1165 N Willard Road, Cottonwood, AZ 86326
What's special
Property Summary: In the Heart of Old Town Cottonwood. 6.8+ Acres | 3BR/2BA Main House | Full Guest Suite | Solar Owned | Grandfathered Irrigation Rights | Bordering State Park | Horse Property. No HOA. You won't find another property that offers this much and yet is so close to everything. This is a rare opportunity to own a private piece of the Verde River greenbelt The Location: Heart of Old Town Cottonwood Experience the ultimate ''hidden in plain sight'' location. While the property feels like a remote rural escape, you are: Minutes to the River: A quick 2-minute stroll puts you at the banks of the Verde River for kayaking, fishing, or cooling off. Old Town Walkability: Just a 6-minute walk leads you to the tasting rooms, boutiques, and world-class dining of historic Old Town Cottonwood. Trail Access: Step off your property and onto the Jail Trail or nearby state land paths. Sedona Proximity: Enjoy the Red Rocks of Sedona, just a scenic 15-minute drive away. Equestrian Potential: Perfect for horse lovers, with ample space, accessible trails and abundant water. The Land: A High-Yield Producer Fed by the historic Cottonwood Ditch with full irrigation rights, this property is engineered for the serious grower or equestrian: The Orchard: Over 100 fruit and nut trees, including peaches, apricots, apples, figs, persimmons, and pecans. The Vineyard Setup: 450 blackberry bushes meticulously trellised in a vineyard style for easy harvest. The Garden: A large, fenced garden area that has provided a bounty of organic vegetables for years. Privacy: The yard is filled with a variety of mature trees and shrubs - including magnolias and pecans - creating a completely private and tucked-away atmosphere. Private Boundaries: Backs to State Land and remains "tucked back" from the street for total privacy. The Residence: The 3-bedroom, 2-bathroom main home is a study in modern efficiency, prioritizing for natural light. Main residence has modern efficiency and an open-concept. Eco-Design: A true passive solar home featuring large southern windows that warm the richly finished concrete floors during winter months. Energy Independence: Equipped with an owned solar panel system on the garage and a solar hot water heater. Walls of light: Massive windows frame stunning views of the Greenbush trees and your own vibrant green acres. The Casita: A separate Casita is perfect for a high-performing Airbnb or a private guest house. Fully Equipped: Includes a full kitchen and private washer/dryer. Relaxing Views: Features a covered porch with calming views of the surrounding greenery. Income Ready: With its private feel and proximity to town, this is an ideal short-term rental or Airbnb setup.
- 162 days |
- 594 |
- 42 |
Travel times
Living Room
Kitchen
Primary Bedroom
Zillow last checked:
Listing updated:
Janae Gordon 928-202-2100,
Realty ONE Group Mountain Desert
Facts & features
Interior
Bedrooms & bathrooms
- Bedrooms: 4
- Bathrooms: 3
- Full bathrooms: 2
- 1/2 bathrooms: 1
Heating
- Wood
Cooling
- Ceiling Fan(s), Evaporative Cooling
Appliances
- Included: Dryer, Washer, Reverse Osmosis, Refrigerator, Built-in Microwave, Dishwasher, Disposal, Electric Range
- Laundry: Inside
Features
- No Interior Steps, Pantry, 3/4 Bath Master Bdrm
- Flooring: Concrete
- Windows: Screens, Double Pane Windows
- Has basement: No
- Number of fireplaces: 1
- Fireplace features: Wood Burning, Fire Pit, Family Room
Interior area
- Total structure area: 1,916
- Total interior livable area: 1,916 sqft
Property
Parking
- Total spaces: 7
- Parking features: Detached Garage, RV Access/Parking, Garage Door Opener, Circular Driveway
- Garage spaces: 3
- Uncovered spaces: 4
Features
- Stories: 1
- Patio & porch: Covered
- Exterior features: Storage
- Spa features: None
- Fencing: Perimeter
- Has view: Yes
- View description: Creek/Stream, Panoramic, River, Trees/Woods, Mountain(s)
- Has water view: Yes
- Water view: Creek/Stream,River
Lot
- Size: 6.64 Acres
- Features: Borders Preserve/Public Land, Dirt Back, Gravel/Stone Front, Gravel/Stone Back, Grass Back, Natural Desert Front, Irrigation Front, Irrigation Back
Details
- Additional structures: Greenhouse
- Parcel number: 40623021
- Horses can be raised: Yes
- Horse amenities: Corral(s)
Construction
Type & style
- Home type: SingleFamily
- Architectural style: Contemporary
- Property subtype: Single Family Residence
Materials
- Spray Foam Insulation, Metal Siding, Blown Cellulose
- Foundation: Slab
- Roof: Metal
Condition
- Year built: 2012
Details
- Builder name: BACKUS
Utilities & green energy
- Sewer: Septic Tank
- Water: Private Well
- Utilities for property: Propane
Green energy
- Energy efficient items: Solar Panels, Multi-Zones, Water Heater
- Water conservation: Recirculation Pump
Community & HOA
HOA
- Has HOA: No
- Services included: No Fees
Location
- Region: Cottonwood
Financial & listing details
- Price per square foot: $809/sqft
- Tax assessed value: $677,331
- Annual tax amount: $3,299
- Date on market: 4/28/2026
- Cumulative days on market: 162 days
- Listing terms: VA Loan,Cash to Loan,Cash,Conventional,FHA
- Ownership: Fee Simple
- Road surface type: Dirt
Price history
| Date | Event | Price |
|---|---|---|
| 9/21/2026 | Price change | $1,550,000-3.1%$809/sqft |
Source:  ARMLS #7020393 | ||
| 8/4/2026 | Price change | $1,600,000-5.3%$835/sqft |
Source: ARMLS #7020393 | ||
| 7/22/2026 | Price change | $1,690,000-0.3%$882/sqft |
Source: ARMLS #7020393 | ||
| 6/20/2026 | Price change | $1,695,000-3.1%$885/sqft |
Source: ARMLS #7020393 | ||
| 4/28/2026 | Listed for sale | $1,750,000+354.5%$913/sqft |
Source: ARMLS #7020393 | ||
| 2/11/2008 | Sold | $385,000$201/sqft |
Source: Public Record | ||
Public tax history
| Year | Property taxes | Tax assessment |
|---|---|---|
| 2026 | $3,111 +3.9% | $40,768 +5% |
| 2025 | $2,993 +1.9% | $38,827 +5% |
| 2024 | $2,939 +33.1% | $36,978 -57.3% |
| 2023 | $2,209 -8% | $86,635 +34.6% |
| 2022 | $2,401 +0.7% | $64,365 -1.8% |
| 2021 | $2,385 +0.6% | $65,574 -1.7% |
| 2020 | $2,371 +4.1% | $66,689 |
| 2019 | $2,278 | -- |
| 2018 | -- | -- |
| 2017 | -- | -- |
| 2016 | -- | -- |
| 2015 | -- | -- |
| 2014 | -- | -- |
| 2013 | -- | -- |
| 2012 | -- | -- |
| 2011 | $2,006 | $36,398 |
| 2010 | -- | -- |
| 2009 | $1,208 +21.7% | -- |
| 2008 | $992 | -- |
| 2007 | -- | -- |
| 2006 | -- | -- |
| 2005 | -- | -- |
| 2004 | -- | -- |
| 2003 | -- | -- |
| 2002 | -- | -- |
| 2001 | -- | -- |
Find assessor info on the county website
Monthly payment
Estimated market value
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Estimated sales range
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Climate risks
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