Show Low, Concho, Snowflake, Taylor

Are you dreaming of buying a slice of rural land in the White Mountains of Arizona, parking your travel trailer, and escaping the heat? Whether you are looking at parcels in Show Low, Snowflake, or out in Concho, Apache County, the idea of off-grid or rural RV living is incredibly appealing. But before you grade the pad, order a septic installation, and drop an on-grid power pole, you need to understand the rules of the land.

Many land buyers get caught in the confusing crossfire between County Ordinances and CC&Rs (Covenants, Conditions, and Restrictions). Assuming that “my land, my rules” applies can lead to hefty fines, forced removal of your travel trailer, and expensive mistakes during site preparation.

Here is the complete breakdown of the difference between Arizona county ordinances and CC&Rs, and what you need to know before setting up a camp in Navajo or Apache County.

County Ordinances: The Legal Baseline

County ordinances are the laws created and enforced by the local government. These regulations are designed to protect public health, safety, and general property values through zoning and building codes.

When it comes to living in an RV or travel trailer, county governments are surprisingly strict. A common misconception is that rural land is a free-for-all, but both Navajo and Apache Counties have specific, firm rules against using an RV as a permanent, indefinite residence on a standard parcel of land.

In Navajo County (covering Show Low and Snowflake), standard zoning like A-General or Rural (RU) does not permit permanent RV living. Instead, the county offers two main legal paths:

• Seasonal RV Permit: This allows a single RV to be placed on the property for a maximum of 120 days per calendar year.
• Temporary RV Permit (TRV): This allows an RV to be placed on the property for up to one year, but it is explicitly tied to having an active building permit for a primary site-built home. Once the house is finished or the permit expires, the RV can no longer be used as a dwelling.

Apache County (covering areas like Concho) operates with similar restrictions. Under their RV Camping Permit policy, you can place an RV on your land for up to 30 consecutive days. After 30 days, the unit must be removed and cannot return to that parcel for the next 90 days unless you obtain a temporary dwelling permit connected to an active home construction project.

Crucially, both counties strictly regulate utilities. You cannot simply haul a travel trailer onto raw land and dump your wastewater on the ground. You must have an approved septic permit from the county health department (compliant with ADEQ standards), and you are generally required to connect to a permanent on-grid power source rather than running a noisy generator indefinitely.

CC&Rs: The Private Layer of Restrictions

While county ordinances apply to everyone within the county borders, CC&Rs (Covenants, Conditions, and Restrictions) are private, legally binding rules attached to your specific property deed.

CC&Rs are typically established by the original developer of a subdivision or a Property Owners Association (POA). When you purchase a parcel within that subdivision, you are legally agreeing to abide by the CC&Rs, which form an enforceable contract.

CC&Rs go far beyond basic health and safety. They govern the aesthetics, minimum standards, and overall character of the neighborhood. Common restrictions found in White Mountains subdivisions include:

• Prohibition of RVs: Some deeds strictly forbid RVs or travel trailers from being parked on vacant lots, even for a weekend of camping.
• Minimum Square Footage: Requirements that any dwelling built must be, for example, at least 1,200 square feet, completely ruling out tiny homes or long-term travel trailer setups.
• Fencing and Grading: Strict rules on the type of fencing allowed (e.g., no barbed wire, specific height limits) and restrictions on how the land can be graded or cleared.
• Livestock and Outbuildings: Limits on the number of animals or the size and style of sheds, garages, and carports.

Because these rules are tied to the deed, they are enforced civilly. If you violate CC&Rs, the property owners association (or even a disgruntled neighbor) can take you to court, fine you, or place a lien on your property.

The Showdown: CC&Rs vs. County Ordinances – Which One Wins?

The most common question land buyers ask is: If the county says I can do it, but the CC&Rs say I can’t, who wins?

The golden rule of real estate restrictions is simple: The strictest rule always applies.

Local government ordinances provide the baseline, but CC&Rs can legally enforce stricter standards than the county. They cannot, however, permit something the county explicitly forbids.

• Scenario A: Apache County allows you to camp in your RV for 30 days. Your subdivision’s CC&Rs state that no RVs may ever be parked on vacant lots. Result: The CC&Rs win. You cannot park your RV on the land.
• Scenario B: Your subdivision’s CC&Rs say you can live in a travel trailer indefinitely. Navajo County ordinances state RVs can only be used for 120 days max without a building permit. Result: The County ordinance wins. A private HOA cannot override county zoning laws to authorize an illegal permanent dwelling.

Preparing Your Site the Right Way

Understanding this legal hierarchy is the critical first step before investing in turnkey land development or site prep packages. It is an expensive heartbreak to spend thousands of dollars grading a pad, installing a custom 12-foot gate, putting in a new septic system, and dropping an on-grid power pole, only to discover a deed restriction prevents you from using the property as intended.

Before you buy land or start digging your utilities:

1. Pull the CC&Rs: Do not just take a real estate agent’s word for it. Read the actual recorded deed restrictions for the specific parcel. Look for keywords like “temporary structures,” “minimum square footage,” and “recreational vehicles.”
2. Verify County Zoning: Check with the Navajo or Apache County planning and zoning departments. Confirm the specific zoning designation of the lot (e.g., RU, A-General) and ask for their current RV placement policy.
3. Plan Your Utilities: If you plan to install a septic system and pull on-grid power, ensure your site layout meets all county setback requirements from property lines. In many zones, county rules require an extra 10 feet of clearance for RVs compared to permanent structures.

Rural living in Show Low, Snowflake, or Concho offers incredible freedom, beautiful views, and a slower pace of life. By doing your homework on both county ordinances and CC&R deed restrictions before you bring your travel trailer onto the property, you ensure your White Mountains getaway remains a peaceful retreat rather than a costly legal headache.