What Kind of Access Is Available to Properties Located Within the Town Limits?

The fact you can drive to your property does not necessarily guarantee that you, your guests, or emergency service vehicles (police, ambulance, fire truck, etc.) can get there easily. Please consider the following:

• Camp Verde and surrounding areas are under the jurisdiction of Copper Canyon Fire Department, Camp Verde Marshal’s Office, and Yavapai County Sheriff’s Office. Response times for emergency service vehicles cannot be guaranteed in outlying areas
• There can be problems with the legal aspects of access, especially if you have access through a wash or across someone else's property. Make sure you have a legal easement, not just a verbal agreement. You may want to get legal advice if you have questions regarding access.
• The Town of Camp Verde maintains approximately 144 miles of paved roads and an additional three miles of unpaved roads, with many properties served by private roads that are not maintained. Some roads that have been used for many years by the public are not maintained by the Town (no grading or repair of damages resulting from natural disasters). Make sure you know what kind of maintenance is available in your area and who pays for it.
• If you plan to build, check construction access. Private driveways should be wide and sturdy enough to support emergency and construction related vehicles.
• If your driveway or private road accesses a Town road, you may need a right-of-way use permit. Call Camp Verde’s Community Development Department (928-554-0050) to find out. If your access is directly connected to a County road, State road, Forest Service road, or a Yavapai Apache Nation road, you will need to check with the applicable entity to get a right-of-way use permit.
• Call the Camp Verde Unified School District Office (928-567-8000) or visit their website for bus routes and any other important information pertaining to your location and to find the school bus boarding area nearest your property.
• In adverse weather, some roads may become impassable. You may consider a four-wheel drive vehicle and perhaps another mode of transportation to travel during these times.
• Gravel and dirt roads generate dust. If this is a concern, you may not want to be in an area only accessible by gravel or dirt roads, and for which no paving is planned. You may experience an increase in vehicle maintenance costs when you regularly travel on rural roads. Many of our roads have never been paved, and it is our desire to keep our rural identity and cooler temperatures by keeping them unpaved. If you believe the dust from unpaved roads is unhealthy, you are encouraged to find property in another area of the Town. If you have a question about whether roads are scheduled for improvement, check with Camp Verde's Public Work's Department (928-554-0820).
• Property that is currently undeveloped may not remain that way. Check applicable documents—subdivisions plats, zoning, general plan--to see what uses may be allowed. You may check, for example, with the County Assessor's office to determine if uses have been changed since a plat was recorded. You can also talk with the Town of Camp Verde Planning Department (928-554-0050) about the process properties undergo for land use changes, and how you will be notified if changes are proposed in your area.
• Newspaper, parcel, overnight package delivery, U.S. mail delivery, and other home deliveries may not be available in your area. Check with the applicable agencies that provide these services to verify delivery services are available.

How About Sewer, Water (including Wells and Irrigation Ditches), Electricity, Telephone, Cable T.V.,Trash Pickup, Internet, Natural Gas, and Propane? 

Utilities available in larger communities may not be available in our rural community. Please think about these potential situations: 

• The availability of telephone and internet communication can be delayed, particularly in the more remote areas of the Town. It may be difficult or impossible to obtain a separate line for FAX or computer modem uses, and in some areas cellular telephones do not operate. Check with the local service provider to find out what services are available. High speed internet may be available by satellite or other non-wired systems or may not be available at all. If high-speed internet is important to you, please check availability.
• To determine if sewer service is available to your property, contact Camp Verde’s Sewer Department (928-554-0820) to obtain connection and maintenance costs.
• If sewer service is not available, you will be using or will have to install an individual sewage (septic) system. If there is an existing septic system, have the septic tank pumped and inspected by a reliable service. Call the Yavapai County Department of Environmental Services (928-771-3214) to get information about obtaining a permit or an inspection.  You may be required to have a Geotechnical Study before you can obtain an individual sewage system permit or a building permit. Collapsing and expansive soils can damage foundations and even twist steel I-beams.
• If a water supply is available to your property, find out who supplies it, what the costs are to connect, and the monthly service cost. Be sure you know what water rights are available with your property and pertinent facts such as: Is there a well permit? Is it registered?  Do I need to file a Statement of Claim (SOC) with the Arizona Department of Water Resources (ADWR)?  If water is provided by a well located off your property, do you have an easement allowing you to access and repair it? If you plan to drill a well, contact the Arizona Department of Water Resources (602-771-8500).  Having a well permit does not guarantee there will be water where you drill. Consider potential drilling and installation costs in your development planning.
• The Arizona Department of Water Resources, not the Town of Camp Verde, issues well permits. You can apply directly to the Department, through their Phoenix office (602-771-8500), at www.azwater.gov , or by contacting a local well driller who can complete and submit the application for you.
• Camp Verde has several historic irrigation ditches that supply water to certain properties throughout the community.  These ditches are controlled by elected board members whose purpose is to make sure there is water in the main ditch for users who have historic water rights.  If you have questions about an irrigation ditch on your property, please reach out, using the contact information below.  Please don’t assume that because there is a ditch running through your property you have access to the water; it is your responsibility to find out.   During monsoons, the ditches may be damaged and in need of repair. It is not guaranteed water will be available during those periods.  Ditches do not run year-round, so please check with your ditch board to see when the water is turned on and off each irrigation season. Each ditch company has fees and assessments they charge each user to maintain the ditch.  All users with proven historic water rights need to complete a Statement of Claim through the Arizona Department of Water Resources (602-771-8500) before the Verde River Watershed Adjudication is completed.  In addition, there are easements on both sides of the ditch so the ditch company or a hired contractor can enter to complete repairs and maintenance, when needed.  The following is a list of contacts for the larger ditches:
  • Verde Ditch - Al Dupuy, aldupuy@aldinc1.com
  • OK Ditch - Todd Scantlebury, scantini1@me.com
  • Eureka Ditch - Zach Hauser, speckfarms@gmail.com
  • Diamond S Ditch - Zach Hauser, speckfarms@gmail.com
  • Wingfield #1 - Irene Rezzonico, rezzo@commspeed.net
  • Pioneer Ditch - Zach Hauser, speckfarms@gmail.com
  • Wingfield #4 - Zach Hauser, speckfarms@gmail.com  

• Electricity is provided by Arizona Public Service (APS) (800-253-9405).
• Electric service may not be available in remote areas of the Town.
• The cost of electrical service usually includes both a fee to connect into the system (which may require extensive line installation if none exists) and a monthly charge for energy consumed.
• The Town of Camp Verde requires all new electrical service or power lines to be installed underground. Please be prepared to factor this into your development plans.
• The Town requires all new power lines to be underground which may increase development costs.
• If you have special electric power requirements, or costs for electrical services, contact APS.
• Power outages can occur. In addition to affecting your lights, these outages may also disrupt your computer internet connection and your water if you have a well with an electric pump.
• Many areas of the community are not wired for cable TV or internet service.
• If you’re not in a subdivision, your utility service lines may have to cross private property.  Make sure the proper easements are in place to allow lines to be extended to your property.
• Natural gas may be available in limited areas; please contact UniSource Energy Services (877-837-4968) for assistance.
• Propane is available from vendors that will deliver to your property on either a regular or an as-needed basis.  Vendors:  AmeriGas (928-567-4099); Ferrellgas (928-567-3274); Graves Propane:  928-567-2425; and Verde Propane (928-646-6693).
• Trash service in not provided by the Town of Camp Verde.  Area providers for trash service are: 
  • As Good As Gone Waste - www.asgoodasgonewastedisposal.com, 928-567-0250;
  • Patriot Disposal - www.patriotdisposal.com, 928-775-9000;
  • Taylor Waste - www.taylorwaste.com, 928-649-2662;
  • Waste Management - www.wm.com, 928-649-2662.  

• The Camp Verde transfer station (928-713-8910) located at 2600 E. Highway 260 is managed by Yavapai County. This transfer station accepts many, but not all, materials and collects a load-based fee. Yavapai County also operates the Gray Wolf Regional Landfill (866-909-4458) located at 23355 E. Highway 169 in Dewey should you have materials not accepted by the Camp Verde transfer station. They also charge a disposal fee.  

What Issues Should I be Aware of that May Affect My Property?

Many issues can affect your property, in addition to those concerning utilities and access. It's important to research them before purchasing land.

Many property owners do not own the mineral rights under the surface of their land. By federal law, owners of mineral rights have the right to extract the minerals, even if that activity changes “surface characteristics.” It is important you know what minerals may be located under your land and who owns them. Check your deed.  If you do not understand it, you may want to contact an attorney or other professional to assist you.

You may wish to obtain the services of a licensed Arizona surveyor to ensure the accuracy of your property boundaries.  Fences that separate properties may or may not be on legal boundary lines. A survey of the land is the only way to check the location of your property lines.

Whether you want to construct a home, a guest house, subdivide, or open a business, your plans may require a variance, zone change, site plan review, a special use permit, a right-of-way use permit, an individual sewage system permit, a building permit, a sign permit, a zoning clearance, or other requirements. Check with the Town of Camp Verde Community Development Department (928-554-0050) to find out what you need and when you’ll need it.

Many subdivisions and planned developments have Covenants, Conditions and Restrictions (C.C. & R's) along with design guidelines that restrict the use of the property. Find out if there are C.C. & R's by asking your realtor or by checking with Yavapai County Recorder's Office (928-771-3244). Make sure you understand the rules of the subdivision. The by-laws of the Association should outline how the organization operates and how dues are set, collected, and spent.

Other property owners may have easements which require you to allow construction of roads, power lines, water lines, sewer lines and other utilities across your land, possibly restricting your development and building options. There may be easements that have not been recorded but are “historic.” Title abstracts, title insurance companies, or an attorney can help you obtain this information.

The Town of Camp Verde Parks and Recreation Department is actively seeking to enhance recreational opportunities in and around the Town. The Parks and Recreation Department is working collaboratively with several local, state and federal agencies as well as non-profit organizations to develop several trail systems for the Town. Contact the Parks and Recreation Department at (928-554-0820) to learn more about trails or planned trails. In many municipalities, properties with direct trail access are shown to be more desirable to buyers.

If you are considering a property with direct access to one of the trails or public lands you may be interested to know Arizona Revised Statute §33-151 limits property owners’ liability for accidents by persons recreating across property. Trails may not be fenced, blocked, or made impassable, even if it appears to be infrequently used. Intentionally creating hazards on trails to eliminate use may create liability on your part for any resulting accidents. If you do not like the idea of hikers, cyclists, or equestrian traffic near your property you may want to consider property located away from a trail or in another area.

Another consideration for trails on public lands – most of the public lands surrounding Camp Verde include livestock leases. Therefore, it is highly likely when recreating on these public lands you will encounter fences, gates, cattle guards, and of course open range grazing cattle. The proper etiquette when on the ‘open range’ is to leave the gate as you found it. This eliminates opportunities for open range cattle to be separated from available water or allowing cattle to damage potentially fragile natural resources which the fence and gate are designed to protect.    

 Homeowners and property owner associations can be responsible for the maintenance of roads, utilities, and other common elements in subdivisions. Check the subdivision's covenants/deed restrictions to learn who has that responsibility.  Check with your realtor or neighbors to learn if the association is functioning. Dues are almost always a requirement for subdivisions that have an Association.

Agriculture; Ranching and Farming, i.e. livestock and farm animals

• The historical roots of Camp Verde are farming and ranching. Therefore, the Town of Camp Verde permits - by right - the keeping of farm animals as well as farming and agricultural activities in all zoning districts within the Town. Practically speaking, this means, the keeping of livestock, such as horses, cows, goats and sheep – to name only a few – are allowed in all zones, including residential zones.

• The number and types of livestock animals permitted on any one property is guided by the acreage of the parcel and the type of animals. To keep livestock (horses, cows, goats, etc.) you will need a minimum of ½ acre. Please contact the Community Development Department at (928-554-0050) for more information on the number and type of animals which may be kept on your property.

• As livestock and agricultural activities are permitted by right in all zones this means one or more of your neighbors may currently, or in the future, have livestock. In short, you could be living next door to property with horses, cows, goats or other such animals. While the owners of livestock are required to maintain the property and animals so as not to create a nuisance, it is also understood the keeping of these animals may create odors and more flies.

• Additionally, stock ponds, wildlife ponds and irrigated properties may generate an increase in nuisances such as mosquitoes, flies and odors. These are all part of the rural character of the Town.

• Likewise, farmers and ranchers may be up before dawn and work late into the evening performing their normal farming and ranching activities. This is especially true during certain seasons such as the long-hot summer days, times of planting and harvesting, as well as calving season. These activities are to be expected and are in fact legally permissible in Camp Verde. We recognize and accept farmers and ranchers do not keep “bankers’ hours” and therefore, may be seen or heard in the early hours of the morning or night. This is an understood part of living in a rural farming and ranching community such as Camp Verde.

• In addition to livestock, your neighbor(s) may have chickens, turkeys, ducks, and Guinea hens – even a rooster or two. Like the livestock, they are all permitted within the Town on properties of ½ an acre or more. There is no limit on the number of fowl a property owner may keep. These fowl provide a great source of cage-free and natural (not to mention yummy) eggs, but they also generate noises and perhaps smells that you may not want as a neighbor. We encourage you to be mindful of these agricultural and ranching activities valued by the Town.

• Would you like to raise your children to know and appreciate our rural agricultural and ranching lifestyle?  Several youth organizations dedicated to teaching children and young adults how to properly care for animals, as well as coaching them on how to be leaders, how to work as members of a team, and how to be part of a community, are all very active within Camp Verde and the Verde Valley. These organizations are FFA (Future Farmers of America) and 4-H.

• Although the Town of Camp Verde permits farming, ranching and the general keeping of livestock in all zoning districts of the Town, not all subdivisions may allow these animals and activities. Subdivisions may have unique CC&R’s (covenants, conditions and restrictions). We encourage you to research potential property purchases to know what, if any, deed restrictions may accompany the subdivision. Check with your real-estate agent and/or title company before purchasing to be sure you understand any restrictions which may be present with the property you are interested in purchasing.

• If you are traveling on dirt or gravel roads, drive slowly and with care.  Horses and cattle may be on the road. Arizona is a “fence-out” state. This means Camp Verde is an “Open Range” district. If a property owner wants to keep livestock off of their property, the owner is required to “fence-out” the livestock. Therefore, please drive with care as livestock, as well as playing children, may be presenton rural country roads.

• Horseback riders may occasionally ride on public roads. When you encounter a rider, slow down and be cautious. Enjoy the scene. This is the “real west” and is an important part of the character of our western rural community. Occasionally horses will deposit manure on roads. This manure will dry up and be gone in a few days. Neither the rider nor the Town is under obligation to remove the manure.

• As part of our ranching heritage, many of our residents still practice their livestock handling skills –which includes roping, steer wrestling, and barrel racing.  You may be more familiar with the term rodeo or jackpots. Rooted in the practical skills required for a cowboy on the open range, these activities have become popular recreational and sporting activities. Many of our residents have roping arenas on their private property where they regularly practice their skills. Additionally, there are several venues where you can be part of and watch these popular and fun events:
  • Arena Del Loma, located at 1738 Arena Del Loma.  Contact 928-300-9817.
  • Camp Verde Equestrian Center, located at 1495 E Hideout Arena Lane. See www.campverdearena.com or contact 928-274-1783 or 928-274-0513.
  • Jackpot Ranch, located at 2025 W Reservation Loop Road.  See www.jackpotranch.orgor contact 928-300-5490.  
  • Nashwa Farms Equestrian Center, located at 3500 W Mahoney Road.  See https://nashwafarms.com or contact 602-695-8523.

You Can't Mess with Mother Nature and Expect to Get Off Easily

Western rural residents can expect to experience more challenges with the elements than residents who live in densely populated urban areas.

• Even though Camp Verde has desert vegetation, there is still risk of wildfire. Please contact Copper Canyon Fire and Medical District (928-567-9401) for practical advice on how to “Firewise” your property.  You can also visit https://www.nfpa.org/Public-Education/Fire-causes-and-risks/Wildfire/Firewise-USA for more information.

• Many properties within Camp Verde are located within FEMA designated flood zones. You may be required to provide additional engineering or provisions to develop or build in these areas. Contact Yavapai County Flood Office at (928-639-8151) or visit https://www.yavapaiaz.gov/Resident-Services/Flood-Control for more information.  

• In heavy rains crossing washes and flooded roadways is dangerous.  Avoid crossing them during these times. In higher elevations adverse weather may cause flooding in lower regions.  Please be cautious at all times during extreme weather conditions locally or in nearby areas.

• A property owner living along the Verde River, West Clear Creek, or other waterway should be aware that periodic flooding may occur.  Flood prone areas are subject to flood insurance requirements. Flood related information is available from the Federal Emergency Management Agency (FEMA) at www.fema.gov.

• A property owner living adjacent to the Verde River, West Clear Creek, or other waterways, may experience individuals swimming, canoeing, kayaking, or participating in other creek-side activities. You have the right to protect your property by posting “No Trespassing” or other deterrent signs; however, you may neither impede the flow of water nor access to public property or easements by creating obstructions, dams, etc.  

Wildlife

Nature and wildlife can be wonderful neighbors; however, some may require extra care when you are building and living in rural or remote areas.

• Coyotes, javelina, foxes, skunks, bobcats, squirrels, and deer can sometimes be troublesome, destructive, or even dangerous.  It is a good idea to familiarize yourself with them and their potential presence on your property.

• Threatened and endangered species may be present in certain areas of Camp Verde. Check with the Arizona Game and Fish Department (602-942-3000z) or www.azgfd.gov if you have concerns or need information for your area.

• Living in a rural western area may also place you into contact with poisonous wildlife including a variety of snakes, scorpions, and spiders. Be aware of what actions you should take if you encounter any of these desert dwellers.

A Few Final Thoughts 

• Though the Town of Camp Verde receives sales tax revenue collected by local businesses, the amount collected does not cover the costs of services provided.  Other revenue sources subsidize the lifestyles of those who live in our rural western community.

Please take the time to study the history of the Town of Camp Verde. This will give you understanding and appreciation for those who settled the area. It is our hope that through this understanding, you will approach your construction and development in a thoughtful manner protective of our community, our natural resources, and our historic western way of life.

Information in the “Town of Camp Verde Code of the West” is not exhaustive. There likely will be issues that occur, or that you may encounter, that are not included.  It is meant to be an informational piece only; it comes with no penalties for zoning, ordinances, or local laws.  If you would like more information on the local Laws, ordinances and zoning criteria, please visit https://www.campverde.az.gov or call the local Building and Zoning Department (928-554-0050).

This “Code” is provided by the Town of Camp Verde with the sincere hope that the information in it will help you as you build, develop, and make your place Camp Verde. 

Commonly Requested Numbers:

• Arizona Blue Stake:  800-782-5348
• Arizona Department of Water Resources: 602-771-8500
• Arizona Public Service (APS) (Electricity): 602-250-1247
• Copper Canyon Fire & Medical District: 928-567-9401
• Gray Wolf Regional Landfill: 866-909-4458
• Propane Service:
  • AmeriGas: 928-567-4099
  • Ferrellgas:  928-567-3274
  • Graves Propane:  928-567-2425
  • Verde Propane: 928-646-6693

• Town of Camp Verde
  • Building Inspector: 928-554-0050
  • Community Development: 928-554-0050
  • Marshal’s Office: 928-554-8300
  • Public Works Department: 928-554-0820
  • Sewer Department: 928-595-7888
  • Town Hall: 928-554-0000
  • Transfer Station (Trash): 928-713-8910

• Trash ServiceAs Good As Gone Waste: 928-567-0250
  • Patriot Disposal: 928-775-9000
  • Taylor Waste: 928-649-2662
  • Waste Management: 928-649-2662

• UniSource Energy Services (Natural Gas): 877-837-4968
• United States Postal Services: 800-275-8777
• Unified School District Office: 928-567-8000
• Yavapai County:
  • Assessor: 928-639-8121
  • Development Services: 928-639-8151
  • Environmental Services: 928-771-3214
  • Sheriff’s Department:  928-771-3260 

Town of Camp Verde Mayor and Council

• Dee Jenkins, Mayor
• Marie Moore, Vice Mayor
• Jackie Baker, Councilor
• Wendy Escoffier, Councilor
• Robin Godwin, Councilor
• Cris McPhail, Councilor
• Jessie Murdock, Councilor

Special thanks for crafting the Camp Verde “Code of the West” to:

• Georgia May
• Jessica Oium
• Mary Phelps

Your commitment to our community is invaluable.