Sedona · Land & Lots
Land for Sale in Sedona
Buildable lots in one of the most strictly regulated — and visually protected — small cities in Arizona. Live MLS inventory below, plus the local context most agents skip: zoning, dark-sky ordinances, sewer access, and where the buildable land actually is.
Buying land in Sedona
A buildable lot in Sedona is rarer than it looks.
The MLS shows roughly 100+ active land listings across Sedona and the Village of Oak Creek on any given week. But "for sale" doesn’t always mean "easy to build on." Sedona has some of the strictest land-development rules in Arizona — height limits, dark-sky requirements, septic-vs-sewer realities, and zoning that varies block by block. If you’re buying to build (or holding to develop later), the details below matter. For the full checklist, read my 12 rules for buying land in Sedona.
Build height limits
Sedona’s Land Development Code limits building height to 22 feet for single-family uses (measured from an imaginary horizontal plane parallel to natural grade). The overall maximum is 40 feet from lowest adjacent grade to highest roof ridge. Specific zoning districts have exceptions — always verify with the city before designing. Read the code →
Dark-sky ordinances
Sedona is an International Dark Sky Community — one of only a handful in the world. That means strict outdoor lighting requirements: full-cutoff fixtures, color-temperature limits, shielding rules. It affects what you can install and where. Beautiful when you’re stargazing from your future deck. Restrictive when you’re planning your driveway lighting. More info →
Sewer vs. septic
Most lots inside Sedona city limits and VOC can tie into the city sewer system — the city has been steadily expanding sewer access for years. Some outlying lots still require septic, which adds complexity and cost. Always confirm sewer availability at the lot line before you make an offer; "near the sewer" can mean a five-figure connection bill.
Who's actually buying
Sedona land buyers fall into two main camps: custom-home builders with a specific architect and timeline, and investors holding for future development or planning a build in 2-5 years. Adjacent-lot owners occasionally come into the market when they want to expand or protect a view corridor. Each buyer has different priorities — if you tell me which you are, I can point you at the right inventory faster.
Active inventory
Every Sedona land listing, updated live.
All active land and lot listings in Sedona and the Village of Oak Creek — updated live from the MLS, sorted high to low. Use the Flexmls filters to narrow by price, acreage, or area.
Building Or Holding?
The right lot depends on what you’re building — or when.
Some Sedona lots are flat and shovel-ready. Others have view corridors worth waiting for, but require engineering most builders won’t take on. Some are inside the sewer line. Some aren’t. I’ve sold land across all of these conditions over 35 years here. Tell me what you’re trying to build (or when you plan to build it), and I’ll help you avoid the lots that look great on the MLS but don’t pencil out in real life.