5 Acre Mountain Paradise with Canal
Blanca, CO 81123
Costilla County, Colorado
Land Description
Escape to your own piece of Colorado wilderness with this stunning 5-acre lot in the Sangre De Cristo Ranches. Perfectly secluded yet just a 5-minute drive from the charming town of Fort Garland, this property offers the best of both worlds.
Imagine waking up to the soothing sounds of the Feedline Canal, which gracefully meanders through the ends of your property, creating a serene and picturesque setting. This unique feature sets this lot apart, providing an idyllic backdrop for your weekend camping trips or the perfect spot to build your dream cabin.
With nearly year-round sunshine and a pleasant high desert mountain climate, you'll enjoy pristine views of Mount Blanca and the surrounding landscapes. The easy road access ensures you can get away to your nature retreat without any hassle.
Whether you're a nature lover, a weekend adventurer, or someone looking to build a peaceful getaway, this property has it all. Don't miss out on this rare opportunity to own a piece of Colorado's natural beauty.
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: $228/Month for 96 months
See Info below.
- Subdivision: Sangre de Cristo Ranches
- State: Co
- County: Costilla
- Zip:81123
- Size: 5.32 Acres
- Parcel: 70203140
- Legal Description: S.D.C.R. Unit A-3 BLK 25 Lot 15 Cont. 5.318 Ac
- Approximate Lat/Long Coordinates:
37.4039, -105.4200
37.4036, -105.4196
37.4021, -105.4208
37.4024, -105.4218
- Annual Taxes: Approximately 212.12/Year
- Zoning: Estate Residential (Er)
--- 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: Optional - $25/Year. Very minor covenants
- Improvements: None
- Access: Yes, Dodson Rd / Herbert Rd
- 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 Paradise at Your Doorstep: Welcome to one of Colorado's best-kept secrets, where 5.32 acres of pristine wilderness meets the legendary Sangre de Cristo Mountains. Your property sits perfectly positioned in the heart of Costilla County's most desirable subdivision, where towering 14,000-Foot peaks create a dramatic eastern wall that'll take your breath away every single morning. This isn't just vacant land - this is your front-row seat to the greatest mountain show on earth.
- Strategic San Luis Valley Location: You've found the sweet spot that locals have treasured for generations. Your property rests at 8,100 feet elevation in the expansive San Luis Valley, North America's largest alpine valley at 8,000 square miles of open space surrounded by mountain ranges. The valley floor spreads out before you like an ancient sea bed, which it actually was millions of years ago, creating this perfect high-desert sanctuary where big skies meet towering peaks.
- Fort Garland Convenience Just Minutes Away: Living remotely doesn't mean living without necessities. Historic Fort Garland sits just 5 minutes down the road, where you'll find essential services including a general store, gas station, and the famous Fort Garland Museum where Kit Carson made his final military command. This isn't some forgotten outpost - it's a living community where you can grab supplies, fuel up your truck, and chat with locals who've called this valley home for generations.
- The Feedline Canal Advantage: Here's what makes your property truly special - the historic Feedline Canal meanders right through your land, creating a rare water feature that most properties in this arid region simply don't have. This isn't just a decorative stream - it's part of the valley's century-old irrigation system that connects to the Rio Grande River system. The gentle sound of flowing water creates a peaceful ambiance that you won't find on typical high-desert lots, and it attracts wildlife that'll make your morning coffee on the porch absolutely unforgettable.
- Blanca Peak Dominating Your Eastern View: Every time you step outside, Mount Blanca's massive pyramid dominates your eastern horizon like Colorado's own version of Mount Fuji. At 14,345 feet, it's the fourth-highest peak in Colorado and the most prominent mountain you'll see from your property. When the morning sun hits those snow-covered slopes, the entire mountain glows red-orange in what locals call alpenglow - a daily light show that never gets old no matter how many times you witness it.
- Perfect Blend of Solitude and Accessibility: Your property strikes that perfect balance between isolation and convenience. You're far enough from the beaten path to enjoy complete privacy and silence that city folks can only dream about, yet close enough to Fort Garland, Alamosa (45 minutes), and even Colorado Springs (2.5 hours) that you're never truly cut off from civilization. It's like having your own private wilderness preserve with modern conveniences whenever you need them.
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Recreational Opportunities
- Year-Round Outdoor Paradise: Living here means you've got unlimited recreational opportunities right outside your door. This isn't the kind of place where you need to drive hours to find adventure - the adventure comes to you. The Sangre de Cristo Mountains rising directly east of your property offer world-class hiking, climbing, and exploring, while the valley floor provides perfect terrain for ATV riding, hunting, and wildlife watching. You're literally surrounded by millions of acres of public land that'll keep you busy for a lifetime.
- Fourteener Access Like Nowhere Else: Serious hikers and climbers know that your location puts you closer to more accessible 14,000-Foot peaks than almost anywhere else in Colorado. Mount Blanca, visible from your kitchen window, offers multiple climbing routes from gentle hiking trails to technical rock scrambling. Culebra Peak, the southernmost fourteener in Colorado, sits about an hour south and provides one of the most exclusive climbing experiences in the state since it's on private land with limited access.
- Great Sand Dunes Adventure: Just 45 minutes north, the Great Sand Dunes National Park offers some of the most unique recreation in America. These aren't ordinary sand dunes - they're 750-Foot tall mountains of sand that create their own weather systems and provide incredible sandboarding and sand sledding opportunities. During late spring and early summer, Medano Creek flows at the base of the dunes, creating a temporary beach where families splash in the water while surrounded by towering dunes and snow-capped mountains.
- World-Class Fishing Waters: The Rio Grande River, Colorado's longest river, flows just 15 miles west of your property and offers excellent fishing for native Rio Grande cutthroat trout, rainbow trout, and brown trout. Mountain Home Reservoir, about 30 minutes away, provides 19,500 acre-feet of pristine fishing water regularly stocked with trout, and locals regularly pull out 14-20 inch fish using traditional Colorado techniques. These aren't crowded tourist waters - you'll often have entire stretches of river to yourself.
- ATV and Off-Road Paradise: The network of county roads, old mining roads, and two-track trails around your property creates an off-road enthusiast's dream. You can literally step off your land onto public roads that lead deep into the Sangre de Cristo foothills, where old mining claims and ghost town sites provide destinations for day-long adventures. The terrain varies from easy forest service roads suitable for any pickup truck to challenging rock-crawling routes that'll test the limits of your four-wheel drive.
- Winter Sports Within Reach: When snow blankets the valley, your recreational opportunities actually expand. Wolf Creek Ski Area, about two hours west, receives over 430 inches of snow annually - some of the deepest and most reliable powder in Colorado. Closer to home, cross-country skiing and snowshoeing routes spread across the valley floor and into the foothills, where you'll find solitude that's impossible to find at crowded Front Range recreation areas. The clear, dry snow and abundant sunshine make winter activities comfortable even in sub-zero temperatures.
- Hot Springs Relaxation: Within a two-hour drive, you'll discover several natural hot springs where you can soak tired muscles after a day of mountain adventures. These aren't commercialized resort hot springs - they're natural geothermal pools where locals have been soaking for generations, often clothing-optional and always peaceful. After a long day of hiking or hunting, there's nothing quite like soaking under a canopy of stars in mineral-rich water that bubbles up from deep underground.
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Wildlife And Hunting
- Living Among Colorado's Premier Wildlife: Your property sits right in the middle of one of Colorado's richest wildlife corridors, where ancient migration routes funnel animals through the San Luis Valley twice yearly. You're not just buying land - you're buying a front-row seat to nature's greatest show, where herds of elk, deer, and antelope move across the landscape in numbers that'll leave you speechless. This is the kind of wildlife viewing that most people travel thousands of miles to experience, and it's happening right in your backyard.
- The Famous Trinchera Elk Herd: Game Management Unit 83, which covers your property, is home to the legendary Trinchera elk herd - one of the largest elk populations in Colorado with an estimated 16,000 animals. During fall migration and rutting season, it's not uncommon to see herds of 200-300 elk moving across the valley, with massive 6x6 bulls bugling challenges that echo off the mountains for miles. These aren't zoo animals - these are wild Rocky Mountain elk in their natural habitat, living exactly as they have for thousands of years.
- Trophy Mule Deer and Antelope: The valley floor and foothills around your property support healthy populations of mule deer that regularly produce trophy-class bucks. Dawn and dusk bring steady parades of deer moving through the native vegetation, often in groups of 10-20 animals that provide endless entertainment and incredible photography opportunities. Pronghorn antelope, North America's fastest land animal, race across the flats at speeds up to 60 mph, creating wildlife spectacles that remind you this is still the wild West.
- Black Bears and Mountain Lions: The mountainous terrain east of your property provides habitat for Colorado's apex predators, including black bears that occasionally wander down into the valley during berry season and mountain lions that patrol their territories along the foothills. While sightings are rare due to these animals' elusive nature, tracks and sign are regularly found, reminding you that this is genuine wilderness where predator-prey relationships still function as nature intended.
- Incredible Bird Life: The San Luis Valley lies beneath major migratory flyways, making your property a paradise for bird enthusiasts. Golden eagles soar overhead daily on thermals, hunting for prairie dogs and rabbits while performing spectacular aerial courtship displays. During spring and fall migrations, sandhill cranes fill the skies by the thousands, their distinctive calls announcing seasonal changes. Great horned owls, mountain bluebirds, wild turkeys, and dozens of other species make this area home year-round.
- Outstanding Hunting Opportunities: Game Management Unit 83 is legendary among Colorado hunters for its excellent success rates and trophy-quality animals. Elk hunting seasons include archery, muzzleloader, and multiple rifle seasons, giving hunters various opportunities to pursue these magnificent animals. The unit consistently produces success rates above the state average, thanks to healthy game populations and excellent habitat. Deer hunting for both mule deer and white-tailed deer provides additional opportunities for filling the freezer with organic, free-range protein.
- The Sangre de Cristo Ranches Greenbelt Advantage: As a property owner in Sangre de Cristo Ranches, you'll have access to over 5,000 acres of designated greenbelt area set aside specifically for recreational use by subdivision landowners. This common area provides additional hunting, hiking, and exploring opportunities beyond what's available on public lands, essentially giving you access to private hunting grounds shared among fellow landowners. It's like having membership in an exclusive hunting club that comes with your property ownership.
- Small Game and Fur Bearers: The diverse habitats around your property support excellent populations of small game including cottontail rabbits, blue grouse, and wild turkeys that provide family-friendly hunting opportunities and excellent table fare. Coyotes howl their evening songs across the valley, providing challenging predator calling opportunities for those who enjoy that style of hunting. Bobcats, red foxes, and other fur bearers inhabit the brushy areas, offering additional hunting and trapping opportunities for those interested in traditional mountain man skills.
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Historical Significance
- Where Colorado's Story Began: Your property sits in the heart of what Costilla County proudly calls "Where Colorado Began" - and that's not just marketing talk, it's documented history. This is the first area in what is now Colorado to be permanently settled by European colonists, with recorded history stretching back to 1540 when Spanish explorer Coronado's expedition passed through this region searching for the legendary Seven Cities of Gold. You're not just buying land - you're buying a piece of authentic American frontier history.
- Fort Garland's Military Legacy: Just five minutes from your property, Fort Garland stands as one of Colorado's most significant historical sites. Established in 1858 to protect settlers and maintain peace with the Ute Indians, this frontier military post was commanded by none other than Kit Carson from 1866 to 1867. Carson, already a legend for his role in western exploration and the Civil War, worked from this very location to negotiate treaties and ensure peaceful coexistence between settlers and Native American tribes. Today you can tour the preserved adobe buildings and see artifacts from this pivotal period in American expansion.
- The Buffalo Soldiers Connection: Fort Garland also holds the distinction of being home to the famous Buffalo Soldiers - African American cavalry troops of the 9th and 10th Cavalry who earned their nickname from Native Americans out of respect for their fierce fighting abilities. These elite soldiers patrolled the mountain passes and protected settlers throughout southern Colorado during the 1870S, earning their place as some of the most respected fighting units on the western frontier. Their legacy is preserved at the Fort Garland Museum, where you can learn about their courage and the challenges they faced serving in this remote region.
- San Luis - Colorado's Oldest Town: Thirty minutes southwest of your property lies San Luis, officially recognized as Colorado's oldest continuously inhabited town. Founded in 1851 by Hispanic settlers from Taos, New Mexico, under the auspices of the Sangre de Cristo Land Grant, San Luis predates Colorado statehood by over two decades. The town was laid out in classic Spanish colonial style with a central plaza and radiating streets, and many of its original adobe buildings still stand today. The R&R Market, operating since 1857, holds the distinction of being Colorado's oldest continuously operating business.
- Native American Sacred Lands: Long before European settlement, this valley was sacred to the Ute people, who used these mountains and valleys for centuries as seasonal hunting grounds and spiritual sites. Mount Blanca, visible from your property, holds special significance as one of the four sacred mountains marking the boundaries of traditional Navajo lands, known to them as Sisnaajini. Archaeological evidence throughout the valley indicates human habitation stretching back over 10,000 years, with petroglyphs, arrowheads, and other artifacts regularly discovered throughout the region.
- The Old Spanish Trail Connection: Your property sits along the northern route of the historic Old Spanish Trail, the trade route used from the 1700S through the mid-1800s to connect Santa Fe, New Mexico with Los Angeles, California. Traders would bring woven goods, wool, and mules westward, returning with horses and exotic California goods. You can still find subtle traces of wagon ruts and stone cairns marking this ancient commerce route on remote public lands, and the trail is now recognized as a National Historic Trail commemorating this early cross-continental trade.
- Mining Heritage and Ghost Towns: The surrounding Sangre de Cristo Mountains witnessed Colorado's mining boom, with prospectors scouring these peaks for gold and silver starting in the 1850S. While Costilla County didn't experience the massive booms of places like Cripple Creek, numerous small mining camps and prospects dot the high country. Remnants of this era - old mine shafts, rusting ore carts, and crumbling cabins - can still be found hidden in remote valleys, creating fascinating destinations for modern-day explorers and a tangible connection to Colorado's mining heritage.
- Railroad and Transportation Legacy: The arrival of the Denver and Rio Grande Railroad in the late 1870S transformed the San Luis Valley, connecting this remote region to markets and civilization. The narrow-gauge line crossed La Veta Pass and established depot towns including nearby Blanca and Fort Garland. While the original tracks have been upgraded or removed, you can still trace the gentle curves of old railroad grades across the landscape, and some historic depot buildings have been preserved as museums and community centers, maintaining the connection to this crucial transportation era.
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Building And Development Options
- Maximum Building Flexibility Under Estate Residential Zoning: Your property's Estate Residential zoning gives you the freedom that most landowners only dream about. Unlike restrictive city lots or Hoa-Controlled subdivisions, you can build exactly what you want, when you want it, without architectural committees or nosy neighbors dictating your choices. The minimum dwelling size is just 600 square feet - perfect for tiny home enthusiasts - while there's no maximum limit, so you can build everything from a cozy cabin to a sprawling mountain estate.
- Manufactured Home Welcome Policy: Costilla County takes a practical, common-sense approach to housing that many other Colorado counties have abandoned. Manufactured homes built in 1976 or newer are explicitly allowed and welcomed, as long as they meet the 600-Square-Foot minimum and are properly installed on permanent foundations. This opens affordable housing options that can get you living on your land quickly while you plan and save for a larger custom home later. Many property owners start with a quality manufactured home and add custom additions over time.
- Two-Home Advantage: Here's something most people don't realize - your zoning actually allows for two separate dwellings on your 5.32-Acre lot. You can build a main residence and a separate guest house, mother-in-law suite, or caretaker's quarters. This creates incredible flexibility for multi-generational living, rental income opportunities, or simply having a dedicated workshop space with living quarters. Many property owners use this provision to build a small cabin first for immediate use, then add the main house later.
- RV and Camping Paradise: While you're planning and building, Costilla County's generous camping and RV policies let you enjoy your land immediately. You can camp on your property for 14 days every three months with no permit required - perfect for weekend getaways and extended vacations. For longer stays, you can obtain temporary RV occupancy permits allowing up to 180 days annually, renewable while you're building your permanent home. This means you can live on-site in your RV while overseeing construction, saving thousands in temporary housing costs.
- Unlimited Accessory Structures: Your property allows unlimited outbuildings including garages, workshops, barns, greenhouses, storage sheds, and equipment buildings. Many property owners build a large pole barn first to store construction materials, tools, and vehicles, then use it as workshop space after their home is completed. These structures don't count toward your minimum dwelling size, so you could have a 600-Square-Foot cabin as your main home plus thousands of square feet of workshop and storage space.
- Well and Septic Independence: Developing your property means installing your own water and sewer systems, giving you complete independence from municipal utilities and their monthly bills. Domestic wells are allowed on your property through the Colorado Division of Water Resources, with typical depths ranging from 150-300 feet depending on location. The McGinty fine sandy loam soil on your property is ideal for septic systems, providing excellent drainage characteristics that make conventional septic installation straightforward and cost-effective.
- Solar Power Paradise: Your location at 8,100 feet elevation with over 300 sunny days annually makes this one of the best solar power locations in the entire United States. The high altitude increases solar panel efficiency, while the abundant sunshine provides consistent energy generation year-round. Many property owners install solar systems that completely eliminate electric bills while providing all the power needed for modern living including refrigeration, lighting, electronics, and power tools. Battery storage systems allow 24/7 power availability even during extended cloudy periods.
- Building Timeline Freedom: Unlike many jurisdictions that pressure property owners with arbitrary building deadlines, Costilla County allows you to develop your land at your own pace. There's no requirement to build within any specific timeframe, so you can buy now and build when it fits your budget and life circumstances. Property taxes remain extremely low on undeveloped land - often under $300 annually - making it affordable to hold land long-term while you plan your perfect mountain retreat.
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Climate And Terrain
- Perfect Four-Season Mountain Climate: At 8,100 feet elevation, your property enjoys what many consider Colorado's ideal climate - high enough to escape the heat and humidity of lower elevations, but not so high that winter becomes unbearable. Summer days typically reach comfortable mid-70s with cool nights in the 40s, creating perfect sleeping weather without air conditioning. The dry air means even 80-degree days feel comfortable, and shade provides immediate relief from the sun.
- Winter Mountain Living: Winters here are cold but manageable, with daytime highs often reaching the 30s and abundant sunshine that makes even cold days feel warmer. The valley typically receives 30-50 inches of snow annually - enough to create a beautiful winter wonderland without the heavy snow loads that plague higher elevations. The dry snow and frequent sunshine mean that snow on dark surfaces melts quickly, keeping roads and driveways more manageable than in wetter climates.
- Spring Wildflower Explosion: Spring in the San Luis Valley is absolutely spectacular, with wildflowers carpeting the meadows and hillsides in waves of color that change weekly as different species bloom. Purple lupine, Indian paintbrush, and dozens of other native flowers create natural gardens that rival any landscaped property. The longer days and warming soil make this an ideal time for construction projects and outdoor work.
- Monsoon Season Adventure: Summer brings the famous southwestern monsoon pattern, where clear morning skies build into dramatic afternoon thunderstorms that provide most of the year's precipitation. These brief but intense storms create incredible lightning displays, dramatic rainbows, and the sweet smell of rain on sage that locals call petrichor. The storms usually pass quickly, leaving clear skies and cool evenings perfect for outdoor activities.
- Exceptional Soil Conditions: Your property features McGinty fine sandy loam soil, professionally classified by Usda soil surveys and considered ideal for rural development. This soil type provides excellent drainage characteristics that prevent flooding and foundation problems, while also being perfect for septic system installation. The 3-9% slopes across your property create natural drainage patterns while remaining gentle enough for easy construction without expensive grading.
- Geological Stability: The San Luis Valley sits on ancient Valley Fill formation - 21,000 feet of stable sedimentary deposits accumulated over millions of years. This creates one of Colorado's most geologically stable regions, with no significant earthquake risk or active fault lines. The bedrock provides excellent foundation support for any size structure, from tiny homes to large custom residences, while the stable geology ensures long-term building integrity.
- Superior Drainage and Flood Protection: Your elevated position on gentle rolling terrain ensures excellent natural drainage with no flooding concerns. The McGinty fine sandy loam soil allows water to percolate efficiently, preventing standing water even after heavy rains. The Feedline Canal that borders your property is engineered for controlled water flow, not prone to flooding, and actually enhances the property's drainage characteristics while providing the unique water feature.
- Wind Patterns and Energy Potential: The San Luis Valley experiences steady but moderate winds, typically from the west or southwest, especially during spring afternoons. These daily breezes provide natural cooling during summer months while offering potential for small wind energy systems. The open terrain and elevated position make your property suitable for wind turbines to supplement solar power systems, creating a completely renewable energy setup for off-grid living.
- Building-Friendly Topography: The gentle rolling terrain across your 5.32 acres provides multiple ideal building sites with different orientations and views. You can choose southern exposure for maximum solar gain and passive heating, or orient your home to capture sunrise views over Mount Blanca or sunset views across the valley. The varied topography allows for creative home placement, potentially including walk-out basement designs that take advantage of the natural slope.
- Microclimate Advantages: The combination of high elevation, abundant sunshine, and low humidity creates a unique microclimate that's both healthy and comfortable. The thin air and intense UV radiation mean you'll tan quickly but also need sun protection, while the low humidity prevents the muggy conditions common in lower elevations. Many people with respiratory issues find the clean, dry air beneficial, and the high elevation is known to improve cardiovascular fitness over time.
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Off-Grid Living Potential
- Complete Energy Independence: Your property sits in one of America's premier solar energy locations, where over 300 sunny days annually and high altitude combine to create ideal conditions for renewable energy systems. The thin air at 8,100 feet allows solar panels to operate more efficiently than at sea level, while the abundant sunshine provides consistent energy generation even during winter months. Many property owners install solar arrays that completely eliminate electric bills while providing enough power for all modern conveniences including refrigeration, lighting, electronics, and power tools.
- Water Security Through Multiple Sources: Domestic wells are permitted on your property through the Colorado Division of Water Resources, with typical depths ranging from 150-300 feet depending on your exact location and seasonal water table variations. Well water in this region is consistently excellent quality - cold, clear mountain groundwater that often requires little or no treatment before consumption. For those wanting to minimize upfront costs, cistern systems offer an alternative where you can install a 1,500-2,000 gallon storage tank and either haul water yourself or have it delivered by local water services.
- Advanced Septic Solutions: The McGinty fine sandy loam soil on your property provides ideal conditions for conventional septic systems, with excellent percolation characteristics that handle wastewater efficiently and safely. Standard septic installations typically cost $5,000-8,000 and require minimal maintenance once properly installed - usually just pumping every 3-5 years. For those interested in alternative waste management, Costilla County has shown openness to composting toilet systems and greywater recycling when properly designed and permitted.
- Propane Integration for Complete Off-Grid Living: Many successful off-grid homeowners use propane for cooking, hot water heating, and backup power generation, creating a reliable energy system that doesn't depend on sunshine or wind. Propane delivery services cover the entire San Luis Valley, and modern propane appliances are incredibly efficient and reliable. A typical 500-Gallon propane tank can provide cooking fuel for a family for an entire year, while also powering a backup generator during extended cloudy periods.
- Internet and Communication Solutions: Staying connected while living off-grid has never been easier, thanks to modern satellite internet services like Starlink that provide high-speed broadband capable of supporting remote work, video streaming, and video calls. With a clear view of the northern sky, a Starlink dish can deliver 100+ Mbps internet speeds that rival urban connections. Cellular coverage is generally good across the valley floor, providing reliable phone service and backup internet through mobile hotspots.
- Food Production and Storage Capabilities: The long growing season and intense mountain sunshine make your property excellent for food production through traditional gardening, greenhouse systems, or raised bed cultivation. Many off-grid homeowners install root cellars or underground storage areas that maintain consistent temperatures for long-term food storage without refrigeration. The dry climate is ideal for food dehydration and preservation, while the cold winters provide natural refrigeration for meat storage and processing.
- Backup Systems and Redundancy: Successful off-grid living relies on having backup systems for critical needs. Most property owners install backup generators powered by propane or gasoline for extended cloudy periods when solar production is limited. Wood heating stoves provide backup heat that doesn't rely on electricity, while also creating the cozy ambiance that makes mountain living special. Multiple water sources - perhaps a well plus a cistern - ensure you're never without this essential resource.
- Year-Round Comfort Without Utility Bills: Modern off-grid systems can provide every comfort of grid-tied living including hot showers, flush toilets, washing machines, dishwashers, and entertainment systems, all without monthly utility bills. The key is proper system sizing and energy management, which many local contractors now specialize in after years of experience helping property owners in this area achieve complete energy independence. After the initial investment in solar, batteries, and backup systems, many homeowners enjoy virtually free utilities for decades.
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Investment And Market Analysis
- Exceptional Value in Colorado's Land Market: Your property represents outstanding value in Colorado's increasingly expensive real estate market, where mountain properties with similar views and recreation access typically cost ten times more in popular areas like Park County or Summit County. At current pricing levels, you're acquiring 5.32 acres of prime mountain property for less than the cost of a typical city lot in Colorado Springs or Denver. This value gap creates tremendous appreciation potential as more buyers discover the San Luis Valley's combination of affordability and natural beauty.
- Population Growth Driving Demand: Colorado continues adding over 1,000 new residents monthly, creating sustained demand for affordable mountain properties that offer an alternative to expensive Front Range living. The Covid-19 pandemic accelerated remote work trends that make rural living feasible for professionals who previously needed to live near urban job centers. This demographic shift particularly benefits areas like Costilla County that offer mountain lifestyle at affordable prices, as more people realize they can live their dream lifestyle without sacrificing modern conveniences.
- Infrastructure Improvements Supporting Values: Recent infrastructure improvements throughout the San Luis Valley, including expanded cellular coverage, improved internet access through services like Starlink, and better road maintenance, have made rural living more attractive to a broader range of buyers. These improvements reduce the barriers that previously limited demand for remote properties, while the county's pro-development policies encourage responsible growth that enhances property values without destroying the area's rural character.
- Tourism and Recreation Economy Growth: The outdoor recreation economy continues expanding throughout Colorado, with Great Sand Dunes National Park attracting over 500,000 visitors annually and growing interest in lesser-known destinations like the Sangre de Cristo Mountains. This tourism growth creates potential revenue opportunities for property owners through vacation rentals, hunting outfitters, or adventure tourism services, while also supporting local businesses and infrastructure that benefit all residents.
- Limited Supply Meeting Growing Demand: While the original 1970S subdivisions created thousands of platted lots, the rate of actual development has accelerated significantly in recent years as more lots transition from vacant land to developed homesites. Every property that gets developed reduces the supply of available lots while demonstrating the area's viability, creating upward pressure on remaining vacant land prices. Your property's desirable features - including the water feature and excellent access - position it among the most attractive remaining lots.
- Investment Flexibility and Options: Land ownership in Costilla County offers multiple investment strategies, from simple buy-and-hold appreciation to active development for rental income or resale profit. The low annual carrying costs - typically under $300 in property taxes for vacant land - make long-term holding affordable, while the permissive zoning and building policies support various development approaches. Some investors purchase multiple lots to create larger estates, while others focus on developing individual properties for maximum value enhancement.
- Comparison to National Land Markets: Similar mountain properties in other western states typically cost significantly more, particularly in popular areas of Wyoming, Montana, or Utah where comparable acreage often sells for $50,000-100,000 or more. Colorado's combination of recreation opportunities, cultural amenities, and economic stability makes it a premium location, yet the San Luis Valley remains one of the last affordable entry points into Colorado mountain land ownership.
- Long-Term Appreciation Potential: Historical data shows that Colorado land values have consistently outpaced inflation over multi-decade periods, driven by population growth, limited developable land supply, and the state's economic diversification. While short-term fluctuations occur, the fundamental drivers supporting Colorado real estate - including natural beauty, recreation opportunities, business-friendly policies, and quality of life - remain strong and suggest continued appreciation potential for well-located properties like yours.
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Community And Services
- Close-Knit Rural Community Values: The San Luis Valley maintains the authentic rural community spirit that's been lost in many parts of Colorado, where neighbors still look out for each other and traditional values like self-reliance, hard work, and mutual assistance remain strong. Property owners in Sangre de Cristo Ranches often become part of an informal network that shares information about contractors, helps with projects, and provides the security that comes from having trusted neighbors even when they're not right next door.
- Fort Garland Services and Amenities: Just five minutes from your property, Fort Garland provides essential services including a general store for groceries and supplies, gas station for fuel, and several local restaurants serving hearty southwestern cuisine including authentic green chile that locals swear by. The Fort Garland Museum draws visitors from around the world, creating a small but steady tourism economy that supports local businesses while preserving the area's historical character.
- Alamosa Regional Hub Access: Forty-five minutes northwest, Alamosa serves as the San Luis Valley's commercial and cultural center with full-service amenities including Walmart Supercenter, Home Depot, Safeway, and City Market for comprehensive shopping needs. The San Luis Valley Regional Medical Center provides full hospital services including emergency room, surgical facilities, and specialized care, while Adams State University brings cultural events, continuing education opportunities, and a youthful energy that balances the area's rural character.
- Emergency Services Coverage: Costilla County provides comprehensive emergency services including sheriff's department coverage, volunteer fire departments, and emergency medical services coordinated through county dispatch. Response times vary based on location and weather conditions, but the rural emergency services network is staffed by locals who know the area intimately and have specialized equipment for mountain and rural rescues. The county also maintains an emergency alert system for weather warnings and public safety notifications.
- Medical and Healthcare Access: In addition to the full hospital in Alamosa, the San Luis Clinic in San Luis provides family medicine and urgent care services about 30 minutes from your property. For specialized medical needs, Colorado Springs and Denver offer world-class medical facilities within a reasonable drive. Many residents appreciate having basic medical services locally while knowing that major medical centers are accessible when needed.
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Seasonal Activities And Conclusion
- Spring Awakening and Wildlife Spectacle: Spring in the San Luis Valley brings one of Colorado's most spectacular natural shows, as wildflowers carpet the meadows in waves of purple lupine, red Indian paintbrush, and dozens of other native species that create natural gardens rivaling any landscaped property. This is also prime wildlife viewing season, when elk herds move through the valley during migration and bears emerge from winter hibernation. The longer days and warming soil make spring ideal for construction projects and outdoor activities after winter's indoor confinement.
- Summer Mountain Paradise: Summer brings perfect mountain weather with warm days, cool nights, and minimal humidity that makes every outdoor activity more enjoyable. This is prime camping season on your property, whether you're staying in an RV while building or simply enjoying weekend getaways. The summer monsoon pattern creates dramatic afternoon thunderstorms that provide natural entertainment and most of the year's precipitation, followed by clear evenings perfect for stargazing under some of America's darkest skies.
- Fall Hunting and Harvest Season: Autumn transforms the San Luis Valley into a hunter's paradise, with multiple elk seasons, deer hunting opportunities, and small game seasons that can keep outdoor enthusiasts busy from September through December. The fall also brings spectacular aspen displays in the surrounding mountains, creating photography opportunities and scenic drives that attract visitors from across the region. Cool, stable weather makes fall an excellent time for construction and outdoor projects.
- Winter Solitude and Adventure: Winter in the San Luis Valley offers a different kind of beauty, with snow-covered peaks creating dramatic contrasts against the high desert landscape. While temperatures are cold, the abundant sunshine and dry air make winter days more comfortable than in humid climates. This is the season for planning next year's projects, enjoying the solitude that comes with rural living, and appreciating the stark beauty of the mountain desert landscape under snow.
Your 5.32-Acre property in Sangre de Cristo Ranches represents more than just a real estate investment - it's your opportunity to own a piece of authentic Colorado mountain country where you can live free from the constraints and complications of urban life. Whether you're seeking a weekend retreat, a retirement haven, or a full-time homestead, this property offers the space, freedom, and natural beauty to make your mountain dreams a reality. With its unique water feature, excellent access, spectacular mountain views, and unlimited development potential, this property won't remain available long in today's competitive Colorado land market.
The details provided in this property listing are believed to be reliable but are not warranted. Prospective buyers should perform their own research and verification of all information before making purchase decisions.
Land Maps & Attachments
Directions to Land
From downtown Fort Garland, head south on 5th Ave, then turn left onto Pfeiffer Ave.
Turn left on 4th Ave, then turn right onto CO-159 South (Miranda Ave).
Continue on CO-159 South for about 1.7 miles.
Turn left onto Dodson Rd and follow for 0.6 miles.
Turn left onto Herbert Rd and continue for about 194 ft to the property (destination will be on the right).
More Land Details
More Land from Jon and Valari Burnett
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