When reality TV meets real estate, things tend to get complicated. That’s exactly what happened with Coyote Pass, a large parcel of land in Arizona that became central to the storyline of TLC’s hit series Sister Wives. The property was purchased by Kody Brown and his four wives in 2018 with the intention of building a shared family compound. Since then, fans and real estate watchers alike have been asking: How much is Coyote Pass worth?
To answer that question, we need to look at various factors including the original purchase price, current real estate trends in Flagstaff, Arizona, potential for development, and drama surrounding the property’s ownership. Let’s dig in.
The Backstory of Coyote Pass
In 2018, the Brown family purchased approximately 14.5 acres of undeveloped land just outside Flagstaff, Arizona, in a remote area known as Coyote Pass. The idea was to build four homes—one for each wife—and live together on a shared property. While the plan seemed ambitious and was applauded by fans for its unity, it’s been riddled with delays, disagreements, and financial complications.
The family reportedly paid $820,000 for the land in multiple parcels. Public records indicate that the purchase was financed using a combination of loans and cash, with some parcels in the names of individual wives and others jointly owned.
How Much Is Coyote Pass Worth Today?
Several factors influence its current value:
1. Original Purchase Price
The Browns bought the land for $820,000 in 2018. That gives us a baseline valuation of about $56,550 per acre. However, real estate in Flagstaff has appreciated significantly since then.
2. Market Appreciation
According to Zillow and local Arizona real estate data, land prices in the Flagstaff area have increased by an average of 6–8% per year since 2018. By applying conservative annual appreciation:
- $820,000 × (1.07)^7 ≈ $1.31 million
This gives us a rough estimate that Coyote Pass may now be worth around $1.3 million.
3. Development Potential
The property remains undeveloped, which significantly impacts its market value. If the Browns had followed through on building houses, adding infrastructure (utilities, driveways, fencing), and landscaping, the property could be worth substantially more.
For example, a fully developed lot in this region could sell for $150,000–$200,000 per acre or more, depending on amenities. But in its current raw form, it’s less valuable per acre.
4. Legal & Ownership Issues
One of the complications affecting value is the fragmented ownership. As seen on Sister Wives, the land is split among the wives—some of whom are no longer married to Kody Brown. Dividing ownership can make resale difficult, which lowers its liquidity and appeal to prospective buyers.
5. Location
Coyote Pass is in a remote area outside Flagstaff—beautiful, scenic, and private, but not exactly the easiest place to develop. While this adds to its charm for some buyers, it may deter others due to limited access to city amenities and infrastructure.
Comparable Sales in the Area
To estimate how much is Coyote Pass worth, it’s helpful to look at comparable properties (also known as “comps”) in the Flagstaff area.
- Vacant land parcels in the surrounding area are currently listing for $90,000 to $150,000 per acre, depending on road access, water rights, zoning, and views.
- A 10-acre raw land parcel near Fort Valley Road sold for $1.05 million in late 2024.
- Another nearby 15-acre lot with partial development (gravel road, fencing) was listed at $1.8 million and sold in Q1 of 2025.
Based on these comps, if Coyote Pass were to hit the market now, it could potentially be listed between $1.3 million to $1.6 million, assuming it is sold as a single parcel and not broken up.
Why the Property Hasn’t Been Developed
There’s more than just money involved in this property—it’s also a symbol of a now-divided family. Kody Brown’s relationships with some of his wives have since deteriorated, and some have moved out of Arizona altogether. These emotional and legal issues likely contributed to the delay in development.
Furthermore, building four homes on remote land is no easy task. The cost of construction has skyrocketed post-2020, with prices for materials and labor increasing significantly. It’s estimated that building even modest homes in rural Arizona could now cost $250–$300 per square foot—pushing total development costs well above $2 million.
Midpoint Recap: How Much Is Coyote Pass Worth?
To revisit the core question—how much is Coyote Pass worth?—here’s a breakdown:
- Original Purchase: $820,000 in 2018
- Estimated 2025 Value (based on appreciation and comps): $1.3M–$1.6M
- Added Value with Development: Could push total value over $3 million if all homes were built
- Current State: Mostly raw land with no construction
- Complications: Divided ownership, emotional entanglements, cost of development
What’s Next for Coyote Pass?
With the Brown family largely separated and no visible progress on the property, fans speculate that Coyote Pass may be listed for sale in the near future. If sold, proceeds could be divided among the owners—or used to settle any remaining debts related to the land purchase.
Alternatively, a real estate investor might see potential in subdividing and developing the land, especially if zoning allows for multiple dwellings.
However, without major improvements or unified ownership, it’s likely that the Browns would need to settle for a price at the lower end of the estimated range.
Lessons from Coyote Pass for Buyers and Sellers
Coyote Pass is a great case study in how real estate isn’t just about location—it’s about timing, planning, and cohesion. Whether you’re buying land with family, friends, or business partners, the following lessons apply:
- Define ownership clearly upfront.
- Create a shared vision (and stick to it).
- Assess development costs realistically.
- Monitor market conditions regularly to gauge when to sell or build.
Final Thoughts
So, how much is Coyote Pass worth? In today’s market, the undeveloped land could be worth $1.3 to $1.6 million, but its real value depends on how it’s used—or not used. What started as a dream for the Brown family has become a real estate mystery watched by millions.
If you’re considering selling land or property in unique circumstances—like inheritance, divorce, or relocation—it’s important to work with someone who understands both value and timing.
That’s where professionals like El Paso cash home buyers come in. They specialize in fast, fair offers without the hassle of traditional listings—perfect for situations when you need a clean break or quick liquidity.
Call us anytime at 713-561-5162 or connect with us on our website and we’ll lay out all of your options for your specific situation.