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12 Important Rules for Buying Land For Sale In Sedona

Land for sale in Sedona

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Buying Land in Sedona? Here is the most common questions we get in Sedona

Sedona land buyers ask the same questions again and again—and for good reason. Sedona spans three jurisdictions, each with different zoning rules, permits, and enforcement. This guide answers every major question buyers search for, using official county and city resources.

1. Is Sedona in One County or Multiple Counties?

Sedona spans three jurisdictions:

  • Coconino County (north Sedona, Oak Creek Canyon)
  • Yavapai County (south Sedona, Village of Oak Creek)
  • City of Sedona (incorporated areas in both counties)

Each jurisdiction has different zoning, building codes, and enforcement rules.

Official sources:

2. How Do I Know Which Jurisdiction My Property Is In?

Do not rely on the mailing address or ZIP code.

Use official GIS maps:

3. Is All Land in Sedona Buildable?

No. Some parcels are not easily buildable.

Common issues:

  • No approved septic (must have an alternative system)
  • Floodplain restrictions
  • Steep slope or rock
  • Zoning limitations

Buyer checklist:
Arizona Department of Real Estate
https://azre.gov/consumers/property-buyers-checklist-home-or-land

4. Does Sedona Have Active Code Enforcement?

Yes—very active.

  • Coconino County investigates 500+ properties per year
  • Yavapai County has dedicated enforcement teams
  • City of Sedona enforces design and zoning strictly

Codes & ordinances:

5. Can I Live in an RV on My Land in Sedona?

Coconino County

  • Temporary RV use up to 180 days/year
  • Requires permits and approved wastewater
  • Prohibited if a dwelling exists
  • Permanent use requires zoning approval

Source:
https://www.coconino.az.gov/2218/Permit-Brochures-Templates-and-Resources

Yavapai County

  • Camping is allowed 3 times/year for 10 days in certain places.
  • RV allowed during construction with permit
  • Permanent RV living requires utilities and septic
  • RV rentals prohibited

Source:
https://www.yavapaiaz.gov/Development-and-Permits/Development-Services/Development-FAQ

City of Sedona

  • RVs cannot be primary residences
  • Temporary use: 14 days per 180-day period
  • Fines start at $100+ per day

Source:
https://www.sedonaaz.gov/your-government/departments/community-development/vacation-rentals/vacation-rentals-faqs

6. Can I Live in an RV While I Build a House?

Sometimes, with permits.

  • Allowed in Coconino & Yavapai Counties during active construction
  • Approved septic required
  • Time-limited
  • City of Sedona approval is rare

Permits:

7. Can I Put a Tiny House on Land in Sedona?

Yes—if it meets building code.

Coconino County

  • Structures over 200 sq ft require permits
  • Must meet residential code

Yavapai County

  • Site-built
  • Permanent foundation
  • IRC compliant

Source:
https://www.yavapaiaz.gov/Development-and-Permits/Development-Services/Planning-Unit

City of Sedona

  • Permanent concrete/masonry foundation
  • IRC compliant
  • Minimum size varies by zone
  • Wheels not allowed
  • Building permit required

Source:
https://www.sedonaaz.gov/your-government/city-codes/land-development-code

8. Can I Put a Tiny House on Wheels on My Property?

No. Tiny houses on wheels are classified as RVs and subject to RV regulations.

9. Do Sheds, Containers, or Small Buildings Need Permits?

Often, yes.

Permits may be required for:

  • Sheds over 200 sq ft
  • Shipping containers
  • Electrical or plumbing
  • Driveways or grading

Check locally:

10. Is Off-Grid Living Allowed in Sedona?

Yes—but regulated.

  • Solar requires permits and inspection
  • Wells must be legally drilled
  • Septic approval required

Solar info:
https://azsolarcenter.org

11. Does the Land Need to Perc Before I Buy?

Yes.

  • Perc tests required for septic
  • Rocky soil common
  • Septic costs: $5,000–$10,000+

Arizona DEQ:
https://azdeq.gov

12. Can I Install a Septic Tank After Moving In?

No. Wastewater approval is required before occupancy in all jurisdictions.

13. Is Water Available on All Sedona Land?

No.

  • City lots often have municipal water
  • Rural land may require wells
  • Wells are expensive and not guaranteed

Arizona Water Company:
https://www.azwater.com

14. Is Power Available on Rural Sedona Land?

Often not.

  • Power line extensions are expensive
  • Solar is common but regulated

APS Electric:
https://www.aps.com

15. Are There Floodplains in Sedona?

Yes—many.

Check FEMA maps:
https://msc.fema.gov

16. What Are Typical Setbacks in Sedona?

  • Rural setbacks are often 20–50 feet
  • City setbacks vary by zoning and overlay

Verify with zoning maps and planning staff.

17. Can I Rent Out an RV or Tiny Home?

Generally no.

  • RV rentals are prohibited in counties
  • City requires short-term rental permits

Sedona STR Portal:
https://www.sedonaaz.gov/short-term-rentals

18. Are ADUs (Guest Houses) Allowed?

Yes—but regulated.

  • One ADU per lot
  • Must meet zoning and design rules
  • No RVs or mobile units

19. What Are the Most Common Violations?

  • Living in RVs without permits
  • Unpermitted tiny homes
  • Illegal septic use
  • Illegal short-term rentals

Violations accumulate daily fines.

20. Why Should I Contact the County or City Before Buying?

Because:

  • It prevents stop-work orders
  • Avoids fines
  • Confirms buildability
  • Protects escrow timelines

Key contacts:

  • Coconino County: 928-679-8850
  • Yavapai County: 928-771-3214
  • City of Sedona: 928-282-1154

21. Who Should I Work With When Buying Land in Sedona?

A local expert who understands zoning, not just sales.

Will Hamburg
Associate Broker, Realty One Group Mountain Desert
Dyanna Nichols Real Estate Professionals
Third-generation Sedona realtor
📞 928-399-3960 (24/7)

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