Transitional Land

A good deal of land in Arizona is in some phase of transition as it gravitates to its highest and best use. Agricultural or vacant desert land transitions to residential or commercial uses for example. A number of factors affect the timeframe in which land use changes. Transition or changes in land use may be accelerated by a number of catalysts including new transportation corridors, infrastructure projects, zoning entitlements or transition in neighboring land uses. Buyers of transitional land often include investors, developers and end users.

This land class includes land that is already zoned for the target use or which is in some stage of the permitting / entitlement process. Entitlements may include planning, zoning, conditional use permit(s), Type 1 water rights (irrigation grandfathered right has already been converted), ingress/egress approvals, connection agreements for water, electricity and natural gas supply, etc. For an end user, developer or investor, potential advantages associated with fully or partially entitled transitional land can include a shorter timeline for development and reduced risk of target use rejection by the relevant jurisdictional / zoning authority.

When buyers are acquiring property which will require meaningful amounts of water for the intended end use, it is important to understand the option(s) for water supply as well as the requirements and costs associated with securing it. See related information under Water and

Water Rights in the Natural Resources section. In major Arizona markets / metro areas transitional land is often comprised partially or entirely of agricultural land. In many cases transitional land has existing agricultural leases – or it may be leased for farming. Farmers and ranchers raising crops or livestock on transitional land can be a productive long-term or short term interim use.

If transitional land could fit into your investment or development plans let’s explore the possibilities.