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Frequently Asked Questions
Please reach us at Adam@whitecliffshunting.com if you cannot find an answer to your question.
White Cliffs is a 340-acre private mountain estate community in Heber, Arizona, featuring (44) 1.25-4 acre lots, a 225-acre private high fence hunting preserve, stocked fishing ponds, a recreation center, commercial game processing kitchen, direct access to the Apache–Sitgreaves national forest, and shared ownership in 11 gross acres of Highway 260 commercial frontage. It is Arizona’s first exclusive mountain community built around a member-owned hunting preserve.
Each buyer receives three ownership components:
- A deeded mountain estate lot.
- A pro-rata membership interest in the 225-acre hunting preserve.
- A pro-rata membership stake in 50% of the 11-acre gross commercial frontage.
This makes every buyer a true long-term equity partner in the community.
There are 44 total lots, each 1.25–4 acres, spaced across the mountaintop with privacy, elevation, and views. Lots range from $235,000 to $315,000, depending on size, location, and views.
Yes. The project is offered under SEC Rule 506(b), which allows general partners to raise capital privately while including up to 35 non-accredited investors.
No — 506(b) allows up to 35 non-accredited, financially sophisticated investors. All others must be accredited.
At the start, every buyer becomes a member of White Cliffs Sportsman’s Retreat, LLC, which owns the entire 340 acre property during the development phase. This keeps everything under one umbrella while engineering, fencing, the rec center, ponds, and final plat work are completed.
Once the final plat is approved:
- You receive the deed to your individual lot.
- The preserve and all community amenities (rec center, ponds, roads, trails, fencing, etc.) move into the HOA or owner-controlled association for long-term management.
- The commercial frontage stays inside the original LLC and continues to be owned jointly by the developer (50%) and the lot owners (50%) according to their membership shares.
- Owners vote each year on whether any commercial income should:
- Be paid directly to them, OR
- Be used to reduce or eliminate HOA dues.
The LLC does not dissolve. It stays in place to own and manage the commercial land and distribute income based on membership percentages.
A $5,000 deposit holds your lot during the feasibility period.
January 1, 2026 — the end of the feasibility period.
Final plat is expected Summer 2027, after which house permits can be pulled.
Investor funds are due May 1, 2026, prior to closing of the 340 acres. The official closing is scheduled for May 15, 2026.
Immediately upon closing. RVs, campers, and temporary structures are permitted during pre and final plat phases as well as access to the future 225 acre preserve. Eventually when the high fencing is completed around the preserve and final plat is approved on the residential lots, then the HOA rules will come into effect.
RVs and toy haulers are allowed at White Cliffs, with different rules depending on the phase of the project:
• Immediately after closing the 340 acres:
Owners may keep an RV or toy hauler full-time on their lot from the day the property closes until final plat approval is issued (estimated summer of 2027). This gives everyone a place to stay while enjoying the property during the development and build-out period.
• During construction of your home:
Once you begin building your main residence, you may continue using and keeping an RV or toy hauler on your lot for up to 18 months from the official start of construction.
• Short-term visits:
If you are not building and simply coming for a weekend of hunting or fishing, you may bring an RV or toy hauler onto the lot while you are there, but it must be removed when you leave. We can provide an area on the east side of the property outside of the preserve to store your RV/Camper.
No. There is no required build timeline. You can hold your lot long-term without building.
Yes barndominiums are allowed at White Cliffs. Your main residence must be at least 1,500 sq. ft., but you may absolutely build a barn-style or metal-style home as long as it meets the community’s architectural guidelines and is approved through the ARC (Architectural Review Committee) once the final guidelines are completed.
Yes detached shops are allowed, and you may build a shop before you build your main residence. Shop designs will be reviewed by the ARC to ensure they fit the community standards, but owners have flexibility to build storage, garages, or workshop buildings early in the process if desired.
At this time, No. Airbnb/VRBO rentals are prohibited to maintain community exclusivity.
All lots will have underground power, water, and approved hybrid septic/sewer solutions, along with privately maintained chip-sealed roads.
The HOA handles all internal roads, utilities, ponds, fencing, and recreation facilities.
The goal is to not have HOA dues exceed $150 per month per lot, but this number is based on the community meeting its annual harvest fee revenue goals.
Harvest fees are designed to cover a large portion of the preserve’s operating costs each year. If the community reaches its harvest quota, we expect dues to remain around the $150/month target. However, if fewer animals are harvested and the preserve generates less revenue in a given year, the owners will need to decide whether to:
• pay higher dues out of pocket to cover the shortfall, or
• vote to reduce or delay certain non-essential expenses to stay within budget.
As the commercial frontage is developed, the long-term plan is for commercial income to help offset annual operating costs. Over time, this could reduce dues even further and/or offset them completely
.
The intention is for White Cliffs to operate with stable, predictable dues, supported by the preserve’s harvest fees and future commercial income—not by heavy out-of-pocket costs from the members.
Owners will collectively share in 50% of the net revenue generated from the commercial frontage, and this income is intended to help reduce HOA dues over time. Our plan is to structure joint-venture partnerships with commercial operators—such as a fuel station, drive-through restaurants, or other highway-front businesses—where the land is contributed as equity. This allows the community to benefit from long-term cash flow without needing to fund the construction or operation of the businesses themselves
Owners may vote to:
- Reduce HOA dues, or
- Distribute excess funds to lot owners.
Owners vote on whether to:
- Approve a special assessment, or
- Reduce or modify amenity packages.
Yes. Hunting rights and commercial ownership interests automatically transfer with the deed.
Seller financing may be available on select lots with negotiated terms. Traditional financing becomes easier after final plat approval. Please call us if you need assistance.
Yes. Multiple individuals or LLCs may co-own a lot. All co-owners share preserve access, subject to rules, and must designate a primary contact. You still operate as one lot share in regards to guaranteed weekend hunting preserve slots.
Through owner-controlled CC&Rs, a future HOA board, and shared community voting. The vision emphasizes low restrictions, high trust, and owner-driven decisions.
It covers 225 rugged mountain acres with varied terrain, draws, cliffs, benches, and natural cover — simulating a “true hunt” environment, not a flat pen. It is also the first concept of its kind in Arizona. The property also backs national forest on 2 sides so there is direct access for hiking and riding to hundred of thousands of additional acres right out the back door.
Domestic and hybrid rams, hogs, heritage turkeys, goats, bison, water buffalo, longhorns, yak, watusi, and exotic livestock such as zebras.
Arizona does not allow hunting of exotics or native wildlife on private high fenced land. Domestic livestock avoids these restrictions, allowing year-round hunting, no tags, no licenses, and no age minimum.
No. All preserve animals are domestic livestock regulated by the Arizona Department of Agriculture.
Yes — 365 days per year, day or night.
Yes. Because these are domestic animals, there is no minimum age as long as the child can safely and ethically participate.
Archery, crossbows, shotguns, air rifles, and rifles (in designated rifle blinds). Rifles cannot be discharged within 1/4 mile of an occupied residence.
Yes — all animals can be hunted at night with lights, thermals, and night-vision if desired.
We will have an app or booking platform to schedule hunts. There will be:
- 3 zones in the preserve
- 2 time blocks per day per zone (5am-1pm) (1pm-8pm)
- Weekend rotations guaranteeing equal access (Fri, Sat, Sun)
- Weekdays are first-come, first-served (Mon-Thur).
There is no limit. Each harvest includes a replacement cost plus a harvest fee. Although the preserve will not be open to the general public, we encourage all owners to bring their family, friends, neighbors, colleagues to hunt. The more animals that are harvested annually, the lower the annual association dues out of pocket.
Members pay wholesale replacement cost (cost of animal + transport) + harvest fee. Harvest Fees are recommended at the following rates and go straight to the association operating account to offset annual association expenses:
- Turkeys ($225)
- Hogs ($350)
- Animals Under $999 ($450)
- Animals $ 1,000-$1,999 ($750)
- Animals $2,000-$2,999 ($1,250)
- Animals $3,000-$4,999 ($1,750)
- Animals $5,000+ ($2,000)
The Ranch Manager is a full-time, on-site position responsible for the daily operation, safety, and upkeep of the entire 225-acre preserve and all community facilities. His responsibilities include animal care, filling feeders, monitoring herd health, maintaining blinds and water systems, repairing fences and roads, overseeing the fishing ponds, coordinating livestock deliveries, and ensuring the preserve is always hunt-ready. He also manages owner check-ins, enforces safety protocols, and keeps the rec center, processing building, trails, gates, and common areas in proper working order year-round.
In addition to maintenance and operational duties, the Ranch Manager may provide guided hunts, animal retrieval, skinning, quartering, and processing assistance. These services are tip-supported, and owners are encouraged to tip for hunt support or additional help provided.
Compensation totals $80,000 per year, structured as a $60,000 base salary paid through the HOA operating budget and $20,000 per year in credit toward purchasing a lot, vested over 12 years. The Ranch Manager also earns tips for guided hunts and hands-on processing assistance. This is a live-on-site role that ensures the mountain, preserve, and community always remain safe, well-maintained, and enjoyable for owners and their guests.
Yes they can hunt, but they can not hunt on their own. All guests must be accompanied by the lot owner or be guided by the Ranch Manager if the lot owner is not present.
White Cliffs Sportsman’s Retreat is designed to offer a true mountain-hunting experience. The 225-acre preserve includes steep draws, benches, cliffs, ridgelines, timber pockets, and open plateaus—creating ideal conditions for spot-and-stalk hunting, blind hunting, and mixed hunting styles.
Owners and guests may hunt in several ways:
Spot-and-Stalk Hunting
The rugged landscape allows hunters to move on foot, glass ridges, slip through cover, and pursue animals naturally. Spot-and-stalk is allowed preserve-wide for archery, crossbows, air rifles, and shotguns.
Hunting From Blinds
The preserve features approximately 5-6 professionally placed blinds, including:
- Rifle-approved blinds located in safe zones more than ¼ mile from any residence
- Elevated blinds along travel routes and feeders
- Concealed ground blinds in shaded areas
- Climate-controlled blinds for summer and winter comfort
Blinds are set over feeders, water sources, and natural funnels to provide reliable and consistent hunting opportunities throughout the year.
Night Hunting
Night hunting is allowed for domestic livestock species such as hogs and Rams. Hunters may use:
- Lights
- Spotlights (in designated areas)
- Night-vision optics
- Thermal scopes
Because Arizona restricts night hunting for wildlife, this provides a unique opportunity not available on traditional hunts.
Road Hunting (When less crowded)
If the preserve is less busy (not all zones are being hunted that day), slow vehicle-based hunting is allowed for qualified situations, such as assisting youth, elderly hunters, mobility-restricted hunters, or when recovering and relocating wounded game. Road hunting is always done at low speeds and only in areas and circumstances approved by the Ranch Manager to maintain safety and ethical standards.
Weapons Allowed
Since all animals are classified as domestic livestock, a wide range of weapons is permitted:
- Bows and archery equipment
- Crossbows
- Shotguns
- Air rifles
- Rifles (in designated rifle blinds only)
Rifle use is restricted to safe, approved blinds to comply with the ¼-mile safety rule regarding occupied residences.
Who is allowed to hunt solo without the ranch manager:
• Lot owners and their spouse
• Immediate family members of the lot owner who are 18 and older (adult children).
These individuals must complete the safety video, sign the liability waiver, and check in before entering the preserve
Who is NOT allowed to hunt solo without the ranch manager:
• All non immediate family and guests not accompanied by the responsible lot owner must use the ranch manager for access into the preserve.
Rules for kids and under-18 hunters:
• A lot owner is allowed to guide their own kids under 18 on a hunt
• A lot owner is allowed to guide any of their guests under 18 on a hunt
• Under-18 hunters may never hunt alone
• If the lot owner is not present, all guests must be guided by the Ranch Manager
This structure keeps owners fully independent while ensuring all minors and adult guests remain supervised for safety and accountability.
Yes — rifles are only allowed in designated hunting box blinds that are more than ¼ mile from the nearest occupied residence.
Yes. Owners may use UTVs responsibly. Noise and speed rules protect game movement.
A required safety video, liability waiver, and check-in with the Ranch Manager are mandatory.
Yes, hogs and turkeys may be bred and raised onsite for consistent year around supply and to offer the most affordable pricing.
Through the Ranch Manager, enforced rifle-safe zones, mandatory training, and check-in procedures designed to maintain safety and high-quality hunting.
Yes — a full 60'x60' processing facility / equipment storage building will be built. The building will be Equipped with a large walk-in freezer with meat rack / rail system, processing kitchen and packaging areas.
Dogs are absolutely welcome. We only ask that owners with lots bordering the preserve keep dogs indoors or in secure enclosures at all times, as barking can stress the preserve animals and affect the quality of the experience for everyone hunting.
The Ranch Manager will assist with tracking, recovery, and humane dispatch.
White Cliffs features a two-tiered fishing pond system designed as one of the signature family amenities of the community. The upper pond is a smaller cold-water trout pond that is seasonally stocked with rainbow and brown trout and is the only pond where fish may be kept. Water then spills over a natural stone waterfall into the lower larger pond, stocked with bass, catfish, and bluegill, which is strictly catch-and-release to maintain a healthy fishery. Both ponds are powered by a recirculating and aerated water system that keeps them clean, oxygenated, and usable year-round. Surrounding the water are walking paths, benches, shaded areas, and easy access from the recreation center, allowing families to fish while others relax, grill, or enjoy the patio. Owners, families, and invited guests may fish the ponds at any time, with simple rod-and-reel rules and no special permit required.
The community will let the owners decide how private reservations are handled. At first, the Rec Center will be available primarily for general member use, and owners may vote later on whether to allow private bookings.
Holiday dates may remain unavailable for private reservations to keep them open for everyone, but evening or low-usage times could be made available if the membership chooses.
As the community grows and usage patterns become clear, the owners can vote to allow, limit, or expand private event reservations based on what works best for everyone.
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