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    Highway 260, Cottonwood, AZ 86326

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    Claim this Listing
    For Sale
    $2,990,000

    LAND - Cottonwood, AZ

    Lot size:
    80.00 Acres
    Added:
    Jan 21, 2026
    Days on Market:
    138
    Last Refresh:
    Jun 8 at 12:06 am

    Property Features for Highway 260

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    RCU-2A
    Standard status
    Active
    APN
    406-19-001-B
    Lot size
    80.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    AN IRREG PTN OF THE NE4 THE NE PCL COR BEING THE NE COR OF 25-15- 3E CONT 36.01AC
    Tax Annual Amount
    4

    We can help!

    Listing Contact
    Courtney A Yant-Haug

    Listing agent Courtney A Yant-Haug

    Listing office Real Broker 3707 E Southern Ave, #1074, tempe, AZ

    Listing date Jan 21, 2026

    MLS# 6971999 Listing URL

    Copyright © 2026 Arizona Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 80‑acre property at the edge of the Cottonwood city limits with panoramic views of Sedona Red Rocks and Mingus Mountain
    • Directly off Hwy 260 with a city easement
    • Multiple development paths noted, including potential rezoning or annexation into the city
    • A mix of elevated building areas, open land, and natural topography suitable for a variety of concepts

    Overview

    This 80-acre development parcel offers a mix of elevated building areas, open land, and natural topography, making it suitable for multiple site concepts. The property overlooks Cottonwood and is described as providing panoramic views of the Sedona Red Rocks and Mingus Mountain.

    The land is located directly off Highway 260 and includes a city easement, positioned at the edge of Cottonwood city limits. Zoning is listed as RCU-2A, and the offering notes potential development paths that may include rezoning or annexation into the city.

    For buyers and developers, the combination of frontage off Highway 260 and varied terrain can support planning for higher-density housing, resort use, or an RV/tourism-based project, subject to applicable approvals. As presented, the property is positioned for those seeking a large tract in the Verde Valley area with multiple options to move forward under current zoning or through potential city actions.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Cottonwood
    County
    Yavapai
    State
    Arizona
    Longitude
    -112.126
    Latitude
    34.6334

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    FAQs

    What type of property is this?
    Residential land & home lot - 80-acre parcel near Hwy 260 with varied topography and elevated building areas for flexible development concepts.
    Where is this residential land & home lot located?
    The property is located at Highway 260 Cottonwood, AZ.
    What is the asking price?
    The asking price for this property is $2,990,000.
    What are key features of this property?
    This property features: 80‑acre property at the edge of the Cottonwood city limits with panoramic views of Sedona Red Rocks and Mingus Mountain; Directly off Hwy 260 with a city easement; Multiple development paths noted, including potential rezoning or annexation into the city
    (602) 755-3415
    We can help!
    Listing Contact
    Courtney A Yant-Haug
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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