1. Water: wells, shared wells and hauled water
Outside city service areas, especially in Golden Valley and parts of Kingman, water usually comes from one of three sources.
Private well
- Confirm the well is registered with the Arizona Department of Water Resources, and plan to update the ownership after closing.
- Get a well inspection with a flow or production test, and test water quality. Arsenic and other naturally occurring minerals appear in some Arizona groundwater.
- Ask about pump age, pressure tank, and well depth.
Shared well
- Read the recorded shared well agreement: who owns the well, how costs are split, and what happens when it needs repair.
- No written agreement is a red flag for both buyers and lenders.
Hauled water
- Check storage tank size, material and condition, and that delivery trucks can reach it year-round.
- Confirm your lender accepts hauled water before you are deep in escrow.
- You can also haul your own water with a truck or trailer tank instead of paying for delivery. If that is your plan, find out where the nearest water fill station is before you buy, and how long the round trip takes. Ask the seller what they use, and check with the local water district or the county.
2. Septic systems
- Arizona requires a conventional septic system to be inspected by a qualified inspector within six months before the property transfers. The buyer then files a Notice of Transfer. The inspection is usually a seller expense, and escrow typically files the transfer paperwork.
- Ask for the original permit and any pumping or repair records.
- Keep vehicles, shops and future additions off the leach field.
3. Manufactured homes
- A manufactured home permanently affixed to land you own can be converted to real property through the Arizona Department of Housing process. That usually makes financing and resale easier.
- If it was never converted, it may still carry a separate title. Find out early.
- Government-backed loans have foundation and age requirements (for example, homes built to the HUD code after June 15, 1976).
4. Raw land checklist
- Access: recorded legal access and a road you can actually drive. Is it county-maintained?
- Power: distance to the nearest line and the utility's estimate to extend service.
- Water: can you drill, and how deep are nearby wells? Or will you haul?
- Septic: will the soil and slope support a system?
- Survey and easements: where the corners are and who has rights to cross.
- Washes and flood zones: FEMA maps and the county floodplain office.
- Zoning and CC&Rs: what you can build, keep, or park there.
5. Disclosures for unincorporated land
When certain parcels of unincorporated land are sold, Arizona law (A.R.S. § 33-422) requires the seller to provide an Affidavit of Disclosure covering items like access, utilities, flood zone and septic suitability. If you are selling land in Golden Valley, Fort Mohave or other unincorporated areas, plan for it from day one.
Selling rural property? Request a free home value and I will flag paperwork you should gather before listing.
Frequently asked questions
How do I check a well before buying a house in Mohave County?
Confirm the well is registered with the Arizona Department of Water Resources and that ownership will be updated after closing. Then get a well inspection with a flow or production test, and a water-quality test. Arsenic and other naturally occurring minerals show up in some Arizona groundwater. If the well is shared, read the shared well agreement.
Is a septic inspection required when selling a house in Arizona?
Yes, for conventional septic systems. Arizona requires a transfer-of-ownership inspection by a qualified inspector within six months before the property transfers, and the buyer files a Notice of Transfer afterward. The inspection is usually a seller expense, and escrow typically files the transfer paperwork. Schedule it early in case repairs are needed.
What is hauled water?
Some rural properties have no well or water service. Instead, water is delivered or hauled to an on-site storage tank. It works, but it affects daily life, cost and financing, so check tank size and condition, hauling access, and lender requirements.
Can I haul my own water instead of paying for delivery?
Yes. Many owners haul their own water with a truck or trailer tank. Before you buy, find out where the nearest water fill station is and how long the round trip takes. Ask the seller what they use, and check with the local water district or the county.
Can I get a loan on a manufactured home in Arizona?
Often, if the home is permanently affixed to land you own and has been converted to real property. Government-backed programs have their own foundation and age requirements, for example homes built to the HUD code after June 15, 1976. Talk to a lender early.
What should I check before buying raw land in Mohave County?
Legal and physical access, the cost to bring in electricity, whether you can drill a well (and how deep neighbors' wells are), septic suitability, a current survey, easements, washes and flood zones, and county zoning or CC&Rs for what you want to build or keep on the land.
This guide is general information for Mohave County, Arizona, not legal, tax or lending advice. Rules and forms change; confirm specifics with the relevant agency, your attorney, CPA or lender. Questions about your property? Call or text (714) 873-7942.