Mountain Views Owner Financing
Fort Garland, CO 81133
Costilla County, Colorado
Land Description
Live the way your want on your very own 5.12 acres in Costilla County, Colorado. Here, you can build, camp, explore, hike, fish, play, and enjoy yourself until your heart's content. If spending time outdoors is something you love, then this is the place for you. If you like to fish, the Mountain Home Reservoir is a mere 2.8 miles away. If you like to play and sand-surf, the Great Sand Dunes National Park and Preserve is only 30.2 miles. If hiking is your thing, the Sangre de Cristo Mountain Range is a mere 34.7 miles. When you need supplies, you have your choice of towns: Fort Garland (4.2 miles), Blanca (8.8 miles), and San Luis (19.7 miles).
There are only two immediate neighbors, and with power poles just around the corner, building will be much easier and cheaper. The terrain is mostly flat, with a shallow slope towards the back and a possible seasonal rivulet; the ground is covered mainly with brush and shrubs. With only a few small trees, the gorgeous 360-Views of Mount Blanca and the Sangre de Cristo Mountain Range are unobstructed and brilliant. You'll want a lot of windows.
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: $238/Month for 96 months
Property Details:
- Subdivision: Sangre de Cristo Ranches
- State: Colorado
- County: Costilla
- Zip: 81133
- Size: 5.12 acres
- Parcel: 70270060
- Legal Description: S.D.C.R. Unit X BLK 184 Lot 3236 ) Cont 5.005 AC (WD 266-340& 341)
- Approximate Lat/Long Coordinates:
37°24'41.34"N, 105°22'39.10"W
37°24'43.42"N, 105°22'35.37"W
37°24'38.51"N, 105°22'31.10"W
37°24'36.55"N, 105°22'35.11"W
- Annual Taxes: Approximately $230/Year
- Zoning: Vacant Residential Lot
- 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
- Improvements: None
- Access: Romnes Rd
- Water: Would be by well or holding tank
- Sewer: Would be by septic
- Utilities: None on/near the property. Contact: Xcel Energy
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
- Eastern San Luis Valley Paradise: Your 5.12-Acre sanctuary sits in the heart of Colorado's legendary San Luis Valley, the largest high-altitude valley in the world at nearly 8,000 square miles. This massive mountain-ringed basin stretches over 120 miles north to south and 50 miles east to west, creating an almost otherworldly sense of space and freedom. At 7,800 feet elevation, you're living above the smog and stress of lower elevations, breathing some of the cleanest air in North America while enjoying over 300 days of brilliant sunshine annually.
- Sangre de Cristo Mountain Backdrop: The property's eastern horizon is dominated by the spectacular Sangre de Cristo Mountains - "Blood of Christ Mountains" - named by Spanish explorers for their dramatic crimson alpenglow at sunrise and sunset. This magnificent range stretches over 100 miles from north to south, forming an unbroken wall of peaks that rise over 6,000 feet directly from the valley floor. Mount Blanca, Colorado's fourth-highest peak at 14,345 feet, towers majestically just 34 miles northeast of your property, creating daily sunrise shows that'll make you forget all about television.
- Strategic Sangre de Cristo Ranches Location: You're positioned in one of the most desirable sections of the famous Sangre de Cristo Ranches subdivision, established in the 1970S as a premier mountain living community. This location gives you the perfect balance between privacy and accessibility - only two immediate neighbors provide plenty of elbow room, while power lines nearby mean you can connect to the grid if you choose. The flat terrain with gentle slopes makes building straightforward and affordable, whether you're planning a simple cabin or an elaborate mountain estate.
- Four Corners Region Access: Your property places you at the crossroads of the American Southwest, with easy access to four states' worth of adventure. Colorado's most spectacular attractions are practically in your backyard, while New Mexico's cultural treasures and ancient history are just an hour south. Utah's red rock country is a day trip west, and Arizona's desert wonders are within weekend range. This central location makes your property the perfect base camp for exploring the entire Southwest.
- Transportation and Accessibility: Despite feeling completely off the beaten path, you're surprisingly well-connected to civilization when needed. Highway 160 runs just 4 miles north through Fort Garland, providing your main east-west corridor. This well-maintained highway takes you east over La Veta Pass to Interstate 25 and the Front Range cities, or west through the San Juan Mountains to Durango and the Four Corners region. Highway 285 is accessible via short connecting roads, offering a scenic north-south route through Colorado's mountain parks.
- Historic Corridor: Your property sits along one of America's most historic corridors, where Spanish conquistadors, Native American tribes, mountain men, and pioneers all traveled for centuries. The Old Spanish Trail passed through this area, connecting Santa Fe with California from the 1700S through the 1800S. Los Caminos Antiguos Scenic Byway - "The Ancient Roads" - follows these historic routes today, with interpretive signs telling the stories of exploration, trade, and settlement that shaped the American West.
- Nearby Communities and Services: Fort Garland (4.2 miles) provides your nearest services with a grocery store, gas station, post office, and the famous Fort Garland Museum where Kit Carson made his final military stand. The historic town maintains its frontier character while offering modern necessities. Blanca (8.8 miles) adds additional services and sits directly beneath the imposing Mount Blanca massif. San Luis (19.7 miles) - Colorado's oldest continuously inhabited town - offers a fascinating glimpse into Hispanic culture and traditional New Mexican architecture.
- Regional Hub Access: When you need big-city amenities, Alamosa (45 minutes northwest) serves as the San Luis Valley's commercial and cultural center. This college town of 10,000 offers everything from Walmart and Home Depot to a full-service hospital and Adams State University. For even more extensive services, Colorado Springs lies 2.5 hours northeast, while Denver International Airport is 4 hours away - close enough for day trips but far enough to maintain your mountain sanctuary's peace and quiet.
- Climate and Geography Advantages: The eastern San Luis Valley enjoys a unique microclimate that's both high and dry - perfect for year-round outdoor living. Your 7,800-Foot elevation provides cool summer nights and moderate winter temperatures, while the valley's wide-open spaces allow dramatic weather patterns to pass through quickly rather than lingering. The Sangre de Cristo Mountains to the east often block or moderate severe weather systems, while the San Juan Mountains to the west create spectacular sunset displays across the valley floor.
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Recreational Opportunities
- World-Class Fourteener Access: Your property provides unparalleled access to Colorado's famous 14,000-Foot peaks, with ten fourteeners within a 50-mile radius. Mount Blanca (14,345 feet) dominates your eastern skyline and offers multiple climbing routes from gentle Class 1 hiking to technical Class 4 scrambling. The Blanca massif alone includes four separate fourteeners: Blanca Peak, Little Bear Peak, Mount Lindsey, and Ellingwood Point. Each peak provides a different challenge and reward, from Little Bear's notorious loose rock to Blanca's spectacular summit views across three states.
- Sangre de Cristo Wilderness Adventures: The 220,000-Acre Sangre de Cristo Wilderness begins just 20 minutes from your property, offering unlimited backcountry exploration without crowds. Over 50 pristine alpine lakes dot the high country, connected by 100 miles of maintained trails that lead through every life zone from piñon-juniper woodlands to alpine tundra above treeline. The wilderness permits unlimited camping with proper permits, allowing multi-day backpacking adventures through some of Colorado's most spectacular and least crowded terrain.
- Great Sand Dunes National Park: Just 30 miles north lies one of America's most unique national parks - towering sand dunes rising 750 feet above the valley floor. These are the tallest sand dunes in North America, created by winds carrying sand from the valley floor against the Sangre de Cristo Mountains for over 440,000 years. Spring and early summer bring the magical experience of Medano Creek flowing at the base of the dunes, creating a natural beach playground where kids can splash in mountain snowmelt while parents sandboard down massive dunes.
- Mountain Home Reservoir Paradise: Your closest major recreation destination sits just 2.8 miles away - Mountain Home Reservoir's 19,500 acre-feet of crystal-clear mountain water. This premier fishing destination is regularly stocked with rainbow and brown trout, with many fish reaching 14-20 inches. The reservoir features boat ramps, picnic areas, and primitive camping spots where you can spend weekends fishing, boating, and enjoying spectacular mountain sunsets. Ice fishing in winter provides year-round angling opportunities when the reservoir freezes solid.
- Rio Grande River Access: The legendary Rio Grande River flows just 8 miles west of your property, offering world-class fly fishing for native Rio Grande cutthroat trout, rainbow trout, and brown trout. This historic waterway - the fourth-longest river in North America - begins in the nearby San Juan Mountains and provides hundreds of miles of fishing access through Gold Medal Waters sections. Float trips, wade fishing, and bank angling all produce excellent results in this mineral-rich mountain water.
- Winter Sports Wonderland: Wolf Creek Ski Area, Colorado's snow capital, lies just 2 hours west through scenic mountain highways. With over 430 inches of annual snowfall and 1,600 acres of skiable terrain, Wolf Creek offers some of the deepest powder skiing in Colorado. The area's high elevation and north-facing slopes hold snow well into May, providing one of Colorado's longest ski seasons. Backcountry skiing opportunities are unlimited directly from your property, with pristine bowls and couloirs accessible for experienced skiers.
- OHV and ATV Paradise: Thousands of acres of public land surrounding your property provide endless opportunities for off-highway vehicle exploration. Forest Service roads, BLM routes, and designated OHV areas offer everything from scenic drives to technical challenges. Many routes connect to high-country trails leading to abandoned mining claims, ghost towns, and spectacular overlooks. Your property provides the perfect base camp for multi-day OHV adventures with room to store trailers and equipment.
- Mountain Biking Adventures: The Rainbow Trail system passes near your property, offering access to nearly 100 miles of mountain biking through the Sangre de Cristo Mountains. This epic trail system connects multiple mountain passes and provides rides for every skill level, from gentle valley floor cruises to technical high-country single track. Local trail systems around Fort Garland and Blanca add dozens of additional riding options, many leading to historic mining sites and scenic overlooks.
- Rock Climbing and Mountaineering: The Sangre de Cristo Mountains offer unlimited rock climbing opportunities, from beginner-friendly crags to expert-only technical routes. The granite spires and limestone cliffs provide diverse climbing experiences, while the high peaks challenge serious mountaineers with long approaches and technical climbing. Local climbing guides operate from Alamosa and can introduce newcomers to the area's best routes and conditions.
- Photography and Stargazing: Your property's 7,800-Foot elevation and minimal light pollution create ideal conditions for both photography and astronomy. The San Luis Valley is considered one of the darkest areas in the continental United States, with Bortle Scale 2-3 dark skies that reveal the Milky Way in stunning detail. Sunrise and sunset photography opportunities are unlimited, with the dramatic Sangre de Cristo Mountains providing spectacular alpenglow displays year-round.
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Wildlife And Hunting
- Premier Elk Country: Your property lies within Game Management Unit 83, home to one of Colorado's largest and most famous elk herds - the legendary Trinchera elk population estimated at over 16,000 animals. This massive herd creates one of North America's greatest wildlife spectacles during fall migration, when hundreds of elk move through the valley in massive groups. September brings the excitement of the rut, when bulls bugle across the landscape in haunting displays that echo off the surrounding mountains. The success rates for elk hunting in Unit 83 consistently rank above state averages, with trophy 6x6 bulls taken annually.
- Mule Deer Paradise: The high desert terrain provides perfect habitat for Rocky Mountain mule deer, with large herds visible year-round browsing the native vegetation. These magnificent animals sport the characteristic oversized ears and black-tipped tails, with mature bucks growing impressive antlers that can span over 30 inches. Dawn and dusk viewing opportunities are exceptional, with deer commonly seen feeding in open meadows and along seasonal drainages. The combination of private land and nearby public hunting areas creates excellent opportunities for trophy buck hunting.
- Pronghorn Antelope Speed Demons: North America's fastest land animal thrives in the valley's open grasslands and sagebrush flats, with pronghorn capable of reaching speeds over 60 mph. These unique animals - more closely related to giraffes than true antelope - provide exciting viewing as they race across the landscape in small bands. Their incredible eyesight and speed make them one of the most challenging hunting targets in North America, requiring patience and skill to approach within range.
- Black Bear Adventures: The foothills and mountain areas support a healthy population of black bears, ranging from cinnamon-colored to coal black. These intelligent omnivores occasionally wander down into the valley, particularly during late summer when they're seeking food before winter hibernation. Proper food storage and awareness are essential, but bear encounters add excitement to mountain living. Fall bear hunting seasons provide opportunities for those seeking this ultimate mountain trophy.
- Mountain Lion Territory: The ultimate predator of the Rocky Mountains, mountain lions inhabit the rough terrain of the nearby Sangre de Cristo Mountains. These magnificent cats rarely show themselves, preferring to hunt deer and elk under cover of darkness. Finding fresh tracks or kill sites adds an element of wilderness awareness to every hike, knowing you're sharing the landscape with America's largest cat. Licensed hunting with guides and hounds is available for those seeking this rare trophy.
- Wild Horse Heritage: The San Luis Valley supports several herds of wild horses, descendants of Spanish colonial stock that have roamed these ranges for over 300 years. Wild Horse Mesa, located near Sanchez Reservoir, provides the best viewing opportunities for these living symbols of the American West. Watching a band of mustangs gallop across the open range creates an unforgettable connection to frontier history.
- Bird Watching Paradise: The valley's position along major migratory flyways creates exceptional birding opportunities year-round. Golden eagles soar daily on thermals, hunting prairie dogs and rabbits while performing spectacular aerial courtship displays. Bald eagles winter along the Rio Grande, fishing for trout and perching in massive cottonwood trees. The spring migration brings tens of thousands of sandhill cranes, creating some of Colorado's most spectacular wildlife viewing as massive flocks fill the sky with their distinctive calls.
- Upland Game Birds: Wild turkeys inhabit the brushy areas and stream bottoms, with large gobblers strutting during spring mating season and providing excellent hunting opportunities. Blue grouse live in the higher elevations among aspen and conifer forests, while white-tailed ptarmigan - Colorado's state bird - inhabit the alpine zones above treeline. These game birds provide challenging hunting and excellent table fare for sportsmen.
- Waterfowl Migration: The valley's reservoirs and the Rio Grande corridor attract ducks and geese during spring and fall migrations. Mountain Home Reservoir, just 2.8 miles from your property, serves as a stopover point for mallards, teal, pintails, and Canada geese. Early morning and evening flights provide excellent hunting opportunities, while wildlife viewing is spectacular during peak migration periods.
- Small Game and Predators: Cottontail rabbits thrive in the brushy areas, providing excellent small game hunting and important prey for larger predators. Coyotes are abundant and vocal, with their evening chorus echoing across the valley in haunting symphonies. These intelligent predators provide year-round hunting opportunities and help maintain the natural balance of small game populations. Red foxes add another predator to the mix, their beautiful russet coats creating stunning photography opportunities.
- Fishing Wildlife: The area's waters support not just trout but also northern pike, walleye, and warm-water species in larger reservoirs. These aggressive predators provide exciting fishing action and help maintain balanced aquatic ecosystems. The presence of healthy fish populations attracts fishing-dependent wildlife including herons, ospreys, and various waterfowl species.
- Trophy Hunting Opportunities: Unit 83's reputation for producing trophy animals extends beyond elk to include large mule deer bucks, with several Boone and Crockett entries recorded from the area. The combination of excellent habitat, reasonable hunting pressure, and good game management creates ideal conditions for animals to reach maturity. Many hunters return year after year, developing intimate knowledge of game patterns and behavior that increases success rates.
- Sangre de Cristo Ranches Hunting Access: Property owners in the Sangre de Cristo Ranches subdivision enjoy special access to over 5,000 acres of common area designated for hunting and recreational use. This shared greenbelt provides additional hunting opportunities beyond public lands, with less pressure and excellent game populations. The concept mirrors traditional Spanish land grant practices where community members shared hunting and grazing rights on common lands.
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Historical Significance
- Where Colorado Began: Your property sits in the heart of what Costilla County proudly calls "Where Colorado Began" - the first area in present-day Colorado to be permanently settled by European colonists. The San Luis Valley's recorded history stretches back to 1540 when Spanish explorer Francisco Vásquez de Coronado led his expedition through the Southwest searching for the legendary Seven Cities of Gold. While Coronado's party likely skirted the valley's edges, Spanish influence took deep root here long before American settlement pushed west from the Great Plains.
- Spanish Colonial Heritage: In 1851, Hispanic settlers from Taos, New Mexico established San Luis - now recognized as Colorado's oldest continuously inhabited town. These pioneers came under the auspices of the Sangre de Cristo Land Grant, a vast Mexican land grant that allowed families to farm, ranch, and use common areas for grazing and timber harvesting. Many of these 19th-century rights are still honored today, with descendants of original land grant families retaining privileges to gather firewood and graze livestock on certain common lands in the Culebra Range.
- Native American Legacy: Long before Spanish colonization, the San Luis Valley served as sacred hunting grounds for several Native American tribes, primarily the Ute people who roamed these mountains and valleys for over 1,000 years. Archaeological evidence throughout the valley - including ancient petroglyphs, arrowheads, and primitive tools - indicates human habitation stretching back over 10,000 years. Mount Blanca holds special spiritual significance as Sisnaajini, one of the four sacred mountains marking the boundaries of traditional Navajo territory.
- Kit Carson's Final Command: Fort Garland, established in 1858 just 4.2 miles from your property, represents one of Colorado's most significant frontier military posts. The fort's most famous commander was legendary frontiersman Kit Carson, who served as commandant from 1866 to 1867. Carson worked from Fort Garland to negotiate peace treaties with Ute tribes and ensure stable coexistence in the valley. The fort also housed the Buffalo Soldiers - African American cavalry troops of the 9th and 10th Cavalry - who earned respect from Native Americans for their fierce fighting abilities and professional conduct.
- Old Spanish Trail Corridor: Your property lies along the historic Old Spanish Trail, a major trade route connecting Santa Fe, New Mexico with Los Angeles, California from the 1700S through the mid-1800s. Traders transported woven goods, wool, and mules westward, returning with horses and exotic California merchandise. Los Caminos Antiguos Scenic Byway follows portions of this ancient route today, with interpretive signs marking historical sites and explaining the cultural exchange that occurred along these mountain corridors.
- Railroad Revolution: The arrival of the Denver and Rio Grande Railroad in the late 1870S transformed the San Luis Valley from an isolated frontier region into a connected part of Colorado Territory. Narrow-gauge tracks crossed La Veta Pass and spread across the valley floor, with Fort Garland becoming an important rail stop connecting Pueblo and the eastern plains with Alamosa and the rich mining districts of the San Juan Mountains. The railroad revolutionized transportation of agricultural products, livestock, and goods throughout Costilla County.
- Mining Heritage: During the late 1800S mining boom, prospectors scoured the Sangre de Cristo Mountains for gold and silver deposits. While Costilla County didn't experience the massive mining rushes of Cripple Creek or Leadville, several productive mines operated in the high country. Remnants of mining camps, ore processing facilities, and miners' cabins can still be found in remote mountain valleys. The Grayback Mining District produced significant quantities of silver and gold, with over 48 documented mines recorded by the U.S. Geological Survey.
- Civil War Connections: Colorado Territory played a crucial role in the Civil War's western theater, with Fort Garland serving as a training ground for Colorado volunteers who marched south to fight Confederate forces at the Battle of Glorieta Pass, New Mexico. This engagement, often called the "Gettysburg of the West," ended Confederate hopes of capturing Colorado's gold fields and securing a route to California's ports and resources.
- Hispanic Cultural Preservation: The San Luis Valley maintains the strongest concentration of traditional Hispanic culture in Colorado, with customs, architecture, and agricultural practices dating back centuries. Traditional acequia irrigation systems - community-managed water distribution networks brought from Spain via Mexico - still function today exactly as they did 400 years ago. Religious traditions including the annual pilgrimage to the Stations of the Cross shrine on Mesa de los Santos continue to draw thousands of participants each year.
- Revolutionary Land Grant System: The original Sangre de Cristo Land Grant covered nearly one million acres and represented one of the last Mexican land grants issued before the Treaty of Guadalupe Hidalgo transferred the territory to the United States. This massive grant allowed communal use of forests and grazing lands, a tradition that influenced the development of shared common areas in modern subdivisions like Sangre de Cristo Ranches, where property owners enjoy access to over 5,000 acres of recreational land.
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Building And Development Options
- Estate Residential Zoning Freedom: Your 5.12-Acre parcel enjoys Estate Residential zoning that provides maximum building flexibility while preserving the area's rural character. This zoning designation allows one primary residence plus accessory structures without the restrictive covenants found in urban developments. You can build anything from a 600-Square-Foot cabin to an elaborate mountain estate, with the only limitations being basic safety requirements and reasonable setbacks from property lines.
- Multiple Building Site Options: The property's gently rolling terrain with 3-9 percent slopes provides several excellent building locations, each offering different advantages. The elevated areas near the front of the property maximize mountain views and provide natural drainage, while the flatter areas toward the back offer easier construction and potential for walk-out basement designs. The seasonal rivulet adds interesting water features and supports wildlife habitat while staying clear of optimal building zones.
- Manufactured Home Welcome: Colorado's mountain counties have embraced manufactured homes as an affordable path to mountain living, and Costilla County specifically allows manufactured homes built after 1976 on permanent foundations. Modern manufactured homes bear little resemblance to older mobile homes, featuring quality construction, energy efficiency, and architectural styles that blend seamlessly with site-built homes. This option provides immediate occupancy at a fraction of custom home costs.
- Tiny Home Paradise: The 600-Square-Foot minimum dwelling requirement makes this property perfect for the growing tiny home movement. Modern tiny homes on permanent foundations meet all building codes while providing efficient, sustainable living spaces that minimize environmental impact and construction costs. Many tiny home designs incorporate loft sleeping areas, outdoor living spaces, and creative storage solutions that maximize living space within the compact footprint.
- Off-Grid Building Advantages: The property's elevation, solar exposure, and wind resources create ideal conditions for off-grid construction. Solar panel systems operate at peak efficiency in the high-altitude, low-humidity environment with over 300 sunny days annually. The consistent breeze patterns support small wind generation systems, while the stable geology and well-draining soils accommodate septic systems and well drilling without complications.
- Accessory Structure Possibilities: Estate Residential zoning allows unlimited accessory buildings to support your mountain lifestyle. Popular additions include detached garages for vehicle and equipment storage, workshops for crafts and repairs, barns for livestock or hay storage, greenhouses for year-round food production, and guest cabins for visiting family and friends. Many property owners build accessory structures first to provide storage and shelter during main home construction.
- RV and Camping Flexibility: Costilla County's progressive camping regulations allow you to use your property immediately while planning and building your permanent home. Short-term camping permits allow 14 days every three months without any fees or applications. Long-term RV permits extend occupancy up to 180 days annually with basic utilities in place, perfect for owner-builders who want to live on-site during construction to save money and oversee the process personally.
- Foundation and Soil Advantages: The McGinty fine sandy loam soil composition provides excellent drainage and stable foundation conditions for any type of construction. This soil type handles moisture well, prevents basement flooding issues, and supports septic system leach fields without expensive engineering solutions. The gentle slopes eliminate expensive grading requirements while providing natural drainage away from building sites.
- Utility Connection Options: Power lines located "just around the corner" from your property provide affordable grid electricity connection if desired, though many owners choose solar independence instead. The proximity to existing infrastructure reduces connection costs significantly compared to remote properties requiring extensive line extensions. This gives you the flexibility to choose grid-tied, off-grid, or hybrid electrical systems based on your preferences and budget.
- Custom Design Freedom: Without HOA architectural committees or design review boards, you have complete creative freedom in designing your mountain home. Popular architectural styles in the area include log homes that blend with the forested setting, adobe and stucco designs that reflect Hispanic heritage, modern mountain contemporary with extensive glass to capture views, and traditional ranch styles that complement the western landscape. Local builders experienced in mountain construction can execute any architectural vision.
- Building Timeline Flexibility: Estate Residential zoning includes no mandatory construction deadlines, allowing you to build at your own pace without pressure or penalties. Many owners purchase land years before building, using it for recreation while planning their dream home and saving construction funds. This flexibility accommodates phased construction approaches, seasonal building schedules, and changing family or financial circumstances.
- Energy Efficiency Opportunities: The high-altitude location and temperature extremes make energy efficiency a priority for comfort and cost savings. Popular features include passive solar design with south-facing windows and thermal mass, super-insulated wall systems, radiant floor heating powered by solar or propane, and heat recovery ventilation systems. These features dramatically reduce utility costs while improving year-round comfort in the mountain climate.
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Climate And Terrain
- High Desert Mountain Climate: At 7,800 feet elevation, your property enjoys a classic high desert mountain climate characterized by dramatic temperature swings, abundant sunshine, and low humidity year-round. Summer days reach comfortable highs in the mid-70s to low 80s Fahrenheit, while nights cool dramatically into the 40s - perfect sleeping weather without air conditioning. This daily temperature swing prevents the oppressive heat found at lower elevations while maintaining comfortable daytime conditions for outdoor activities.
- Four Distinct Seasons: Mountain living means experiencing four dramatically different seasons, each with unique beauty and opportunities. Spring arrives with wildflower explosions across meadows and hillsides as snowmelt feeds seasonal creeks and the first green grass emerges. Summer brings perfect hiking weather, evening thunderstorms, and growing seasons for mountain gardens. Fall features spectacular aspen displays in golden yellows while hunting seasons fill freezers with natural, organic meat. Winter transforms the landscape into a snow-covered wonderland perfect for skiing, snowshoeing, and cozy fireside evenings.
- Sunshine Capital of Colorado: The San Luis Valley receives over 300 days of sunshine annually - more than San Diego, California - making it ideal for solar power systems and outdoor activities. The high elevation and thin atmosphere allow intense solar radiation that powers photovoltaic systems at peak efficiency while providing natural vitamin D and mood benefits. Even winter days are often bright and clear, with sunshine melting snow quickly from south-facing slopes and dark surfaces.
- Low Humidity Comfort: Desert-like humidity levels year-round eliminate the muggy discomfort of lower elevation summers and the bone-chilling dampness of humid winter climates. Low humidity means 80-degree days feel comfortable and shade provides immediate relief, while winter temperatures feel more moderate than the same readings in humid areas. This dry air also benefits people with respiratory conditions and arthritis while preserving materials and preventing mold issues.
- Precipitation Patterns: Annual precipitation averages 10-12 inches, with most falling as snow during winter months and afternoon thunderstorms in summer. The summer monsoon pattern brings dramatic afternoon storms with lightning displays, brief heavy rainfall, and spectacular rainbow displays across the valley. These storms typically clear quickly, leaving crisp air and refreshed vegetation. Winter snowfall provides essential moisture while creating a beautiful landscape for winter sports.
- Growing Season Considerations: The high elevation creates a short but intense growing season typically running from late May through early September - about 110 frost-free days. While this limits some agricultural options, it's perfect for cool-season crops like potatoes, lettuce, and root vegetables that thrive in mountain conditions. Many residents extend growing seasons with greenhouses, cold frames, and season extension techniques that allow fresh produce year-round.
- Wind and Weather Patterns: Prevailing winds generally flow from the west and southwest, bringing clean air from the mountains while preventing stagnant atmospheric conditions. Daily wind patterns typically feature calm mornings with afternoon breezes as valley heating creates natural circulation. These consistent wind patterns support small wind generation systems while helping cool summer temperatures naturally. Severe weather is relatively rare due to the surrounding mountains' protective effect.
- Natural Drainage Excellence: The property's gentle 3-9 percent slopes and sandy loam soil provide excellent natural drainage that prevents standing water, flooding, or foundation problems. The terrain naturally channels seasonal runoff away from building sites while maintaining soil moisture for vegetation. This drainage advantage eliminates expensive site preparation and water management systems required on flatter or clay soil properties.
- Geological Stability: The San Luis Valley sits on ancient bedrock formations that have remained stable for millions of years, creating ideal conditions for construction without earthquake or geological hazards. The Valley Fill formation consists of sedimentary deposits accumulated over geological time, providing stable foundation conditions for any size structure. This geological stability also contributes to excellent well water quality and predictable drilling conditions.
- Seasonal Weather Benefits: Each season brings distinct advantages for different activities and lifestyles. Spring offers mild temperatures perfect for construction and outdoor projects. Summer provides ideal conditions for gardening, hiking, and outdoor recreation. Fall delivers perfect hunting weather with crisp air and comfortable temperatures. Winter brings opportunities for skiing, ice fishing, and cozy indoor activities while maintaining access to essential services and supplies.
- Frost and Freeze Protection: Understanding frost patterns helps with landscaping and agricultural planning. Cold air drainage patterns move frost away from elevated building sites toward lower-lying areas, making proper site selection crucial for protecting gardens and water systems. Thermal mass from stone, concrete, or earth-sheltered designs helps moderate temperature swings and reduce heating costs during cold periods.
- Solar and Renewable Energy Climate: The combination of high elevation, low humidity, and abundant sunshine creates optimal conditions for renewable energy systems. Solar panels operate more efficiently in cool temperatures and thin atmosphere, while consistent wind patterns support small wind turbines. The stable weather patterns and predictable seasonal changes allow accurate energy system sizing and battery storage planning for year-round off-grid living.
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Off-Grid Living Potential
- Solar Power Paradise: Your property's 7,800-Foot elevation and 300+ annual sunshine days create ideal conditions for solar energy independence. The thin mountain atmosphere allows maximum solar radiation to reach photovoltaic panels, while cool temperatures increase panel efficiency compared to hot desert installations. A properly sized solar array with battery storage can easily power a modern mountain home with all conveniences including refrigeration, lighting, electronics, and power tools. The consistent daily sunshine pattern allows predictable energy generation for system planning.
- Wind Energy Supplement: The valley's natural wind patterns provide excellent opportunities for small wind turbine installations to complement solar systems. Average wind speeds of 10-12 mph offer consistent generation potential, particularly during winter months when solar production decreases. Wind energy typically picks up during evening hours when solar production stops, creating a natural complement for 24-hour power generation. Elevated building sites on your property maximize wind exposure while minimizing turbulence from terrain features.
- Water Independence Options: Domestic well permits are readily available from the Colorado Division of Water Resources for household use, small gardens, and limited livestock watering. Average well depths in the area range from 150-300 feet depending on specific location, with excellent water quality from mountain aquifers. Alternative water systems include cistern storage with periodic water hauling from municipal sources in San Luis or Alamosa - a cost-effective option that many property owners use successfully for years.
- Waste Management Solutions: The sandy loam soil composition provides excellent conditions for conventional septic systems with standard leach fields. Percolation tests in this soil type typically show good drainage rates without requiring expensive engineered systems. Alternative waste management options include composting toilets combined with greywater systems for those seeking maximum sustainability. The county approves various waste management approaches as long as they meet basic health and safety standards.
- Food Production Capabilities: The high altitude growing season supports cool-weather crops that thrive in mountain conditions including potatoes, lettuce, carrots, beets, and various herbs. Greenhouse installations extend growing seasons dramatically, allowing fresh produce year-round with proper design and management. The clean air and water produce exceptional quality vegetables while the isolated location ensures organic growing conditions. Small-scale livestock including chickens, goats, and sheep provide additional food security and agricultural income potential.
- Communication and Internet Access: Modern satellite internet systems like Starlink
Land Maps & Attachments
Directions to Land
From downtown Fort Garland, head south toward 5th Ave, then turn right onto 5th Ave.
Turn left onto Pfeiffer Ave, then turn left onto US-160 E/4th Ave.
Continue on US-160 E for 2.0 miles.
Turn right onto Trinchera Ranch Rd N and follow for 0.8 miles.
Turn right onto Hodge Rd for 0.2 miles.
Turn left onto Paine Rd N for 1.0 miles.
Turn right onto Romnes Rd for 0.1 miles to the property
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