Cochise County's Owner-Builder Program: Alternative Housing Options for Veterans

 Cochise County’s Owner-Builder Program: A Unique Housing Path for Fort Huachuca Veterans

October isn’t just the best month to buy a home in Sierra Vista—it’s also “Opt-Out Month” in Cochise County. This annual celebration highlights one of Arizona’s most interesting housing opportunities: the Owner-Builder Amendment, which allows property owners to build custom homes with fewer permitting requirements and lower costs.

For Fort Huachuca veterans and military families looking beyond traditional home buying, this program opens the door to affordable, personalized housing—especially when combined with VA construction loan benefits.

What Is the Owner-Builder Amendment?

Back in 2016, Cochise County voters overwhelmingly passed the Owner-Builder Amendment with 72% support. The goal? Give property owners in unincorporated areas more freedom to build their own homes using alternative materials and methods—without getting buried in red tape.

The amendment allows construction styles previously restricted by standard building codes, such as:

• Passive solar design

• Rammed earth construction

• Straw bale walls

• Adobe and earthen materials

• Owner-designed systems

It doesn’t eliminate safety standards; it simply reduces costs and increases flexibility for people building in rural Arizona. You still have to meet key structural, electrical, and sanitation requirements—but how you meet them is up to you.

Why This Matters for Veterans

Let’s be real—BAH and military pay don’t always stretch far enough to buy the home you truly want in Sierra Vista. The Owner-Builder Amendment gives veterans another route.

Instead of buying a $300K home in town, you could:

• Buy land in unincorporated Cochise County ($20K–$60K for 1–5 acres)

• Use a VA construction-to-permanent loan

• Act as your own general contractor to save money

• Design a home that fits your family’s needs

• Build equity through sweat equity

Lower permitting fees (often $2K–$5K less) and alternative materials can cut $20K–$50K off total costs—huge savings for military families trying to stretch a housing budget.

Where You Can Build

The amendment applies only to unincorporated areas—rural communities outside city limits. A few good places to start looking:

• Hereford: Larger lots, mountain views, and horse-friendly properties. 15–20 minutes from Fort Huachuca.

• Benson: Growing small town along I-10 with affordable land. 45 minutes from post.

• Elfrida: Open country and low-cost acreage. 30 minutes away.

• Pearce & Sunsites: Quiet rural living near Cochise Stronghold. 40–45 minutes out.

Cities like Sierra Vista, Bisbee, Willcox, and Tombstone are incorporated, so they follow standard building codes.

How VA Construction Loans Work

VA loans aren’t just for resale homes—you can build from scratch using a VA construction-to-permanent loan.

Here’s the breakdown:

• One loan covers land + construction, with zero down.

• You pay interest-only during construction (usually 6–12 months).

• After completion, it converts into your standard VA mortgage.

• The VA funding fee still applies (unless waived for disability), and it can be rolled into the loan.

Not every lender offers VA construction loans, and requirements can be strict—especially for owner-builders. You’ll need:

• Detailed plans approved by the county

• A realistic budget and timeline

• Construction experience or licensed subs for major systems

• Regular inspections throughout the build

If you’re curious, Beatriz Villalobos at CrossCountry Mortgage specializes in VA construction loans for Fort Huachuca families and can walk you through what’s possible.

Building Methods That Work in Southern Arizona

The Owner-Builder Amendment lets you use building methods designed for the desert, not just standard wood-and-drywall construction.

• Passive Solar Design: Use sunlight and thermal mass to naturally heat and cool your home.

• Rammed Earth: Solid, insulated walls made from compacted soil—durable, low-maintenance, and beautiful.

• Straw Bale: Eco-friendly, super-insulated walls that keep your home cool in summer and warm in winter.

• Adobe & Earth: Traditional, time-tested materials with great thermal performance and local character.

These aren’t experimental—they’re proven, cost-effective techniques that thrive in our high desert environment.

Is Owner-Building Right for You?

It’s not for everyone. You’ll need:

• Time: Expect 6–12 months of hands-on involvement.

• Skills: Or at least a willingness to learn.

• Flexibility: Delays happen—it’s construction.

• Commitment: Best for those retiring here or staying long-term.

• A financial cushion: Budget 10–15% extra for surprises.

For veterans with construction backgrounds, patience, and long-term roots in the area, this can be an incredibly rewarding option.

Getting Started

1. Find land in unincorporated Cochise County (I can help you evaluate build potential).

2. Download the Owner-Builder Packet from the Cochise County Building Department.

3. Design your home with a designer familiar with local rules.

4. Get pre-approved with a VA construction lender like Beatriz.

5. Submit plans for county review (it’s faster than standard permits).

6. Start building! Inspections happen at key stages, but the process is far more flexible.

Why October Is the Perfect Time

October is officially Opt-Out Month in Cochise County—and the best time to explore owner-builder options. With cooler weather and slower market activity, you can research land, connect with lenders, and plan ahead for a spring or summer build.

Whether you’re buying a turnkey home in Canyon de Flores or planning to build a rammed earth retreat in Hereford, this month is all about exploring your options.

Let’s Talk About What Fits Your Family

As a local Realtor® and Army veteran, I help Fort Huachuca families find housing solutions that actually make sense—whether that’s buying, building, or both. Let’s talk about what fits your timeline, budget, and goals.

📞 (520) 481-2909 (call or text)
📧 Joshua.J.Mayer87@gmail.com
📍 Haymore Real Estate LLC | 500 E Fry Blvd, Sierra Vista, AZ 85635

Disclaimer:
Information in this article is for educational purposes only and may change without notice. Readers should verify details with Cochise County Development Services, their lender, and licensed professionals before making real estate or construction decisions.