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Black Canyon City · Rock Springs · The Agua Fria · Cordes Lakes · New River

Black Canyon City Property Management,
Treated Like Our Own.

Broker-led · 20+ years in real estate · Three generations · 37 Arizona markets

Residential and commercial property management, leasing and sales across Black Canyon City and the I-17 corridor, for owners here and out of state. One all-inclusive rate in writing before you sign, and a broker who personally oversees your property.

Get a Free Rental AnalysisHow Management Works
2,677
Residents, Black Canyon City CDP, 2020 Census
2,083 ft
Elevation, on the Agua Fria River
80 mi
Black Canyon National Recreation Trail
None
Markup on routine maintenance
Olivier “Ollie” Lessing Barré, designated broker, Barré Properties
Designated Broker · AZ BR721911000
Your Broker in Black Canyon City

Managed Like It’s Our Own.

I’m Olivier “Ollie” Lessing Barré, designated broker of Barré Properties, and I personally oversee every property we manage in Black Canyon City. I’ve spent more than twenty years in real estate. In 2007 I founded a property management company on the Westside of Los Angeles, serving owners in Beverly Hills, Malibu, Calabasas and the neighborhoods around them, and grew it into a large family-run business before moving my family to Arizona in 2020.

We manage throughout Yavapai County, and Black Canyon City is a market we know and specialize in: the county rules that apply in an unincorporated town, the water, septic and access questions that differ from one parcel to the next, and what a home along the Agua Fria actually rents for. When you call, you reach the broker who signed your agreement, not a call center or a rotating account manager.

Our relationships are built on handshakes, trust and accountability. We keep every owner’s information private, put every term in writing before anything is signed, and send monthly statements with every invoice attached.

Read Our Story
Why Black Canyon City

A Small Town on a Big Corridor.

Black Canyon City is an unincorporated community in southern Yavapai County, at about 2,083 feet where the I-17 leaves the Valley and begins its climb toward the high country. The Agua Fria River runs through the center of town on its way to Lake Pleasant, and the old Black Canyon Highway, once State Route 69, links the two freeway exits, 242 and 244. The 2020 Census counted 2,677 residents. Voters turned down incorporation in 2004, so Yavapai County sets the rules.

It is an old stage-stop town. Goddard’s station served the Phoenix-to-Prescott stage line in territorial days, Jack and Trinidad Swilling settled here in 1871, and Rock Springs, which opened in 1918 as a general store for motorists, is still known for its pies. The 80-mile Black Canyon National Recreation Trail passes through town, and the Agua Fria National Monument, about 71,000 acres of public land proclaimed in 2000, sits on its doorstep.

For an owner, this is a small, steady market rather than a growth story. Water service, septic, lot size and access vary from one parcel to the next, and the pool of renters at any one time is limited, so honest pricing and an accurate listing matter more here than almost anywhere. We price every property on its own comparables and tell you plainly whether it will perform.

Get a Free Rental AnalysisAreas We Serve
Start Here

What Would Your Property Rent For?

Send the address and we will come back within a business day with a real number, what management would cost, and anything we would change before it goes to market.

Free I-17 Corridor Rental Analysis — 24-Hour Turnaround · No Obligation

24-hour turnaround · No obligation

What We Do

Four Ways We Work in Black Canyon City.

Management first — then leasing, sales, and the live MLS. One team, one point of contact, start to finish.

Property Management

Full-service management under one all-inclusive rate — placement, rent, maintenance, reporting.

Learn More →

Leasing

Thorough marketing, rigorous screening, and quality residents placed without delay.

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Real Estate

Buying, selling, and investment guidance from the team that manages here daily.

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Property Search

Live MLS listings, saved searches, and new-listing alerts for this market.

Learn More →
Also a Primary Focus

Commercial Property Management.

Retail and shopping centers, single-tenant net-leased pads, office, flex, small industrial, medical office and mixed-use in Black Canyon City — run as its own practice, because Arizona regulates nonresidential brokerage differently and commercial accounting has nothing in common with collecting a single rent check.

Lease abstraction and critical dates, CAM budgeting and annual reconciliation, transaction privilege tax, and the designated broker’s signature on every file — as A.R.S. § 32-2175 requires.

Commercial Property Management480-269-1621
What You Get

Everything, For One Fee.

One rate covers the whole job. The things other companies bill separately are simply included.

Tenant Placement

Marketing, showings, and full screening — credit, background, income, and rental history. In a market with new inventory arriving constantly, speed to lease is what protects your return.

Rent & Accounting

Collection, owner disbursements, monthly statements with full reconciliation, and year-end reporting your accountant will not complain about.

Maintenance, At Cost

Vetted I-17 Corridor trades, coordinated and supervised. Vendors bill their real rate and the invoice passes straight through with no markup on routine work. Major renovations and capital projects are quoted separately, with the supervision scope agreed in writing first.

Inspections

Move-in, move-out, and periodic condition inspections with photos, included in the fee rather than billed per visit.

Compliance & Trust Accounting

Arizona Residential Landlord and Tenant Act compliance, proper trust accounting, and ADRE oversight. Licensed brokerage, general liability and E&O insured.

The Difficult Parts

Late rent, lease violations, notices, and the occasional eviction. This is the part owners hire out, and it is the part we take off your plate entirely.

Where We Work

Black Canyon City and the I-17 Corridor.

Sonoran desert near Black Canyon City, ArizonaBlack Canyon CitySonoran desert, ArizonaRock SpringsAgua Fria River corridor, ArizonaThe Agua Fria CorridorNew River, ArizonaNew River & Desert HillsAnthem, ArizonaAnthemHigh desert along the I-17, ArizonaCordes Lakes, Mayer & the Corridor North
Updated October 19, 2026

Black Canyon City Right Now.

Published local figures, what is coming up around Black Canyon City, and the latest local reporting, updated as new data comes out.

$599K
Median sale price
−11.0% vs. a year ago
125 days
Time on market
Three-month median
$416,733
Arizona typical home value
−1.0% vs. a year ago
7.40%
30-year fixed rate
Freddie Mac, Oct 15, 2026

Sources: Sale price and time on market: Redfin, Black Canyon City, 3-month median ending Sep 2026 · AZ Statewide Home Value: Zillow Home Value Index · 30-year fixed: Freddie Mac PMMS, Oct 15, 2026. Figures are published market-level data, not a valuation of any one home.

Coming Up

In the News

Local reporting is added as it publishes.

Full Market ReportEverything Happening
What Black Canyon City Owners Should Know

Know the Local Rules.

The details that catch owners out in Black Canyon City, and how we handle each one.

Unincorporated means county rules

Black Canyon City is not a city or town, so there is no town code or town rental license. Zoning, building permits and septic permits run through Yavapai County, and fire and emergency service through the Daisy Mountain Fire District. We confirm what has actually been permitted on a parcel before we list it.

Short-term rentals: permitted structures only

Arizona law bars counties from prohibiting short-term rentals (A.R.S. § 11-269.17). Since January 1, 2017, Yavapai County has allowed them only in structures permitted for overnight occupancy, so no RVs, tents, sheds or garages, and no weddings, parties or other events. Every short-term rental also needs an Arizona transaction privilege tax license under A.R.S. § 42-5005.

Register the rental

Arizona requires every owner of residential rental property to register it with the county assessor and update the record within ten days of a change (A.R.S. § 33-1902). An owner who lives outside Arizona must also name an in-state statutory agent. We check it at onboarding.

Septic is regulated at sale

Under the state rule A.A.C. R18-9-A316, a septic system must be inspected by a qualified inspector within six months before a property changes hands, and the buyer files a notice of transfer. For the homes we manage, pumping and inspections are done by licensed contractors, and we coordinate and supervise them.

Know the water

Black Canyon City’s water systems treat for naturally occurring arsenic, and a property on a private well should have its water tested. The Agua Fria and the washes that feed it can run hard in the monsoon, so we check flood zones and drainage before an owner buys or a tenant moves in.

Close to both ends

Anthem Way is about 13 miles down the I-17 from exit 242, and Cordes Junction and SR 69 to Prescott are up the hill to the north. The Badger Springs trailhead into the Agua Fria National Monument is at exit 256.

For Owners Who Live Elsewhere

Your Eyes and Ears in Black Canyon City.

Many Black Canyon City owners live in the Valley, in California or out of state. We act as your eyes and ears on the property without you having to be there, coordinated and supervised by us and performed by vetted, insured providers at their real cost.

Home Watch

Scheduled interior and exterior checks between tenants or while you are away: systems run, irrigation verified, and the home made ready before you arrive.

Vendor & Project Oversight

Renovation, landscape and repair work watched on your behalf, with access controlled and progress documented in photos.

Arrival & Departure

For second-home owners: heat or cooling set, systems checked, grounds at standard and deliveries received before you land.

Talk to the Broker
Barré City Sites Nearby

Next Door, Same Standard.

The same broker and the same terms in every market we serve. If you own in more than one, you deal with one office.

Anthem

Del Webb’s master-planned community at Daisy Mountain, down the I-17 in Maricopa County.

Visit the Anthem site →

Prescott Valley

Up SR 69 from Cordes Junction: Glassford Hill and the Quad Cities.

Visit the Prescott Valley site →

Camp Verde

Up the I-17 in the Verde Valley: Fort Verde and Montezuma Castle.

Visit the Camp Verde site →

Verde Valley

Cottonwood, Clarkdale, Cornville and Camp Verde under one practice.

Visit the Verde Valley site →

Northern Arizona

Flagstaff, Munds Park and the high country to the north.

Visit the Northern Arizona site →

Barré Properties, Statewide

Thirty-seven Arizona markets under one brokerage, one phone number and one standard.

barreproperties.com →
Free Downloads

Read Before You Decide.

Four guides, no form to fill in. The first is about Anthem and the I-17 corridor; the other three cover Arizona as a whole.

Anthem Market & Lifestyle Guide

The nearest full-service market, about 13 miles down the I-17, and the guide to start with for the corridor — with every figure carrying the area it actually describes.

Download ↓

Arizona Property Owner’s Guide

What professional management should deliver, what it costs, and the Arizona rules that catch out-of-state owners.

Download ↓

The Arizona Investor’s Guide

Short-term against long-term, the markets, and the arithmetic most pro-formas get wrong.

Download ↓

California to Arizona Relocation Guide

Coordinating a California sale with an Arizona purchase as one move rather than two.

Download ↓
Owner Questions

Straight Answers.

What does property management cost in Black Canyon City?
One all-inclusive rate, quoted per property once we have seen it. No setup fee, no inspection fee and no marketing charge — those are simply part of the service.
Is Black Canyon City a good rental market?
It is a small, steady one rather than a growth story. Demand comes from people who work along the corridor or in north Phoenix and want land and quiet at a lower cost than Anthem, and from a modest short-stay market around the trail and Lake Pleasant. A well-priced, well-kept property rents; an overpriced one sits, because the pool of tenants is limited. We will tell you honestly what a specific property should do.
Who rents in Black Canyon City?
People who want room, quiet and a lower cost than the Valley’s master-planned communities, many of them working along the I-17 corridor or in north Phoenix, and some who want space for animals or a workshop. Every applicant is screened to the same written standard. When a home is well looked after, residents tend to stay, and renewals are where the return is.
What about water, septic and access?
They vary from parcel to parcel, so they are underwriting questions here, not afterthoughts. Black Canyon City’s water systems treat for arsenic, private wells should be tested, and septic systems must be inspected within six months before a sale under A.A.C. R18-9-A316. Some properties also have unpaved access or monsoon drainage to plan for. We budget for all of it before the lease rather than after.
Do short-term rentals work here?
For a few properties, yes. Hikers and riders on the Black Canyon Trail, Lake Pleasant weekends and travelers breaking the drive to the high country produce real demand for a well-placed, well-presented home, mostly from fall through spring. Yavapai County allows short-term rentals only in structures permitted for overnight occupancy and does not allow events, and you need a state transaction privilege tax license. For most homes a long-term lease is the better business, and we will model both.
Do you also sell property in Black Canyon City?
Yes. We handle the sale when an owner decides to exit and the purchase when an investor wants to add to a portfolio. Management and brokerage under one roof means nobody has to be brought up to speed.
Does Yavapai County require a short-term rental permit in Black Canyon City?
Yavapai County’s published guidance does not call for a separate rental permit. Arizona law keeps the county from prohibiting short-term rentals (A.R.S. § 11-269.17), and the County allows them in structures permitted for overnight occupancy, with no events. You still need an Arizona transaction privilege tax license, the rental registered with the county assessor and any subdivision or water-company rules followed. We confirm the current county requirements before the first guest arrives.
Do you also manage in Anthem, New River and Cordes Lakes?
Yes. We manage along the whole I-17 corridor, from Anthem, New River and Desert Hills in Maricopa County to Black Canyon City, Cordes Lakes and Mayer in Yavapai County, and each property is priced on comparables from its own area rather than a corridor-wide average.
In Writing, Before You Sign

What It Costs.

Long-term managementAll-inclusive · quoted per property
Short-term / vacation rentalQuoted by service level
PortfoliosPortfolio rates
Setup feeNone
Inspection feeNone
Marketing feeNone
Routine maintenance markupNone — vendor invoices pass through at cost

On a typical rental here the management fee is small and the maintenance markup is where competitors quietly make their money. We do not take one.

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