Property Overview
Set along the Verde River in Cottonwood, Arizona, this 10.2-acre riverfront property combines a substantial two-story ranch-style home, extensive acreage, and significant equestrian improvements. The residence offers approximately 3,785 square feet of interior living space, with four bedrooms and four bathrooms, while the grounds include an impressive 11-stall horse barn, additional workshop space, and corral facilities.
The property features views of the river, surrounding trees, and nearby mountains, with a private waterfront setting in the Verde Valley. Its acreage and existing horse facilities provide a substantial foundation for buyers interested in rural property and equestrian use.
Important property condition and purchase information: The home sustained flood damage and is being sold strictly AS-IS, WHERE-IS. The sale is CASH ONLY. Buyers should carefully evaluate the property’s current condition, flood-related damage, potential restoration requirements, insurance considerations, and any applicable inspections before proceeding.
Interior Features
The two-story residence offers approximately 3,785 square feet of interior living area, with four bedrooms and four bathrooms, consisting of three full bathrooms and one half bathroom. The layout includes a downstairs primary bedroom with a full primary bathroom.
- Four bedrooms.
- Four bathrooms: three full and one half.
- Approximately 3,785 square feet of interior living space.
- Two-story floor plan.
- Downstairs primary bedroom.
- Carpet and tile flooring.
- Double-pane windows.
- One wood-burning fireplace.
- Central air conditioning, with additional cooling listed.
- Additional heating listed as other.
- No basement.
- Laundry facilities are not currently listed.
Land and Outdoor Features
The 10.2-acre parcel is one of the property’s defining features. Its riverfront position, rural surroundings, and existing improvements create a combination of land and usable structures that is increasingly difficult to find in a conventional residential property.
- 10.2 acres of land.
- Verde River waterfront setting.
- River, mountain, and trees/woods views.
- Ranch-style residence.
- Rural setting with substantial acreage.
- Private spa.
- Fencing, details to be independently verified.
- Dirt front and rear lot surfaces.
Equestrian Facilities and Additional Structures
A notable feature of the property is its substantial equestrian setup. The listing describes an 11-stall horse barn, with additional barn and corral facilities. A separate workshop is also identified among the property’s additional structures.
- 11-stall horse barn as described in the listing.
- Additional barn facilities.
- Corral facilities.
- Separate workshop.
- Property designated as suitable for raising horses.
The existing improvements offer potential for buyers seeking acreage with established horse-related infrastructure. The present condition and usability of each structure should be confirmed during inspections.
Waterfront and Natural Setting
The property is identified as waterfront along the Verde River, with views encompassing the river corridor, trees, and surrounding mountains. The combination of acreage and riverfront positioning gives the land a distinctive character within the Cottonwood area.
Because the residence has sustained flood damage, prospective purchasers should obtain appropriate professional assessments of the home’s condition, site drainage, flood history, floodplain designation, and any restoration or mitigation requirements. Waterfront designation and historical flood damage should be considered separately from current flood-zone mapping and insurance eligibility.
Utilities and Property Infrastructure
- Water source: Private well.
- Wastewater: Septic tank.
- Natural gas: Listed as available.
- Road surface: Asphalt.
- Electricity: Property-specific service should be independently confirmed.
Buyers should verify the condition and operation of the well, septic system, electrical infrastructure, gas availability, and all utility connections. Area-level provider availability does not establish active service to the property.
Access and Parking
The property has four listed parking spaces, consisting of two carport spaces and two uncovered spaces. Additional off-street parking and storage are identified among the property features.
Structure and Construction
- Property type: Single-family residence.
- Architectural style: Ranch.
- Year built: 1977.
- Stories: Two.
- Exterior materials: Vinyl siding and wood frame.
- Foundation: Slab.
- Roof: Metal.
- Condition: Fixer; flood damage reported.
- Ownership: Fee Simple.
- Homeowners association: None listed.
Purchase Considerations
This property is being offered under cash-only terms and must be purchased strictly AS-IS, WHERE-IS. Its existing flood damage makes a thorough evaluation particularly important.
Interested buyers should consider obtaining independent structural, electrical, plumbing, septic, well, roofing, and flood-damage inspections as appropriate. Restoration costs, permitting requirements, insurance availability, and the condition of the horse facilities should also be investigated before submitting an offer.
Living in the Cottonwood Area
Cottonwood is located in Arizona’s Verde Valley in Yavapai County. The community provides access to regional shopping, education, healthcare, outdoor recreation, and transportation connections throughout central Arizona.
Area Overview
Cottonwood is an established Verde Valley community situated along the Verde River in central Arizona. The city serves as a regional center for surrounding communities, including Clarkdale, Cornville, and Verde Village.
The City of Cottonwood reported a population of 13,124 for fiscal year 2025, reflecting continued growth from the 2020 population of 12,029.
The surrounding region is characterized by desert landscapes, river corridors, mountain scenery, agricultural areas, and established residential communities. Cottonwood also serves as a commercial and service center for residents throughout the Verde Valley.
The local economy includes healthcare, retail, hospitality, tourism, public services, and other regional employment sectors. Its position between Sedona, Clarkdale, and Camp Verde provides connections to a broader range of regional employment and services.
The Verde River corridor is an important natural feature of the area, supporting outdoor recreation and contributing to the region’s distinctive landscape.
Safety and Crime
Cottonwood publishes community and public-safety information through its municipal planning and reporting documents.
The city’s 2024 Economic Development Strategic Plan included a comparison of reported crime rates using 2022 population and crime data.
- Violent crime: 3.39 reported incidents per 1,000 residents.
- Property crime: 20.41 reported incidents per 1,000 residents.
These figures represent citywide historical statistics, not the specific neighborhood, street, or individual property. They should not be interpreted as a current crime assessment.
Buyers interested in reviewing local public-safety conditions should consider current police department reporting, available crime maps, and neighborhood-specific information.
Schools and Education
Cottonwood is served by the Cottonwood-Oak Creek Elementary School District and Mingus Union High School District.
Nearby schools and educational facilities include:
- Cottonwood Community School: A public K–8 school located in Cottonwood.
- Mountain View Preparatory Academy: An educational facility serving the Cottonwood area.
- Mingus Union High School: A public high school serving grades 9–12.
- Dr. Daniel Bright Elementary School: A public elementary school located just outside the city boundary.
- Yavapai College Verde Valley Campus: A higher-education campus located in neighboring Clarkdale.
School proximity does not establish attendance eligibility. Prospective residents should confirm the property’s exact school assignments, enrollment requirements, grade availability, and transportation arrangements directly with the appropriate school districts.
Healthcare and Hospitals
Cottonwood provides access to established healthcare facilities serving the Verde Valley.
- Verde Valley Medical Center: An acute-care hospital in Cottonwood providing emergency and hospital services.
- Northern Arizona Healthcare Emergency Department: Emergency medical services available at the Verde Valley Medical Center campus.
- NextCare Urgent Care: An urgent-care facility in Cottonwood for non-emergency medical needs.
- CVS Pharmacy: A local pharmacy providing prescription and everyday healthcare products.
- Safeway Pharmacy: A pharmacy located within the Safeway grocery store.
Additional primary care, specialty medical services, dental care, and outpatient facilities are available throughout the wider Verde Valley region. Specific services and availability should be confirmed directly with each provider.
Housing Market History
Cottonwood’s residential market includes a mixture of conventional single-family homes, rural residences, acreage properties, manufactured homes, and properties in established subdivisions.
The city and surrounding Verde Valley have experienced population growth over recent years, contributing to ongoing interest in residential housing and land throughout the region.
A consistent, independently verified five-year series of comparable Cottonwood median sale prices or home-value index figures was not established for this listing. Rather than combine different market measurements or present unverified historical values, no numerical price trend is included here.
Buyers evaluating acreage, riverfront properties, equestrian facilities, or homes requiring substantial restoration should distinguish those property types from conventional residential sales when reviewing comparable transactions.
Historical market activity does not guarantee future appreciation or investment performance.
Transportation and Access
Cottonwood is connected to the surrounding Verde Valley through a network of state highways and regional roads.
- Arizona State Route 89A: An important regional route connecting Cottonwood with surrounding communities, including Sedona and Clarkdale.
- Arizona State Route 260: A major regional connection providing access toward Camp Verde and Interstate 17.
- Interstate 17: Provides broader north-south highway access through central Arizona.
- Cottonwood Municipal Airport: A local general-aviation airport serving the region.
- Cottonwood Area Transit: Public transportation services serving the local area.
Regional transportation options also include private transportation services, rideshare providers, and vehicle rental services.
The city has identified transportation and roadway improvements in its planning documents. Actual construction schedules and project implementation depend on approvals, funding, and development activity.
Shopping and Everyday Services
Cottonwood serves as a regional shopping and services destination for residents throughout the Verde Valley.
Established grocery and retail options include:
- Safeway: Full-service grocery shopping and an in-store pharmacy.
- Fry’s Food and Drug: Grocery shopping, pharmacy services, and everyday household essentials.
- Food City: Grocery shopping and specialty food products.
- Walmart Supercenter: General merchandise, groceries, household products, and retail services.
- CVS Pharmacy: Prescription services, personal care products, and everyday essentials.
- Mount Hope Foods: A local natural-foods and specialty grocery retailer.
Additional restaurants, banking services, automotive businesses, hardware stores, professional services, and local retailers operate throughout Cottonwood and neighboring communities.
Parks and Recreation
The Verde Valley offers a variety of outdoor recreation opportunities, with particular emphasis on the Verde River, regional trails, parks, and surrounding natural landscapes.
- Dead Horse Ranch State Park: A popular recreation destination offering hiking, camping, fishing opportunities, lagoons, and access to the Verde River corridor.
- Verde River Greenway State Natural Area: A protected river corridor with opportunities for nature observation, walking, and outdoor recreation.
- Riverfront Park: A municipal recreation area with outdoor facilities, river-corridor access, and community activities.
- Jail Trail: A walking and hiking trail in the Old Town Cottonwood area.
- Garrison Park: A local public park with recreational amenities.
- Cottonwood Recreation Center: A public recreation facility offering fitness, aquatic, and indoor recreational activities.
The Verde River and its surrounding natural areas are among the region’s defining recreational resources. Activities and access arrangements vary by location and season.
Utilities and Connectivity
Cottonwood and the surrounding Verde Valley are served by a combination of municipal utility systems, regional providers, and private infrastructure.
Area-level utility and connectivity considerations include:
- Electricity: Regional electric service includes Verde Valley Electric Cooperative and other providers depending on location.
- Natural gas: Natural gas service is available in portions of the Cottonwood area.
- Water: Municipal water serves areas within the city’s service boundaries, while rural properties may use private wells.
- Wastewater: Municipal sewer service is available in designated areas, with septic systems used at many rural properties.
- Internet: Regional broadband options include cable, fixed wireless, fiber in selected areas, and satellite services.
- Cellular service: Coverage and signal quality vary according to provider, terrain, and exact location.
The specific property is listed with a private well, septic tank, and natural gas availability. These details should be independently verified, including the condition of existing infrastructure and whether gas service is actually connected.
Broadband and cellular availability must also be checked at the individual street address. General provider coverage in Cottonwood does not guarantee service at this particular property.
Development and Planning
Cottonwood’s General Plan outlines long-term priorities for transportation, land use, public facilities, infrastructure, and community development.
The city’s planning documents identify several potential roadway connections and transportation improvements intended to address future growth and regional circulation.
- SR 260 and Camino Real connection: A proposed future collector-road connection associated with potential development west of State Route 260.
- SR 89A and Cornville Road connection: A planned roadway connection associated with future development in the eastern planning area.
- Bill Gray Road and Mingus Avenue connection: A potential transportation improvement associated with future development near State Route 89A.
- Fir Street extension: A roadway concept included in regional transportation planning to improve connections between major routes.
These items represent planning concepts and proposed improvements, not guaranteed construction projects. Their status, funding, approvals, and implementation timelines should be verified through the City of Cottonwood and relevant transportation agencies.
Buyers considering rural or riverfront land should also investigate current zoning, permitted uses, floodplain regulations, drainage requirements, building restrictions, and applicable county or municipal development rules before making plans for additional improvements.
Property Summary
| Property Type | Single-Family Residence |
|---|---|
| Architectural Style | Ranch |
| Address | 4345 E Sandy Hollow Lane |
| City | Cottonwood |
| County | Yavapai County |
| State | Arizona |
| ZIP Code | 86326 |
| MLS Number | 7104083 |
| Parcel Number | 40613056 |
| Bedrooms | 4 |
| Bathrooms | 4 (3 Full, 1 Half) |
| Interior Living Area | 3,785 Square Feet |
| Lot Size | 10.2 Acres |
| Year Built | 1977 |
| Stories | 2 |
| Property Condition | Fixer; Flood Damage Reported |
| Waterfront | Verde River |
| Views | River, Trees/Woods, Mountains |
| Additional Structures | 11-Stall Horse Barn, Additional Barn Facilities, Workshop, Corrals |
| Parking | 4 Spaces: 2 Carport and 2 Uncovered |
| Heating | Other |
| Cooling | Central Air, Other |
| Fireplace | 1 Wood-Burning Fireplace |
| Water Source | Private Well |
| Sewer | Septic Tank |
| Natural Gas | Available |
| Foundation | Slab |
| Exterior Construction | Vinyl Siding and Wood Frame |
| Roof | Metal |
| Ownership | Fee Simple |
| HOA | None Listed |
| Annual Property Taxes | $6,650 (2026 Listing Information) |
| Listing Terms | Cash Only |
| Sale Condition | Strictly AS-IS, WHERE-IS |
| Road Surface | Asphalt |
| Listing Date | November 8, 2026 |
Listing Agent Information
Tim Allen
Listing Agent
Direct Phone:
928-451-3872
Photography and Property Credits: Photographs and original property materials are credited to their respective original photographers and property owners. Original listing presentation and associated photography credits can be reviewed through the original Zillow property listing. All original photographer and owner credits should be retained when reproducing their respective materials.
View the Original Property Listing
Review the original property listing, available photographs, and additional listing information for this Verde Riverfront property in Cottonwood, Arizona.
View on Zillow — $355,000
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