Bison Ranch
Overgaard master-planned neighborhood known for larger pine lots, private ponds, tennis/pickleball-style amenities, and a western-themed commercial node nearby.
About Heber-Overgaard
Heber-Overgaard
Heber-Overgaard is a small White Mountains community along the Mogollon Rim, shaped by pine forest, cooler elevation, cabin inventory, and a quieter rhythm than larger regional hubs. It draws people who want a mountain base and relative value — but the fit depends on expectations. This is a mix of full-time homes, second homes, cabins, and outlying acreage where roads, utilities, internet, and service distance can matter as much as the home itself.
Population
3621
Median Home Price
$200000 USD
Rainfall
18.37 inches
Discover
Discover Heber-Overgaard
Heber-Overgaard's everyday texture runs along AZ-260, where local diners, a grocery store, hardware, and small businesses handle most daily needs. Tall Timbers County Park, Apache-Sitgreaves National Forest access, an 18-hole disc golf course, and the annual Oktoberfest give the community a recreational and social anchor. The Rock House Museum adds a local-history thread. What you won't find is shopping-center depth or a resort dining scene.
Buyer Notes
- Taxes: Actual property taxes can vary by parcel, assessed value, exemptions, and taxing district, so you should verify taxes against the specific property.
- Zoning: In Heber-Overgaard, the property's setup can matter as much as the setting. Verify road type, winter access, water source, septic or sewer, electric service, propane, trash, internet, and any HOA or POA obligations before assuming the home fits the way you plan to use it. Core residential areas may feel more straightforward, but cabin subdivisions, wooded lots, airpark properties, and outlying parcels all introduce different maintenance and service questions.
- Floodplain: Heber-Overgaard has a moderate risk for flooding, but it designated as FEMA Zone X, outside of a 100-year floodplain. Check the specific property for flash flooding risk factors.
Seasonality
Heber-Overgaard sits along the Mogollon Rim at around 6,500 feet. It experiences mild summers in the low 80s, but average lows fall below freezing from October into April, and USDA Hardiness Zone 6b confirms freeze exposure. Verify heating system condition, pipe insulation, water-line winterization, roof condition, and driveway access after snowfall. For second-home or part-time use, plan vacancy management and a trusted local contact before closing.
Neighborhoods
Heber-Overgaard neighborhoods
High Country Pines
Established cabin-home subdivision attracting second-home and full-time mountain-home buyers with private-maintained roads, heavily treed lots, and a community wastewater-treatment system.
Overgaard Springs Ranch
Gated cabin and townhome-style community with ponds, a community lodge/clubhouse, maintenance-oriented HOA services, and lock-and-leave mountain-cabin appeal.
Pine Meadows Country Club Estates
HOA community in the heart of Heber-Overgaard with tall-pine streets and a former country-club identity that remains part of the neighborhood name.
Timberlake Pines
Large, long-running Heber/Overgaard subdivision name tied to cabin, manufactured-home, and land parcels with a mix of older cabins and wooded lots.
Lifestyle
Heber-Overgaard Lifestyle
The lifestyle appeal is straightforward: cooler summers, tall pines, and easy access to Apache-Sitgreaves National Forest recreation. What matters equally is that Heber-Overgaard works best for people comfortable with a more self-sufficient pace. Outdoor access is part of the draw, but so are the practical realities of winter, wooded-lot upkeep, wildfire mitigation, and a smaller local-service scale.
Dining
June's Cafe
Small diner in Heber-Overgaard serving breakfast, lunch, and casual homestyle meals in an informal sit-down setting.
Pit Stop Pizza
Local pizza restaurant on AZ-260 serving lunch and dinner with dine-in, takeout, and delivery references in public listings.
Ponderosa Cafe
Family-friendly cafe serving all-day breakfast, lunch, bakery items, pickup, and delivery options in the center of Heber-Overgaard.
The Cabin Bar & Grill
Casual Overgaard bar-and-grill with burgers, sandwiches, patio/outdoor recreation features, and social dining near AZ-260.
The Red Onion Bar & Grill
Local bar-and-grill on AZ-260 known for burgers, steaks, weekly specials, patio seating, and casual family-friendly dining for residents and visitors.
Three Bear's Cafe
Cafe-style breakfast and lunch stop in Heber, commonly surfaced in local dining searches for the Heber-Overgaard area.
Wood Shed Cafe
Overgaard cafe serving breakfast and lunch, with a local homestyle-dining role near other AZ-260 businesses.
Shopping
Ace Hardware of Overgaard
Local hardware and home-improvement store serving Overgaard with tools, paint, garden, feed, propane, key cutting, repair services, lumber/building materials, and household supplies.
Dollar General
Discount/general store on AZ-260 carrying everyday essentials, food, household items, cleaning supplies, apparel basics, seasonal goods, and related convenience items.
Family Dollar
Discount store in Overgaard offering grocery basics, household supplies, personal care, toys, school/office supplies, seasonal items, and same-day delivery options.
Heber Country Store
Local grocery store serving Heber with everyday groceries, fresh-food basics, and small-town market convenience.
HOCRN Thrift Store
Volunteer-run thrift store selling clothing, furniture, books, household goods, collectibles, and donated items, with proceeds supporting Heber-Overgaard Community Resource Network programs.
Miss Bo's Mercantile
Bison Ranch-area mercantile offering mountain souvenirs, gifts, decor, local handmade items, and visitor-oriented shopping in Overgaard.
Packer's Print and Ship
Local print-and-ship business for mailing, printing, copying, and small business support services.
Entertainment
Heber-Overgaard Chamber Events Calendar
Community event source for local festivals, chamber events, and visitor-oriented activities.
Rock House Museum
Local history attraction listed by the Heber-Overgaard Chamber; appointments are requested for visits.
Healthcare
Heber-Overgaard Community Clinic
Local Summit Healthcare family-medicine clinic in Overgaard for primary-care access within the community.
Summit Healthcare Regional Medical Center
Regional hospital in Show Low serving White Mountains communities, including emergency and specialty-care acces.
Summit Healthcare Urgent Care - Show Low
Nearest major urgent-care option in Show Low for non-emergency walk-in needs when local clinic availability is not enough.
Parks
Apache-Sitgreaves National Forests Black Mesa Ranger District
U.S. Forest Service district office for nearby forest access, recreation information, permits, fire restrictions, maps, and public-land guidance around Heber-Overgaard.
Tall Timbers County Park
Community park with playground, multi-use courts, softball areas, 18-hole disc golf, and hiking/biking trail access in the pines.
Tall Timbers Disc Golf Course
18-hole disc golf course at Tall Timbers County Park with a wooded layout through ponderosa pines.
Major Attractions
Apache-Sitgreaves National Forests access
Major surrounding public-land resource for hiking, camping, fishing, hunting, ATV routes, wildlife viewing, and White Mountains outdoor lifestyle.
Heber-Overgaard Oktoberfest
Signature community festival associated with Tall Timbers County Park and seasonal visitor traffic.
Infrastructure
Heber-Overgaard Infrastructure
In Heber-Overgaard, the property's setup can matter as much as the setting. Verify road type, winter access, water source, septic or sewer, electric service, propane, trash, internet, and any HOA or POA obligations before assuming the home fits the way you plan to use it. Core residential areas may feel more straightforward, but cabin subdivisions, wooded lots, airpark properties, and outlying parcels all introduce different maintenance and service questions.
Airports
Mogollon Airpark
Private aviation airpark and fly-in residential community in Overgaard; relevant for aviation-oriented buyers and private-aircraft access.
Phone: 928-535-3071
Website →Internet
Frontier Internet - Heber and Overgaard
Internet provider with availability pages for both Heber and Overgaard; service and fiber availability vary by exact address.
Phone: 1-877-384-0724
Website →Sparklight - Heber-Overgaard
Fiber internet provider expanding service in select Heber-Overgaard areas, with local support through the Show Low store.
Phone: 928-537-2279
Website →Utilities
Arizona Water Company - Overgaard
Water utility office serving Overgaard customers, with local billing, service, and water-quality resources.
Phone: 928-535-4469
Website →Griffin Propane
Regional propane supplier serving Heber-Overgaard for residential heating, appliances, tank setup, and delivery.
Phone: 928-478-6972
Website →Heber Domestic Water Improvement District
Local water provider for Heber-area properties; verify parcel-level service boundaries before assuming service.
Phone: 928-535-9116
Website →Navopache Electric Cooperative - Overgaard Area Office
Electric cooperative with an Overgaard area office serving parts of the White Mountains and nearby communities.
Phone: 928-535-4307
Website →Quality Fuel
Fuel/propane-related provider listed by the Heber-Overgaard Chamber for local service orientation.
Phone: 928-535-6392
Website →Trash
Heber-Overgaard Sanitary District
Local solid-waste trash compactor service. Also offers a brush and pine-needle disposal pit off SR 277 at Mile Marker 308.
Website →Families
Heber-Overgaard Schools & Families
Heber-Overgaard has local public school infrastructure through Heber-Overgaard Unified School District. For practical planning, the more important questions are daily logistics: campus locations, school routes, activities, transportation, and how the smaller-service environment fits your household's weekly schedule. Verify current district details directly and factor in how often regional services will be part of your routine.
Capps Middle School
Public school serving grades 4 through 6 in a small, close-knit Heber-Overgaard campus setting.
Website →Heber-Overgaard Unified School District #6
Public school district serving local K-12 families through Mountain Meadows Primary, Capps Middle School, Mogollon Junior High, and Mogollon High School.
Website →Mogollon High School
Small public high school in Heber serving local students through the Heber-Overgaard Unified School District.
Website →Mogollon Junior High School
Public junior high school in the Heber-Overgaard Unified School District serving the transition years before high school.
Website →Mountain Meadows Primary School
Public primary school serving Pre-K through 3rd grade students in the Heber-Overgaard Unified School District.
Website →Arizona State Route 260
Primary east-west access corridor through Heber-Overgaard, connecting the community toward Payson, Show Low, and other White Mountains destinations.
Arizona State Route 277
Local access route connecting Overgaard southward from AZ-260 and used for movement around the community and nearby forest/recreation areas.
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Homes for sale in Heber-Overgaard
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