Mohave County, Arizona
Sell your land in Topock / Golden Shores for cash
Parcel Buyers buys vacant-coded land in the Topock and Golden Shores ZIP 86436 area for cash, including smaller lots where water-company territory, flood review and septic options can vary. You get a written, no-obligation cash offer within 24 hours, and closings run through an independent title company, typically in about 10 days, with no fees or commissions.
By Parcel Buyers · · Lot figures from the 2027 Arizona parcel and assessment data · How we made this page
Quick answers
- Who buys land for cash in Topock / Golden Shores?
- Parcel Buyers is a direct land buyer that makes written, no-obligation cash offers on vacant lots and acreage in Topock / Golden Shores, Mohave County, usually within 24 hours. Sales close through an independent title company, typically in about 10 days, with no fees or commissions to the seller.
- What did vacant lots in Topock / Golden Shores sell for in 2025?
- In 2025, vacant lots in Topock / Golden Shores sold for a median of $21,800 across 66 arm's-length sales; the middle half sold for $15,000 to $28,400.
- How many vacant lots are in Topock / Golden Shores?
- The 2027 Arizona parcel and assessment data lists 2,464 vacant residential lots in Topock / Golden Shores; 31% are quarter-acre lots, and the median lot is 0.30 acre.
- How is a cash offer for land in Topock / Golden Shores set?
- We start from recent sales of similar lots nearby, like the 2025 prices on this page, then adjust for water and sewer, road access, flood zone, lot size and any title issues, and for the time and cost of reselling. You get one written number, not a range.
- How do I know a land buyer in Topock / Golden Shores is legitimate?
- A real buyer closes through an independent, licensed title company and never asks you to pay anything up front. We never charge sellers a fee, deposit or closing-cost advance, and the title company pays you by check or wire at closing.
- What was the median recorded 2025 sale price by lot size in Topock / Golden Shores?
- The median recorded 2025 sale price for a quarter-acre lot in Topock / Golden Shores was $22,100 across 32 sales.
Local data
Topock / Golden Shores land at a glance
Tax-roll figures cover vacant lots on the Mohave County Assessor's parcel map service whose parcel coordinate falls inside the ZIP 86436 area (Census ZIP Code Tabulation Area 86436); owners with a mailing address in that ZIP give Topock (Golden Shores uses ZIP 86436) as their city; this is a ZIP area, not a city boundary; lots with no coordinate are in no place in Mohave County. Local rules and services are sourced below.
| Vacant residential lots | 2,464 parcels classified vacant residential on the 2027 Arizona parcel and assessment data [1] |
|---|---|
| Most common lot size | Quarter-acre lot (9,000–13,000 sq ft): 31% of vacant lots; next, mini-estate (2-3 acres) at 16%. Median lot: 0.30 acre (13,070 sq ft). [1] |
| Typical county full cash value | $15,600 median county full cash value for a vacant lot; the middle half fall between $2,000 and $20,300 [1] |
| Recent lot sale prices | $21,800 median across 66 arm's-length sales of vacant lots in Topock / Golden Shores (Jan 2025–Dec 2025); the middle half sold for $15,000–$28,400 [1] |
| Owners who live elsewhere | 64% of vacant lots have an owner mailing address outside Arizona (most often CA, NJ, WA) [1] |
| ZIP 86436 scope | This page counts parcel coordinates inside Census ZCTA 86436. Topock is the mailing city in the source check, and Golden Shores uses the same ZIP; this is not a city boundary. [1],[2] |
| Regulated water company | The Arizona Corporation Commission lists Golden Shores Water Company as regulated utility W-01815A and publishes annual reports through 2025. [3] |
| Tariff caution | The ACC also publishes a Golden Shores Water Company tariff but warns that posted tariffs may not be current; the docket should be checked for the latest approved terms. [4] |
| Small-lot wastewater issue | Mohave County lists $518 for conventional residential septic review. Its setback table requires 100 feet between an on-site wastewater system and a public or private water-supply well. [5],[6] |
| Floodplain work permit | In a special flood hazard area, construction, grading, solid walls and fencing need a Floodplain Use Permit; new buildings also need an Elevation Certificate. [7] |
| Recorded deeds and liens | The Mohave County Recorder says most documents have cost $30 to record since July 1, 2019. Its online records can be searched for liens, but the office warns that a search does not guarantee clear title. [9] |
| Topock Marsh | On Havasu National Wildlife Refuge, Levee Road follows the Colorado River to a turnaround just before Topock Marina. There is no access from Topock Marsh into the lower Colorado River channel; diverted river water enters at North Dike. [11] |
| 2025 sale price by lot size | The median recorded 2025 sale price for a quarter-acre lot in Topock / Golden Shores was $22,100 across 32 sales. [1] |
Data: Mohave County Assessor's Office, Pinal County Assessor's Office, Cochise County Assessor, Santa Cruz County Assessor, Pima County Assessor, Graham County Assessor and La Paz County Assessor. Counts, medians and shares only; no owner names, parcel numbers, addresses or row-level data are published.
Pricing
What is a lot in Topock / Golden Shores worth?
In 2025, vacant lots in Topock / Golden Shores sold for a median of $21,800 across 66 arm's-length sales; the middle half sold for $15,000 to $28,400. [1]
These are open-market sale prices. A direct cash offer is usually lower, because a cash buyer closes in days and takes on the time and cost of reselling the lot.
Recorded 2025 sale prices by lot size in Topock / Golden Shores
| Lot-size class | 2025 sales | 2025 median lot sale |
|---|---|---|
| Quarter-acre lot9,000–12,999 sq ft | 32 | $22,100 |
| Third-acre lot13,000–15,999 sq ft | 10 | $26,800 |
These are open-market sale prices. A direct cash offer is usually lower, because a cash buyer closes in days and takes on the time and cost of reselling the lot.
What moves the price in Topock / Golden Shores
Golden Shores water records need parcel-level confirmation
Golden Shores Water Company is a regulated utility in Arizona Corporation Commission records, with annual reports listed through 2025 and a published tariff. Those records establish that the company exists; they do not show that every coordinate inside ZCTA 86436 has a meter or connection right. The ACC tariff page itself says posted tariffs may not be current. A land review should therefore confirm certificate territory, main location, connection terms and any parcel-specific cost. Mohave County's dwelling checklist accepts a well permit or another approved water source, so lack of a confirmed utility connection changes the due-diligence path. [3],[4],[8]
Smaller lots make wastewater layout more sensitive
The ZIP 86436 dataset contains 2,464 lots coded vacant, with a median size of 0.30 acres. The largest bucket is quarter-acre lots at 31%. On a smaller parcel, setbacks, easements and wastewater spacing can consume a larger share of the site. Mohave County lists a $518 conventional residential septic review and requires 100 feet between an on-site wastewater system and a public or private water-supply well. That does not decide whether one lot will pass; it explains why shape and utility status matter during inspection. [1],[5],[6]
Flood review can apply to grading and walls
Flood rules can affect more than a future house. Mohave County requires a Floodplain Use Permit for changes to land in a special flood hazard area, including grading and solid walls or fencing. New buildings and substantial improvements there require an Elevation Certificate. The county's One Stop process routes a permit to applicable agencies and lists an overall flood-review time of 20 working days for a complete application. Parcel Buyers checks the mapped status and land conditions before offering; this page does not label the entire ZIP area as one flood zone. [7]
Read the 2025 figures as a filtered record set
The county's most recent recorded sale on lots still coded vacant, dated 2025, is included only for a warranty or special warranty deed that transfers one lot. In the Topock and Golden Shores ZIP area, 66 records meet that rule, with a median of $21,800 and a middle-half range of $15,000–$28,400. The method drops multi-parcel deeds and does not count every transaction. It also groups a broad ZIP area, so a Golden Shores utility-area lot and a more remote tract may need different access and service analysis. [1],[2]
Common situations
Selling land in Topock / Golden Shores in these situations
Your paperwork says Topock while people call the area Golden Shores
Yes. That naming difference does not stop a sale. The assessor analysis found Topock as the mailing city associated with ZIP 86436, while Golden Shores uses the same ZIP. For this page, the Census ZCTA gives the statistical area, but the deed and legal description identify the actual land. The title company uses the recorded documents rather than a place label to prepare the transfer. Parcel Buyers checks the parcel record, access and utilities before offering, so you do not need to resolve the community name first. [1],[2],[9]
The lot has water nearby but no meter
Yes. A parcel can be sold without an installed meter. The Arizona Corporation Commission lists Golden Shores Water Company and its tariff, but service and connection terms must still be confirmed for the lot. We buy vacant lots with no completed water or sewer work and account for the utility path in the offer. A future dwelling application must show an approved water source and septic approval or a sewer acceptance letter. Our inspection is the only contingency, and a failed inspection costs the seller nothing. [3],[4],[8]
You are behind on taxes and live far away
Yes. The closing can be handled remotely, and approved tax or lien payoffs can come from sale proceeds with your consent. Mohave County says most property taxes are due October 1 and March 1 and become past due after November 1 and May 1. The Recorder provides online record searching but cautions that it does not establish clear title. That is why an independent title company obtains the current tax amount, searches recorded interests and controls the payoff and deed recording before it sends funds by check or wire. [10],[9]
Step by step
How do I sell my land in Topock / Golden Shores?
From your first message to money in hand, with nothing left out. Requesting an offer costs nothing and commits you to nothing.
See every detail of the process-
Tell us about your land
Fill out the short form (about 60 seconds) or email us. A land specialist reaches out to confirm the details, usually the same business day.
-
Get your cash offer within 24 hours
We review the property and send a written, no-obligation cash offer within 24 hours. It is a real number, not a range. Take it or leave it, with no pressure either way.
-
Sign electronically
If you accept, everyone signs the purchase agreement electronically. There is nothing to print or mail at this stage.
-
We inspect, the title company verifies
Our team inspects the land and an independent title company runs a title search for liens or taxes owed. If the land does not pass inspection, you are never charged anything.
-
Close and get paid
The title company prepares the closing documents for notarization and issues your funds by standard check, overnight check, or wire transfer. A typical sale closes in 10 days.
Questions
Selling land in Topock / Golden Shores: common questions
Why are Topock and Golden Shores combined on this page?
Because both names are tied to ZIP 86436 in the source work. The parcel count uses Census ZCTA 86436, which is an approximate ZIP area rather than a city boundary. The deed and assessor legal description remain the controlling identifiers for a sale.
Does every lot connect to Golden Shores Water Company?
No. The ACC lists the company and publishes its filings, but that does not prove service to every parcel in the ZIP area. Connection eligibility, meter availability and current tariff terms need direct confirmation for the specific land.
Can I sell a small lot that may need septic?
Yes. You do not need a septic installation to sell. We review the likely wastewater path as part of the offer. Mohave County requires site review and publishes a 50-foot property-line buffer where public water is unavailable, subject to a recorded neighbor agreement.
Do I need a flood permit before selling?
No. A transfer does not require you to obtain a construction flood permit. A future project in a special flood hazard area may need a Floodplain Use Permit and an Elevation Certificate. We inspect and review the parcel in its current condition.
Who records the deed after closing?
The closing title company sends the signed deed to the Mohave County Recorder. The Recorder lists a standard $30 recording fee for most documents, effective July 1, 2019. Parcel Buyers covers closing costs under our approved process.
Owner resources
Guides for your situation
- How to Sell Land in a Flood Zone
Flood-zone land can be sellable and sometimes buildable. A FEMA flood zone describes mapped risk; it is not a building permit. The buyer must verify the current effective Flood Insurance Rate Map and any map changes, then ask the local floodplain administrator what elevation, floodway, coastal, permit, and design rules apply.[1][2][4] Vacant land itself is not covered by an NFIP policy; flood insurance covers qualifying buildings and contents, not land value.[5][6]
- Can You Sell Land With a Lien?
Yes. Land with a lien can often be sold, but signing a deed does not by itself erase a valid claim. The lien may need to be paid, released, discharged, or otherwise resolved under the law that applies. With the seller's consent, an approved payoff can come from sale proceeds at closing. If the balance or lien is wrong, dispute it before closing and require proof of the cure.
- What Happens at a Land Closing?
At a professionally handled land closing, a title, escrow, or settlement agent coordinates the title requirements, transfer documents, buyer's funds, settlement accounting, and recording. The agent disburses money under the sales contract rather than merely because the seller signed.[1] The exact documents, order, and payment timing depend on the contract, state law, and closing agent's instructions, and a title search does not replace land-condition due diligence.[3][6]
More places in Mohave County
Your written offer
Get your cash offer
Four short steps, about 60 seconds. We review your property and send a written, no-obligation cash offer within 24 hours. You can take it or leave it.
What happens after you send this
- A land specialist reaches out, usually the same business day, to confirm the details.
- You get a written cash offer within 24 hours: a real number, not a range.
- You decide. Requesting an offer costs nothing and commits you to nothing.
You will never be asked to pay us anything. No deposit, no processing fee, no closing-cost advance.
Nearby areas we buy
- Golden Shores Subdivision
1,247 vacant lots · 2025 median lot sale $24,500
- Mohave Valley
1,876 vacant lots · 2025 median lot sale $45,000
- Fort Mohave
1,428 vacant lots · 2025 median lot sale $55,500
- Mohave County
125,868 vacant lots countywide
How we made this page
Parcel Buyers is a land-buying company based in Florida. We buy vacant land directly from owners and publish these local pages so owners can see what land in their area is doing before they sell, to us or anyone else. We count the tax-roll figures ourselves from state data, take local rules and fees from the official sources listed below, and use AI tools to help research and draft the text. Every number links to its source, and we update the page when the data changes.
Method and sources
Parcel and assessment figures cover vacant lots on the Mohave County Assessor's parcel map service whose parcel coordinate falls inside the ZIP 86436 area (Census ZIP Code Tabulation Area 86436); owners with a mailing address in that ZIP give Topock (Golden Shores uses ZIP 86436) as their city; this is a ZIP area, not a city boundary; lots with no coordinate are in no place. Source [1] is our own aggregate count of public parcel records from the named Arizona county assessor. A place scope may be a ZIP area, assessor market area or normalized subdivision family; use the exact scope and do not treat it as municipal limits or a buildability finding. Vacant-lot counts use mohave: use codes 0001-0004 and 0011-0014, improvement value 0, non-exempt, positive acreage, with government and HOA owners excluded in-query. Pinal: use codes 0011, 0013 and 0014 with legal class 02RL, with government and HOA owners excluded in-query. Cochise: use_code 0011 or 0013 and accttype Vacant. Santa Cruz: IMPVAL=0 and LANDVAL>0, excluding county-owned, under-0.05-acre, and HOA records. Vacant nonresidential and agricultural parcels are not derived (0). Pima: parcel use 0011, 0012, 0013 or 0014 with positive GIS acreage. Graham: account type Vacant with positive GIS acreage. La Paz: property use code 13 or 14 with positive acreage. Government and HOA owners are excluded in-query in all three; because none of these three layers carries an improvement-value field, each county was screened with a seeded 150-centroid sample against the FEMA/ORNL USA Structures public layer (Pima 1/150, Graham 0/150, La Paz 4/150). Lot sizes use mohave PARCEL_SIZE acres; Pinal LANDSF square feet or STATEDAREA acres when blank; Cochise acres; Santa Cruz Acreage. Acre fields are multiplied by 43,560 and bucketed with the Parcel Buyers lot-size chart ([low, high) square feet). Values use county full cash value on the current record: Mohave FULL_CASH_VALUE, Pinal CNTASSDVAL, Cochise fcv and Santa Cruz FCV. These are assessor values, not sale prices or buildability findings. Pima full cash value (FCV). Graham and La Paz publish no value field, so their value row is withheld. Owner locations use owner mailing-address state on the county record; in_state = Arizona; blank state = unknown. Sale figures use each county keeps only a parcel's most recent sale. Mohave uses calendar-2025 WD/SWD records on one parcel per receipt. Pinal uses calendar-2025 W1/X records with unique date-and-price pairs. Santa Cruz joins calendar-2025 recorded sales to current clean parcels, keeps WD/SWD current deed types, $1,000+, one parcel per reception number, and prices no more than 10 times land value plus $20,000. These are conservative recorded-sale proxies, not verified arm's-length flags. Cochise has no free county sale-price source, so its sale rows are suppressed. Treat medians as a guide to county records, not as an offer or an appraisal. Page updated October 8, 2026. Lot-size sale rows use the same qualified 2025 sale cohort and canonical square-foot classes; classes with fewer than 10 sales are omitted.
Data: Mohave County Assessor's Office, Pinal County Assessor's Office, Cochise County Assessor, Santa Cruz County Assessor, Pima County Assessor, Graham County Assessor and La Paz County Assessor. Counts, medians and shares only; no owner names, parcel numbers, addresses or row-level data are published.
- [1] Mohave County Assessor's Office, Pinal County Assessor's Office, Cochise County Assessor, Santa Cruz County Assessor, Pima County Assessor, Graham County Assessor and La Paz County Assessor (data); Parcel Buyers (analysis), Arizona county assessor public parcel services (Mohave, Pinal, Cochise, Santa Cruz, Pima, Graham and La Paz) (accessed 2026-11-06)
- [2] U.S. Census Bureau, ZIP Code Tabulation Areas (accessed 2026-10-08)
- [3] Arizona Corporation Commission, Water utility annual reports: Golden Shores Water Company (accessed 2026-10-08)
- [4] Arizona Corporation Commission, Water utility tariffs: Golden Shores Water Company (accessed 2026-10-08)
- [5] Mohave County Development Services, Septic and well permitting (accessed 2026-10-08)
- [6] Mohave County Development Services, On-site wastewater setback requirements (accessed 2026-10-08)
- [7] Mohave County Flood Control District, Floodplain administration permitting (accessed 2026-10-08)
- [8] Mohave County Development Services, One and two family residential dwelling permit checklist (accessed 2026-10-08)
- [9] Mohave County Recorder, Recorder recording frequently asked questions (accessed 2026-10-08)
- [10] Mohave County Treasurer, Treasurer frequently asked questions (accessed 2026-10-08)
- [11] U.S. Fish and Wildlife Service, Fishing at Havasu National Wildlife Refuge (accessed 2026-10-08)