more horses for others is a different use. HOAs and deed restrictions can add their own limits, so I read the recorded documents for any parcel where animals matter. If you want a turnkey setup, also see our Arizona horse property guide.

Thinking of splitting a big parcel later? In unincorporated Maricopa County, dividing land into five or fewer parcels is a minor lot split, which the county treats as a civil matter: new deeds are recorded and sent to the Assessor, and each new lot must still meet the zoning minimums for area and width. Six or more lots is a subdivision under state law, with a public report and county approval. Talk with a surveyor and a real estate attorney before you count on a split.

Living on acreage in New River

Daisy Mountain Fire & Medical covers New River, with stations on New River Road. The area sits right off I-17, with Anthem's shopping to the south and Lake Pleasant and the Agua Fria National Monument within reach. For schools, roads and history, read my full New River guide. Deer Valley Unified serves the area; confirm boundaries for any address with the district, and see Deer Valley Unified homes.

Questions buyers ask about New River acreage

Are most New River homes on an acre or more?
Many are, because the county's area plan sets rural densities of up to one home per acre and much of the area is zoned Rural-43. Some older parcels are smaller and some are several acres, so check the Assessor record for the exact lot size.

Do New River homes have city water?
Many do not. Depending on the parcel, water comes from a private well, a shared well or hauled water stored in a tank, so ask for well records or the hauling setup before you write an offer.

Who maintains the dirt road to the house?
If it is a private road, the owners along it do, not the county. Ask whether there is a written road maintenance agreement and check MCDOT's Road Information Tool.

Can I split my New River lot?
Possibly, if each new lot still meets the zoning minimums. Up to five parcels is a minor lot split in unincorporated Maricopa County; more than that is a subdivision with a longer approval process.

More land and rural pages

Cave Creek homes on 1+ acre · Queen Creek homes on 1+ acre · Rainbow Valley homes and acreage · Cave Creek guide · Deer Valley homes · All New River listings

New to buying in Arizona? Start with first steps to buying a home in Arizona, and ask me about assumable mortgages. Selling acreage? Read how to price your Arizona home to sell.

Zoning, water, septic and road details come from Maricopa County, ADWR and other public sources and can change. Confirm everything for a specific parcel with the county and the right agency. Listing information is deemed reliable but not guaranteed.