Pristine Acreage Near San Luis
Fort Garland, CO 81133
Costilla County, Colorado
Land Description
This is not your average Costilla County parcel. Set high in the Sangre de Cristos, this 6.82-Acre mountainside property features something incredibly rare in this area-a creek (Rito Seco) running directly through the land. In all our years buying property in this region, this is the only one we've had with this much live water. It's a one-of-a-kind opportunity.
The land itself is sloped and heavily wooded with towering pine trees, offering natural seclusion, mountain views, and a true Colorado wilderness feel. Whether you're dreaming of a rugged off-grid cabin, RV basecamp, or seasonal camping retreat, this property gives you the canvas to build something special.
There's flatter space near the creek for easier access, while the steeper areas above provide elevation, privacy, and views. This is raw land-no utilities, no frills-just you, the trees, the mountain air, and the sound of flowing water.
Please note: This property is not winter-accessible, and is best suited for spring, summer, and fall use unless you have serious off-road capabilities.
Located in a region known for outdoor recreation, wildlife, and freedom, this is the kind of place where you can truly unplug, explore, and live life on your own terms. Whether you're building a future or carving out a quiet escape, this mountainside property delivers something rare and real.
We are open to owner financing as well - here is what that would look like:
- Total Money Down: $599($349 downpayment + $250 closing cost)
- Monthly: $429/Month for 84 months
See Info below.
- Subdivision: Sangre De Cristo Ranches
- State: Co
- County: Costilla
- Zip:
- Size: 6.816
- Parcel: 70219040
- Legal Description: S.D.C.R. Unit E-3 BLK 293 Lot 6632
- Approximate Lat/Long Coordinates:
37.2675, -105.2647
37.2674, -105.2641
37.2655, -105.2644
37.266, -105.2631
- Annual Taxes: Approximately 246/Year
- Zoning: Estate Residential
--- For a site built home, you need a 600sqft minimum footprint.
--- Mobile homes are Allowed.
--- You can camp for 14 days (every 3 months)
--- Temporary RV Occupancy permit available for up to 180 days if a well has been permitted or cistern installed and a septic or onsite waste management system has been installed ($250 fee - good for 60 days at a time while building, renewable).
--- Zoning office is open Monday through Thursday and can be contacted to answer any questions.
- Hoa/Poa: Yes. Optional - dues are $25/Month. Minimal Covenants/Restrictions
- Improvements: None
- Access: Phillips Road (Not winter accessible)
- Water: Would be by well or holding tank
- Sewer: Would be by septic
- Utilities: Would be by alternative
Information presented in this listing is deemed accurate but is not guaranteed. Buyers are advised to conduct their own due diligence and verify all details independently.
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Location And Setting Overview
- Mountain Creek Paradise: Your 6.8-Acre mountainside sanctuary in the Sangre De Cristo Ranches represents the pinnacle of Colorado wilderness living. Perched at approximately 8,800 feet elevation in the foothills of the legendary Sangre de Cristo Mountains, this property offers something virtually unheard of in Costilla County - a year-round creek flowing directly through your land. Rito Seco Creek winds through the heart of your property, creating a natural oasis that transforms this parcel from ordinary to extraordinary.
- Sangre De Cristo Mountain Setting: The property sits nestled within the eastern foothills of Colorado's most dramatic mountain range. The Sangre de Cristo Mountains rise like a mighty wall from the San Luis Valley floor, their peaks soaring over 14,000 feet into crystalline mountain air. Your property provides front-row access to this wilderness paradise, where ancient geological forces have carved spectacular peaks, deep cirques, and pristine alpine basins over millions of years.
- Topographical Advantage: The sloped terrain creates multiple microclimates and building opportunities across your 6.8 acres. The lower elevation near the creek offers easier access and flatter building sites, while the upper slopes provide elevated positions with commanding views of the surrounding wilderness. This natural terracing gives you options - establish your main camp near the water source, then develop higher elevation sites for panoramic mountain vistas and ultimate privacy.
- Woodland Sanctuary: Your property is heavily forested with towering ponderosa pines, creating a natural cathedral of evergreen giants. These mature trees provide year-round privacy screening, wildlife habitat, and the authentic Colorado mountain atmosphere that draws people from around the world. The forest canopy filters sunlight into dappled patterns across the forest floor, creating perfect conditions for wildlife viewing and peaceful contemplation.
- Geographic Position: Located in the Sangre De Cristo Ranches subdivision, your property benefits from the infrastructure and access roads while maintaining true wilderness character. You're positioned approximately 12 miles southeast of Fort Garland and 35 miles northeast of San Luis, placing you in the heart of Costilla County's recreational paradise. The Rio Grande flows approximately 15 miles to the west, while the Continental Divide Trail passes within 10 miles of your eastern boundary.
- Water Feature Rarity: The presence of Rito Seco Creek flowing through your property cannot be overstated. In the semi-arid high country of southern Colorado, surface water is precious and rare. Most properties in this region rely entirely on wells or hauled water. Having a natural creek provides not only a reliable water source but also creates a unique ecosystem that supports wildlife, provides natural cooling, and offers the therapeutic sounds of flowing water year-round. This creek represents both practical value and immeasurable quality of life enhancement.
- Elevation Benefits: At nearly 8,800 feet above sea level, you're living in the perfect mountain elevation zone. High enough to escape the heat and humidity of lower elevations, yet below the harsh alpine conditions of the highest peaks. This elevation provides cooler summer temperatures, abundant snowfall for winter recreation, and the crisp, clean air that makes every breath a reminder of your mountain paradise.
- Seasonal Accessibility: Due to the mountainous terrain and elevation, this property is primarily accessible during spring, summer, and fall months. Winter access requires serious four-wheel drive capabilities and mountain driving experience. This seasonal limitation actually enhances the property's appeal for many buyers, creating a true seasonal retreat where you can escape civilization during the most beautiful months of the year, then return to lower elevations during winter if desired.
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Recreational Opportunities
- Creek-Based Recreation: Your property's crown jewel - Rito Seco Creek - transforms recreation possibilities beyond typical mountain land. The flowing water creates opportunities for creek fishing, where native cutthroat trout and brook trout navigate the mountain stream ecosystem. Set up natural swimming holes during summer months by creating small rock dams across wider creek sections. The creek provides perfect spots for meditation, reading, or simply listening to the eternal mountain music of flowing water over stone.
- Hiking Paradise From Your Doorstep: Step off your property directly onto thousands of acres of Rio Grande National Forest land. No driving required to access pristine wilderness hiking trails that lead to hidden alpine lakes, abandoned mining camps, and spectacular viewpoints overlooking the San Luis Valley. The terrain varies from gentle creek-side walks suitable for families to challenging scrambles up steep mountainsides for experienced hikers seeking solitude and adventure.
- Wildlife Photography Sanctuary: The combination of creek water, dense forest cover, and diverse elevation creates ideal wildlife photography conditions. Set up blinds near the creek for shots of deer, elk, and smaller wildlife coming to drink. The forest provides cover for approaching subjects, while the creek's open areas offer perfect lighting conditions during golden hour. Black bears occasionally visit the creek corridor, providing once-in-a-lifetime photography opportunities for patient observers.
- Fishing Adventures: Beyond your on-property creek fishing, you're positioned perfectly for accessing some of Colorado's premier fishing destinations. The Rio Grande River (15 miles west) offers Blue Ribbon trout fishing for rainbow, brown, and native Rio Grande cutthroat trout. Mountain Home Reservoir (25 miles northwest) provides excellent lake fishing for trophy-sized trout, while Costilla Creek (8 miles south) protects one of the few remaining populations of native Rio Grande cutthroat trout in pristine mountain habitat.
- Hunting Base Camp Excellence: Your property provides the perfect base camp for hunters pursuing big game in Game Management Unit 83. The creek ensures a reliable water source for camp needs, while the dense timber provides natural concealment for camps and equipment storage. You're positioned ideally for accessing both public hunting lands and the special greenbelt hunting area available to Sangre De Cristo Ranches landowners - over 5,000 acres of shared hunting territory managed cooperatively by property owners.
- Rock Climbing and Mountaineering Access: The rugged terrain surrounding your property provides access to world-class rock climbing and mountaineering opportunities. Within 30 minutes, you can reach the approaches to multiple 14,000-Foot peaks including Blanca Peak (14,345 feet), Little Bear Peak (14,037 feet), and Ellingwood Point (14,042 feet). These peaks offer everything from moderate hiking routes to technical rock climbing and mountaineering challenges that attract climbers from around the world.
- Mountain Biking Terrain: The forest roads and trails surrounding your property create excellent mountain biking opportunities for all skill levels. Gentle creek-side paths provide family-friendly riding, while steep mountain roads challenge serious cyclists seeking high-altitude training. Connect to the greater trail network leading to the Rainbow Trail, a 100-Mile epic that traverses the entire Sangre de Cristo Range from north to south.
- Winter Sports Potential: During accessible winter periods, your property transforms into a snow sports paradise. Cross-country skiing through the pine forest provides peaceful winter exercise, while snowshoeing opens up the entire mountainside for exploration. The varied terrain creates natural sledding hills for families, and the forest provides perfect conditions for winter camping adventures for experienced outdoor enthusiasts.
- Horseback Riding Opportunities: The terrain and trail access make this property ideal for equestrian activities. Establish horse facilities near the creek for natural watering, then access hundreds of miles of mountain trails directly from your land. Local outfitters in the area can provide guided horseback adventures, or you can develop your own horse operation taking advantage of the natural water source and abundant grazing opportunities on adjacent public lands.
- Stargazing and Astronomy: The elevation, clear mountain air, and distance from light pollution create exceptional conditions for astronomy and stargazing. The property's varied elevation provides multiple observation sites, from creek-level areas protected from wind to elevated positions offering unobstructed sky views. The creek's presence creates slightly warmer microclimates that extend comfortable viewing seasons for amateur astronomers.
- Camping and Glamping Development: The property's natural features provide multiple opportunities for developing camping or glamping operations. Creek-side sites offer the premium experience of falling asleep to flowing water, while elevated forest sites provide privacy and mountain views. The seasonal access limitation actually enhances the appeal for guests seeking escape from civilization during peak outdoor recreation seasons.
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Wildlife And Hunting
- Big Game Paradise: Your mountainside property sits in the heart of one of Colorado's premier big game habitats. Game Management Unit 83, which encompasses your land, supports some of the state's most robust elk populations. The Trinchera elk herd, estimated at over 15,000 animals, migrates through this area seasonally. During autumn rutting season, the haunting bugle of massive bull elk echoes through your pine forest as these majestic animals establish dominance and court females in dramatic displays of wilderness power.
- Elk Hunting Excellence: GMU 83 consistently produces some of Colorado's finest trophy bull elk, with success rates often exceeding state averages. Your property provides ideal hunting advantages - the creek attracts elk for water, while the dense timber offers natural concealment for hunters. The elevation and terrain create perfect elk habitat with summer feeding areas in high meadows transitioning to winter shelter in protected timber. Archery hunters particularly benefit from the natural concealment and creek-side ambush opportunities.
- Mule Deer Abundance: Rocky Mountain mule deer thrive in your area's mixed habitat of forest and meadow. Large bucks with impressive antler spreads are common, particularly in the higher elevations above your property. The deer utilize the creek corridor as a travel route, creating excellent hunting and viewing opportunities. During winter months, deer concentrate in the protected timber areas, making your forested acres prime habitat for these magnificent animals.
- Black Bear Encounters: The creek running through your property creates ideal black bear habitat. Bears follow water sources during dry periods and utilize the riparian vegetation for food and cover. While generally avoiding human contact, bears may be observed from safe distances, particularly during berry season in late summer. The presence of bears adds an element of authentic wilderness to your mountain experience while requiring responsible food storage and awareness practices.
- Mountain Lion Territory: The rugged terrain and abundant prey species make this prime mountain lion habitat. While sightings are rare due to these cats' secretive nature, tracks and sign are occasionally found along game trails and creek beds. The knowledge that these magnificent predators share your mountain adds to the authentic wilderness experience and requires awareness of safety practices, particularly during dawn and dusk hours.
- Wild Turkey Populations: Merriam's wild turkeys have established strong populations throughout the Sangre de Cristo foothills. The birds utilize the creek areas for water while roosting in the large pine trees on your property. Spring gobbler hunting provides exciting opportunities as male turkeys respond to calling during mating season. The combination of water, roosting trees, and diverse terrain creates ideal turkey habitat year-round.
- Small Game Diversity: Your property supports abundant small game populations. Cottontail rabbits thrive in the edge habitat where forest meets meadow, providing excellent hunting for families and training opportunities for young hunters. Blue grouse inhabit the higher elevation areas, offering challenging upland hunting. Snowshoe hares provide winter hunting opportunities during accessible periods, their tracks creating intricate patterns through the snow-covered forest.
- Upland Bird Habitat: The varied terrain and elevation create excellent upland bird habitat. Band-tailed pigeons utilize the pine forest during migration periods, while mourning doves frequent creek-side areas. The diverse plant communities support seed-eating birds year-round, creating opportunities for bird hunters and wildlife observers alike.
- Greenbelt Hunting Access: As a Sangre De Cristo Ranches landowner, you gain access to over 5,000 acres of designated greenbelt area set aside for common recreational use. This shared hunting ground provides significantly expanded hunting opportunities beyond your individual 6.8 acres. The greenbelt encompasses diverse habitat types from creek bottoms to high ridges, supporting large game populations and offering hunting experiences unavailable to the general public.
- Hunting Season Advantages: Colorado's hunting seasons are carefully managed to provide opportunities throughout the fall. Archery elk season typically runs through September, offering opportunities to hunt during the peak of the rut when bulls are most vocal and responsive to calling. Muzzleloader seasons provide primitive weapon opportunities, while multiple rifle seasons allow hunters to choose timeframes that match their preferences and elk behavior patterns.
- Predator Calling Success: The area supports healthy populations of predators including coyotes and foxes. Predator calling can be extremely successful, particularly during winter months when fur quality is prime. The creek corridors and forest edges provide ideal setups for calling, while the mountainous terrain creates natural funnels that concentrate predator movement patterns.
- Trophy Potential: The combination of excellent habitat, careful game management, and relatively light hunting pressure creates exceptional trophy potential. Bull elk in GMU 83 regularly produce 300+ inch antler scores, while mule deer bucks commonly exceed 150 inches. The high-quality habitat supported by your creek and the surrounding ecosystem produces animals with excellent body condition and impressive trophy characteristics.
- Wildlife Photography Opportunities: Beyond hunting, your property provides world-class wildlife photography opportunities. The creek creates natural focal points where animals concentrate, while the forest provides concealment for photographers. Early morning and evening hours offer the best opportunities as animals move to water. The seasonal nature of access actually enhances photography opportunities, as wildlife becomes more concentrated and predictable during the prime spring through fall seasons.
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Historical Significance
- Spanish Colonial Legacy: Your property sits within the boundaries of the historic Sangre de Cristo Land Grant, one of the most significant Spanish colonial grants in what would become Colorado. Established in 1843 by the Mexican government and granted to Narciso Beaubien and Stephen Luis Lee, this massive land grant encompassed over one million acres of pristine mountain and valley terrain. The grant system represented a feudal approach to land ownership where settlers could establish communities, farm, ranch, and utilize vast common areas for grazing and timber harvesting.
- Native American Sacred Grounds: Long before Spanish explorers arrived, your mountainous region served as sacred hunting and spiritual grounds for multiple Native American tribes. The Ute people, in particular, considered these high mountain areas as summer hunting territories where they pursued elk, deer, and bighorn sheep while gathering medicinal plants and conducting vision quests. Archaeological evidence throughout the Sangre de Cristo Mountains indicates continuous Native American presence for over 1,000 years, with petroglyphs, arrowheads, and ancient campsites discovered throughout the region.
- Mining Heritage Connections: The rugged mountains surrounding your property played crucial roles during Colorado's historic mining booms of the 1870S and 1880S. While the major strikes occurred in the San Juan Mountains to the west, prospectors and mining supply routes utilized passes and trails through your area to reach the goldfields. Several small mining claims were staked in the immediate vicinity, with remnants of prospect holes and mining equipment occasionally discovered by modern property owners exploring their land.
- Railroad Era Influence: The development of your Sangre De Cristo Ranches subdivision connects directly to the arrival of the Denver and Rio Grande Railroad in the San Luis Valley during the 1870S. The narrow-gauge railroad transformed the isolated mountain valley into a connected region, bringing settlers, supplies, and economic opportunities. Fort Garland (12 miles northwest) became a crucial railroad stop, while the rail connection enabled the large-scale subdivision of ranch lands into smaller parcels for individual ownership.
- Trinchera Ranch Legacy: Your property exists within the historic boundaries of the massive Trinchera Ranch, one of Colorado's legendary cattle operations. Established in the late 1800S by William Gilpin, Colorado's first territorial governor, the ranch encompassed hundreds of thousands of acres and ran thousands of head of cattle across the Sangre de Cristo foothills. The ranch headquarters, located near your property area, served as the economic and social center for the entire region during the territorial period.
- Land Grant Common Rights: As property within the original Sangre de Cristo Land Grant boundaries, your land carries fascinating historical connections to traditional Hispanic common land rights. While modern property law has superseded most historical arrangements, the cultural memory of shared grazing rights, timber gathering, and community land use continues to influence local attitudes toward property stewardship and neighbor relationships. This heritage contributes to the cooperative spirit seen in the Sangre De Cristo Ranches greenbelt hunting arrangement.
- Frontier Military History: The location of your property placed it within the protective sphere of historic Fort Garland, established in 1858 to protect settlers and maintain peace with Native American tribes. The famous frontiersman Kit Carson commanded the fort from 1866-1867, and patrols from the fort regularly traveled through your area on reconnaissance and peacekeeping missions. Buffalo Soldiers of the 10th Cavalry also served in this region, adding to the rich multicultural military heritage of your mountain location.
- Early Settlement Patterns: The steep, forested terrain of your specific property meant it remained undeveloped during the initial waves of Hispanic settlement in the 1850S and Anglo settlement in the 1870S-1880S. Instead, it served as common grazing land and timber source for valley settlers who established homesteads and farms in the flatter areas below. This historical pattern explains why your property retains its pristine forest character - it was considered too steep and remote for agriculture but perfect for traditional mountain land uses.
- Conservation Movement Connections: During the early 1900S, your area became part of the emerging conservation movement as the federal government began establishing national forests to protect watersheds and timber resources. The Rio Grande National Forest, which borders your property, was established in 1908, reflecting growing awareness of the need to preserve mountain ecosystems. Your private property represents a small piece of the larger conservation puzzle, maintaining forest cover and wildlife habitat within the greater ecosystem.
- Modern Subdivision History: The Sangre De Cristo Ranches subdivision was created in the 1970S during a nationwide movement toward rural land development and back-to-the-land living. The original Forbes Trinchera Ranch company subdivided portions of their vast holdings into smaller parcels, creating opportunities for individual ownership of mountain property previously available only to large-scale ranchers. The protective covenants established during this period reflect a desire to maintain the rural, low-density character while allowing modern development.
- Cultural Preservation: Today, your property ownership connects you to ongoing efforts to preserve the unique cultural heritage of the San Luis Valley. Local organizations work to maintain traditional Hispanic cultural practices, protect Native American sacred sites, and preserve the architectural and agricultural heritage of the region. Property owners like yourself become stewards of this heritage, maintaining the rural character and traditional land use patterns that define this special corner of Colorado.
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Building And Development Options
- Covenant-Guided Development: Your property falls under the Sangre de Cristo Ranches Protective Covenants, which establish clear guidelines while providing substantial building freedom. The covenants require a minimum of 600 square feet for single-story residences and 800 square feet for two-story dwellings, ensuring quality construction while allowing tiny home concepts and modest mountain cabins. These restrictions preserve the rural character while preventing substandard development that could impact property values and community standards.
- Creek-Side Building Opportunities: The presence of Rito Seco Creek creates unique development possibilities rarely available in this region. You can position your main residence to take advantage of creek views and the soothing sounds of flowing water, while utilizing the natural cooling effect of the water feature during hot summer days. Creek-side locations also provide natural landscaping opportunities and eliminate concerns about water access for gardens, fire protection, and general property maintenance.
- Elevated Building Sites: The sloped terrain provides multiple elevated building locations offering commanding views of the surrounding wilderness and distant mountain peaks. These upper elevation sites provide enhanced privacy, better winter sun exposure, and protection from potential creek flooding during extreme weather events. The natural slope allows for walk-out basement construction, maximizing living space while maintaining the mountain cabin aesthetic.
- Multiple Structure Potential: The covenant language allows for appropriate ancillary buildings with no minimum dimensions, opening possibilities for workshop buildings, storage barns, guest cabins, and recreational structures. This flexibility enables you to develop your property in phases, perhaps starting with a modest cabin and adding workshop space, guest quarters, or recreational facilities as needs and budget allow. The 6.8-Acre size provides ample space for multiple structures while maintaining privacy and forest character.
- Manufactured Home Options: Covenants specifically allow manufactured homes built after 1976, providing an affordable path to mountain property ownership. Modern manufactured homes offer quality construction, energy efficiency, and can be customized to match mountain architectural styles. The creek location and forest setting can make even manufactured homes feel like luxury mountain retreats when properly sited and landscaped.
- Off-Grid Infrastructure Planning: The remote mountain location makes off-grid development not just possible but practical. Solar power systems work exceptionally well at this elevation and latitude, while the creek provides potential for micro-hydro power generation during high water periods. Propane systems can handle cooking, heating, and backup power generation, while septic systems work well in the sloped, well-drained mountain soils.
- Road Access Development: Phillips Road provides access to your property, though winter accessibility limitations require planning for seasonal use patterns. You can develop internal access roads following natural terrain contours to reach preferred building sites while minimizing environmental impact. The forested terrain provides natural screening for access roads, maintaining the wilderness feel while providing necessary access for construction and regular use.
- Water System Options: Beyond the obvious advantage of creek water, you have multiple options for domestic water systems. A properly designed creek intake and filtration system can provide reliable domestic water, while a well could supplement creek water during low flow periods. Alternatively, a cistern system allows water storage from creek sources or delivered water, providing flexibility for different development approaches and usage patterns.
- Septic System Advantages: The sloped terrain and well-drained mountain soils create excellent conditions for septic system installation. The elevation changes allow for gravity-fed systems that require minimal pumping, while the forest setting provides natural screening for septic components. Proper system design can utilize the slope to create highly effective wastewater treatment while protecting the creek water quality.
- Building Material Considerations: The mountain forest setting calls for construction materials and architectural styles that complement the natural environment. Log construction, timber frame, or stone and timber combinations work well with the forested setting, while metal roofing provides durability against mountain weather conditions. Local building suppliers understand mountain construction requirements and can provide materials rated for high elevation and extreme weather conditions.
- Seasonal Construction Planning: The elevation and access limitations require careful construction planning around seasonal weather patterns. Spring through fall provides the optimal construction window, with material delivery and major construction activities best scheduled during dry weather periods. However, the seasonal limitation also allows for careful planning and design during winter months, ensuring construction proceeds efficiently during accessible periods.
- Fire Safety Integration: Mountain construction requires attention to fire safety through defensible space creation and fire-resistant building materials. The creek provides natural fire protection and can support fire suppression systems, while selective timber clearing can create defensible space without destroying the forest character. Modern mountain construction techniques allow for fire-safe building while maintaining the desired rustic aesthetic and forest integration.
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Climate And Terrain
- High Mountain Climate Perfection: At approximately 8,800 feet elevation, your property enjoys an ideal four-season mountain climate that provides comfort and recreation opportunities year-round. Summer daytime temperatures rarely exceed 75°F, while nighttime lows drop into the comfortable 40s, creating perfect sleeping conditions without air conditioning. The elevation moderates temperature extremes, preventing both scorching heat and bitter cold while maintaining the crisp, clean air that makes every breath a reminder of your mountain paradise.
- Seasonal Weather Patterns: Spring arrives gradually with snowmelt feeding your creek and wildflowers emerging throughout the forest understory. Summer brings afternoon thunderstorms that provide natural irrigation while creating dramatic sky shows over the surrounding peaks. Fall delivers brilliant aspen gold in the high country with crisp, clear days perfect for outdoor activities. Winter transforms your property into a snow-covered wonderland, though accessibility becomes challenging without proper equipment and mountain driving experience.
- Precipitation and Water Cycle: Annual precipitation averages 18-22 inches at this elevation, significantly higher than the valley floor due to orographic lift effects. Most precipitation falls as snow during winter months, building the mountain snowpack that feeds your creek through spring and summer. Summer afternoon thunderstorms provide additional moisture for forest health and fire prevention, while creating the dramatic weather displays that mountain residents cherish.
- Creek Flow Dynamics: Rito Seco Creek experiences natural seasonal flow variations that create different experiences throughout the year. Spring snowmelt creates higher flows perfect for the sounds of rushing water and natural pool formation. Summer flows stabilize at moderate levels ideal for creek-side recreation and wildlife watering. Fall flows diminish but typically maintain year-round flow, while winter may see sections freeze though water continues flowing underneath ice formations.
- Microclimate Benefits: The creek running through your property creates beneficial microclimates that moderate temperature extremes and support diverse plant communities. Creek-side areas remain cooler during summer heat while staying slightly warmer during winter cold snaps. The flowing water prevents complete freeze-up in most years, maintaining open water for wildlife even during severe cold periods. These microclimates also support vegetation diversity not found in drier mountain locations.
- Wind Patterns and Protection: The forested mountain terrain provides natural wind protection while channeling beneficial breezes through the creek corridor. Prevailing winds come from the west and southwest, following natural mountain valley patterns. The dense forest canopy moderates wind speeds while creating the peaceful forest sounds that enhance the mountain living experience. Strategic building placement can utilize natural wind patterns for cooling while minimizing exposure to winter storms.
- Soil and Geological Conditions: Your property sits on stable mountain geology formed by ancient volcanic and sedimentary processes. The sloped terrain consists of well-drained mountain soils that support the magnificent pine forest while providing excellent conditions for septic systems and foundation construction. The soil composition includes decomposed granite and organic forest duff that supports diverse plant communities while providing excellent drainage characteristics.
- Growing Season and Agriculture: The elevation and mountain climate create a short but productive growing season typically running from late May through early October. While large-scale agriculture isn't practical, the creek provides irrigation potential for gardens and small-scale food production. Cold-hardy crops like potatoes, lettuce, and root vegetables can thrive, while greenhouse extending can provide year-round growing opportunities for dedicated gardeners.
- Fire Climate Considerations: The mountain climate includes natural fire cycles that have shaped the forest ecosystem for thousands of years. Summer dry periods combined with afternoon thunderstorms create both fire risk and natural fire suppression conditions. However, the creek provides natural fire protection while creating green zones that resist fire spread. Proper forest management and defensible space creation can minimize fire risks while maintaining forest character.
- Snow Load and Winter Conditions: Winter snowfall typically accumulates to 3-6 feet at your elevation, creating beautiful winter scenes while requiring consideration for building design and roof loads. The forest canopy intercepts significant snowfall, reducing ground accumulation while creating natural snow management. South-facing slopes shed snow faster, while north-facing areas may hold snow well into spring, creating diverse seasonal conditions across your property.
- Solar Exposure and Energy: Despite the forested setting, strategic clearing can provide excellent solar exposure for alternative energy systems. South-facing slopes receive intense mountain sunlight, while the thin high-altitude atmosphere increases solar energy potential. The seasonal sun angle changes dramatically, providing warming winter sun penetration while summer forest canopy prevents overheating. These conditions create ideal opportunities for passive solar design and active solar energy systems.
- Air Quality and Atmospheric Conditions: The high elevation and forest environment provide exceptional air quality with minimal pollution and maximum oxygen content. The pine forest actively cleans the air while providing the distinctive mountain forest aroma that enhances daily living. Clear mountain air creates exceptional visibility, allowing views of distant peaks while supporting astronomical observation under some of Colorado's darkest night skies.
- Weather Hazard Assessment: The mountain location minimizes most severe weather risks common to other Colorado regions. Tornadoes are virtually unknown at this elevation and terrain, while the forest provides protection from hail and high winds. Flash flooding is possible along creek corridors during extreme rainfall, but the sloped terrain ensures rapid drainage. Wildfire represents the primary natural hazard, though the creek provides natural protection while proper forest management minimizes risks.
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Off-Grid Living Potential
- Creek Water System Advantages: Your property's greatest off-grid asset is the year-round flow of Rito Seco Creek, providing a renewable water source that eliminates dependence on expensive well drilling or water hauling. A properly designed creek intake system with basic filtration can supply all domestic water needs while maintaining environmental responsibility. During high flow periods, you can fill cisterns for backup storage, while low flow periods typically still provide adequate water for essential needs. This natural water source represents thousands of dollars in saved well drilling costs while providing the peace of mind of renewable water supply.
- Solar Power Excellence: The high elevation and abundant sunshine create ideal conditions for solar power generation. Mountain locations receive more intense solar radiation due to thinner atmosphere, while the elevation provides clearer skies and fewer cloudy days than lower elevations. Strategic forest clearing for solar arrays won't compromise privacy due to the dense remaining timber, while south-facing slopes provide optimal panel positioning. Battery storage systems work more efficiently in the cooler mountain temperatures, extending battery life while providing reliable power storage for cloudy periods.
- Micro-Hydro Potential: The flowing creek opens possibilities for micro-hydro power generation, particularly during spring snowmelt when flows are highest. Small-scale hydro systems can provide consistent 24-hour power generation, complementing solar systems that only produce during daylight hours. Even modest creek flows can generate sufficient power for lighting and small appliances, while higher flows during snowmelt can power larger systems or provide battery charging during extended cloudy weather.
- Propane Infrastructure: The seasonal access limitations make propane an ideal fuel choice for mountain off-grid living. Large propane tanks can be delivered during accessible months to provide cooking, heating, and backup power generation throughout the year. Propane refrigeration systems work reliably in mountain conditions, while propane heating provides instant warmth without the maintenance requirements of wood heating systems. On-demand propane water heaters work efficiently with creek water systems while providing unlimited hot water.
- Waste Management Solutions: The sloped, well-drained mountain terrain provides excellent conditions for septic system installation while the remote location makes composting toilet systems practical alternatives. Creek-side locations allow for innovative greywater systems that can irrigate gardens while protecting water quality. The forest setting provides natural screening for all waste management components while organic waste can be composted to improve garden soil conditions.
- Food Production and Storage: The creek provides irrigation potential for mountain gardens that can produce significant amounts of fresh food during the growing season. Root cellars dug into the mountainside maintain consistent cool temperatures for food storage without refrigeration. The forest provides natural windbreaks for gardens while the elevation and clean air create ideal conditions for organic food production. Wild edibles including berries, mushrooms, and medicinal plants supplement cultivated food sources.
- Communication Systems: Modern satellite internet systems like Starlink provide high-speed internet connectivity that rivals urban service levels, enabling remote work and staying connected to the outside world. Cellular service varies by location and carrier, but signal boosters can improve weak signals while landline service may be available through local providers. Ham radio systems provide emergency communications and connectivity to the broader amateur radio community for both emergency and social purposes.
- Heating and Cooling Solutions: The forest provides abundant deadfall for wood heating, while selective timber management can provide renewable fuel sources. The natural cooling effect of the creek eliminates need for air conditioning during summer months, while proper building design can utilize passive solar heating during winter. Thermal mass construction using stone or earth can store heat from winter sun while providing cooling thermal mass during summer months.
- Energy Storage and Backup: Battery storage technology has revolutionized off-grid living, providing reliable power storage for multiple days of cloudy weather. Lithium battery systems work efficiently in mountain temperature ranges while providing long service life with minimal maintenance. Generator backup systems using propane provide reliable power during extended weather events or equipment maintenance periods, while the creek can power small backup hydro systems during power system maintenance.
- Transportation and Access: The seasonal access limitation requires planning for extended periods of self-sufficiency while four-wheel drive vehicles provide reliable transportation during accessible months. Snowmobiles or ATVs can provide winter access for emergencies or essential supplies during snow-covered periods. Careful planning for seasonal supply deliveries ensures adequate provisions during isolated winter months.
- Self-Sufficiency Benefits: Off-grid living on your mountain property provides true energy independence and reduced living costs after initial system installation. Monthly utility bills become eliminated expenses while property taxes remain minimal compared to developed areas. The lifestyle promotes conservation awareness and efficient resource use while providing skills and confidence in self-sufficient living. Emergency preparedness becomes a natural part of daily life rather than a special concern.
- Medical and Emergency Considerations: Off-grid mountain living requires planning for medical emergencies and health care needs. First aid training and well-stocked medical supplies become essential investments, while communication systems provide emergency contact capabilities. The seasonal access limitation requires planning for winter emergencies, though
Land Maps & Attachments
Directions to Land
From downtown San Luis, head southwest toward E Church Pl, then continue onto N Church Pl (0.1 miles total).
Turn right onto CO-159 N/Main St and continue to follow CO-159 N for 1.6 miles.
Turn right onto County Rd 19 5 and continue for 1.3 miles.
Turn right onto Rito Seco Rd and continue for 4.4 miles.
Continue onto Juarez Rd for 1.0 mile.
Turn right onto Forbes Rd and continue for 8.1 miles.
Turn left onto Phillips Rd and continue for 0.6 miles. The destination will be on the left.
