One parcel · five home sites · A+ Vail schools
$37,000 per 4-acre lotthe land is buildable, the rest is upside.
A single close, a five-lot luxury development, and a finished-home market trading between $1.5M and $1.95M in the Rincon corridor.
Country living — just minutes from major shopping
5 lots
~4 acres each
$1.5M – $1.95M
Target retail per home
$37K per lot
Implied land basis
Serious inquiries only. Survey, split proposal and comps available to qualified buyers.
20.81
Total acres
5
Four-acre lots
A+
Vail School District
$185K
Asking price
The opportunity
Buy the dirt at $185K. Deliver five estates worth up to $9.75M.
The parcel splits cleanly into five deed-restricted four-acre lots. Every lot holds a mountain-facing pad with uninterrupted national park frontage — the exact product the Rincon corridor is absorbing today at $357–$595 per square foot.
Request the full packageLand basis
20.81 acres · $8.9K per acre
$185,000
Road & access
Interior road, driveway cuts, grading
$175,000
Well & electrical
Shared well, service to all five lots
$125,000
Build cost per home
3,500 – 4,250 sq ft custom
$750K – $1.25M
Retail per home
Supported by 8 active & sold comps
$1.5M – $1.95M
Profit potential
Across the five-home program
~$2.0M – $4.0M
Figures are the seller's estimates based on current market comparables and are offered for discussion only — not a guarantee of return. Buyer to verify all costs, splits and approvals.
The plan
Five four-acre lots.
A straightforward split proposal with deed restrictions holding a four-acre minimum — preserving privacy, view corridors and the rural character that drives pricing in this pocket of Tucson.
- —5 lots, ~4 acres each
- —Implied land basis per lot: ~$37,000
- —Deed-restricted minimum lot size
- —Each pad oriented to the Rincons
- —2025 survey complete and in hand
The product
3,500 – 4,250 sq ft desert contemporaries.
The corridor rewards large-footprint custom homes with deep patios and glass aimed at the Rincons. Five of them, phased, gives a builder a self-funding pipeline with a single land close.
Size
3,500–4,250 sqft
Build cost
$750K–$1.25M
Target price
$1.5M–$1.95M
Homes
5
The land
Views in every direction, and a national park that will never build.
Saguaro National Park East sits on the property’s western border — protected, undevelopable, and the forever-view that backs the five homesites.
Location
Remote enough to feel like yours. Close enough to matter.
Vail School District carries an A+ rating and ranks among the strongest in Arizona — the single biggest driver of buyer demand in this price band.
Market evidence
What finished homes trade for.
15070 E Triangle Z Ranch Pl
2,691 sqft · built 2019
14561 E Rider Ridge Pl
4,200 sqft · 2.45 ac · new build
14821 E Diamond F Ranch Pl
New construction
15065 E Triangle Z Ranch Pl
3,017 sqft · 2.29 ac
6440 S Upper Valley Rd
36.14 ac lot
7970 S Circle C Ranch Rd
3,292 sqft
Vail, AZ 85641
New construction
8321 S Triangle R Ranch Pl
3,362 sqft
Vail, AZ 85641 comparables — active listings and recorded sales, 2023–2025. Source: MLSSAZ / Zillow.
Due diligence
Utilities & site work.
Electric at the road
Service already runs to the parcel frontage.
Shared well
One well planned to serve all five homesites.
Septic
Conventional systems, standard for the corridor.
Propane
Tank service throughout the Rincon foothills.
Road & pads
Interior road and five building pads to be excavated.
No HOA
Deed restrictions hold the 4-acre minimum lot size.
Offered at $185,000
Ready to walk the land?
Survey, split proposal, comparable set and utility notes are available to qualified buyers. Serious inquiries welcome.