520Ft Frontage Mountain Property
Zearly Rd : Fort Garland, CO 81133
Costilla County, Colorado
Land Description
Land Description
Welcome to 5.054 acres of pristine mountain land in the beautiful Sangre de Cristo Ranches near Fort Garland, Colorado. This exceptional property offers a rare combination of features that make it stand out: 520 feet of road frontage on Zearly Rd providing excellent access, gentle slope terrain perfect for building, and breathtaking views of the Sangre de Cristo Mountains and San Luis Valley. At 8,520 feet elevation, you'll enjoy crisp mountain air, abundant sunshine (over 280 days per year.), and that genuine Colorado high country experience.
Located just 21 minutes (13.6 miles) from the historic town of Fort Garland, you'll have convenient access to essential amenities while enjoying complete privacy and solitude on your own mountain acreage. Great Sand Dunes National Park and Preserve sits just 45 minutes away, offering year-round recreation in one of Colorado's most spectacular landscapes. The legendary Zapata Falls is 48 minutes away, and you're within reach of world-class hiking, fishing, and outdoor adventures.
But the real selling points of this property are the expansive 520-Foot road frontage (providing multiple building site options and excellent future flexibility), the gentle slope terrain that makes development easier and more affordable than steep mountain lots, and the stunning panoramic views of the Sangre de Cristo peaks including Blanca Peak, Colorado's fourth-highest fourteener at 14,345 feet.
As a bonus, the property features varied terrain with natural brush providing wildlife habitat, high desert plains offering open views, and enough elevation variation to create interesting building sites while remaining easy to develop. This is your opportunity to own affordable Colorado mountain land with incredible potential.
Don't miss out on this rare opportunity to own over 5 acres of Colorado high country with substantial road frontage and spectacular views. Properties with this much frontage at this elevation and price point don't last long.
We are open to owner financing as well - here is what that would look like:
Cash Price: $12,499
Easy Financing Option:
- Down Payment: $258
- Documentation Fee: $199
- Total Due Today: $457
- Monthly Payment: $258/Month for 72 months
- Loan Term: 6-Year Easy Financing Plan
With our easy financing option, you can own this spectacular Colorado mountain property for less than most people spend on a car payment. No credit checks, no bank hassles - we make land ownership accessible to everyone. Start building your mountain dream today for just $457 down and $258 per month.
Whether you choose cash purchase or take advantage of our flexible owner financing, this property represents an incredible opportunity to own Colorado mountain acreage with exceptional road frontage and stunning views.
See Info below:
- Subdivision: Sangre de Cristo Ranches (S.D.C.R.)
- State: Colorado
- County: Costilla
- Zip: 81133
- Address: Zearly Rd (rural address, coordinates provided below)
- Size: 5.054 acres
- Parcel: 70247480
- Legal Description: S.D.C.R. Unit L-3 BLK 346 Lot 7640 Cont. 5.054 Ac
- Trs: T29s R71w Sec 24
- Lot Dimensions:
--- North: 340 ft
--- East: 630 ft
--- South: 440 ft
--- West: 520 ft (Road Frontage - exceptional.)
- Approximate GPS Coordinates:
Center: 37.51161, -105.27594
Ne: 37.512499, -105.275411
Se: 37.510776, -105.275222
Sw: 37.510993, -105.276713
Nw: 37.512426, -105.276589
- Elevation: 8,520 feet (high mountain living.)
- Terrain Type: Gentle slope, plains, natural brush
- Flood Zone: Zone C - Above 500-Year floodplain, no wetlands, no flood insurance required
- Annual Taxes: $229.04/Year ($19.15/Month.)
- Zoning: Estate Residential (Er)
--- Single-family dwelling allowed (minimum 600 sq ft footprint)
--- Mobile homes permitted (1976 or newer)
--- Camping allowed: 14 days every 3 months (without septic)
--- RVs allowed: 14 days every 3 months (without septic)
--- Minimum dwelling size: 600 sq ft per county; 600 sq ft (single story) or 800 sq ft (two story)
--- Building permit valid for 1 year and renewable
--- Short-term vacation rentals allowed (must follow state guidelines)
--- School District: Sierra Grande School District R-30
--- Planning Dept:
- Hoa/Poa: Voluntary Association only ( - NO mandatory dues.)
- Improvements: Natural brush, varied terrain, gentle slope
- Access: Zearly Rd (County-maintained dirt road, year-round access)
- Water: Well or alternative water system required (typical depths vary in area)
- Sewer: Septic system required
- Electric: Contact Xcel Energy ) or use alternative power (solar highly recommended - no visible power poles near property)
- Gas: Propane available - contact A-1 High Valley Propane ) or La Veta Propane Inc )
- Waste: Private service - contact G T Trash Services ) or Silver Mountain Disposal )
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
Your Mountain Sanctuary in Colorado's Most Historic Ranch Community: This remarkable 5.054-Acre property sits in the heart of Sangre de Cristo Ranches, positioned perfectly on the eastern edge of the legendary San Luis Valley where the valley floor meets the dramatic Sangre de Cristo Mountain Range. At 8,520 feet elevation, your land occupies one of Colorado's most spectacular settings - where the high desert grasslands transition into the foothills of some of the state's most impressive peaks. This is genuine Colorado high country living at its finest.
Exceptional Road Frontage - Rare and Valuable: One of this property's most significant advantages is the expansive 520 feet of frontage along Zearly Rd. Most properties in the area have 100-200 feet of frontage at best - your property has more than double that. This exceptional frontage provides multiple benefits: You can choose from several different building sites along the road, each with different views and characteristics. Easy access for construction equipment, deliveries, and daily living. Potential for future subdivision if desired (subject to county approval). Better visibility and accessibility than properties tucked deep off the road. More flexibility for driveway placement, outbuilding locations, and property layout. Increased property value due to this desirable feature. In mountain subdivisions, road frontage is gold - and you have 520 feet of it.
Gentle Slope Terrain - Build with Ease: Unlike many mountain properties with steep, challenging terrain, your land features a gentle slope that makes development significantly easier and more affordable. Steep mountain lots require expensive site preparation, retaining walls, and complex engineering. Your gentle slope provides natural drainage without the challenges of steep terrain. Foundation work is straightforward with less excavation and grading required. Septic systems install easily on gentle slopes without requiring expensive mound systems or pumps. Driveways won't need switchbacks or extreme grades. The gentle roll of the land creates visual interest and varied elevation for different views without building headaches. This is the sweet spot for mountain property - enough slope for character and drainage, gentle enough for practical development.
Geographic Position and Mountain Access: Your property coordinates place you approximately 21 minutes south of Fort Garland along the eastern valley corridor, with direct views toward the towering Sangre de Cristo Range that rises over 6,000 feet above the valley floor. This positioning gives you the best of both worlds - the open vistas and sunshine of the San Luis Valley combined with immediate proximity to mountain wilderness. The Sangre de Cristo Mountains, whose Spanish name means "Blood of Christ" for their crimson alpenglow at sunrise and sunset, form your eastern horizon with peaks like Mount Blanca at 14,345 feet, Culebra Peak at 14,047 feet, and the Trinchera massif creating an ever-changing backdrop of shadows, light, and seasonal snow. Every morning brings a new mountain masterpiece painted across your eastern skyline.
The Sangre de Cristo Ranches Legacy: You're not just buying land - you're becoming part of a storied Colorado community. Sangre de Cristo Ranches was originally part of the historic Forbes Trinchera Ranch, one of Colorado's legendary working ranches that operated for over a century. The subdivision was carefully planned to preserve the ranching character while providing families with individual homesites in this spectacular mountain setting. Unlike many subdivisions, the original developers set aside over 5,000 acres of common greenbelt land for recreational use by property owners, continuing the communal land-use traditions that date back to the area's Spanish land grant origins. This shared recreation area provides you with access to vastly more territory than just your private 5 acres for hiking, hunting, and exploration.
Fort Garland and Regional Services: Just 21 minutes north lies the historic community of Fort Garland, your closest hub for essential services and fascinating frontier history. Fort Garland was established in 1858 as a U.S. Army outpost to protect settlers and maintain peace with the Ute Indians. The fort's most famous commander was legendary frontiersman Kit Carson, who served here from 1866 to 1867. Today, the beautifully preserved fort operates as a museum where you can walk through original adobe barracks, officers' quarters, and exhibits featuring the Buffalo Soldiers who served here. Beyond history, Fort Garland provides practical amenities including grocery stores, gas stations (High Altitude Convenience is closest), several restaurants serving hearty breakfasts and classic southwestern cuisine, and basic services. Highway 160 passes through Fort Garland, making it your gateway to larger towns and mountain recreation.
Alamosa - Your Regional Shopping Hub: For major shopping and services, Alamosa sits approximately 40 miles northwest and serves as the San Luis Valley's commercial center with a population around 9,000. Alamosa offers everything you need for modern living while maintaining small-town friendliness. The city features major retailers including Walmart Supercenter, Home Depot, Safeway, and City Market for comprehensive shopping. Tractor Supply Company serves homesteaders and ranchers with fencing, livestock supplies, and rural living essentials. San Luis Valley Regional Medical Center provides full hospital services with emergency room, surgical facilities, and specialty clinics. Adams State University brings cultural offerings including concerts, theater performances, and sporting events. When you need building supplies for your property, well drilling equipment, or specialized services, Alamosa delivers without the crowds and expense of larger cities.
Strategic Mountain Position: Your property occupies a unique position in south-central Colorado, giving you access to attractions and adventures in multiple directions. Colorado Springs sits 2 hours 9 minutes (133 miles) northeast, offering big-city amenities, Garden of the Gods, Pikes Peak, and urban services when needed. Santa Fe and Taos, New Mexico, are approximately 2-2.5 hours south, providing world-class art galleries, cuisine, skiing at Taos Ski Valley, and the Unesco World Heritage Site of Taos Pueblo. This proximity means you can enjoy New Mexico's distinctive culture on day trips while benefiting from Colorado's property rights and development freedoms.
Climate Perfection at 8,520 Feet: Your elevation delivers ideal mountain climate with four distinct seasons and approximately 280-300 days of sunshine annually - more sunny days than San Diego, California. At 8,520 feet, you're high enough for genuine alpine character but not so high that living becomes impractical. Summer days typically reach comfortable mid-70s to low 80s with cool evenings dropping into the 40s and 50s - perfect for sleeping without air conditioning. Winter brings manageable snowfall and daytime highs often in the 30s with brilliant sunshine that quickly melts snow from south-facing slopes. The high desert climate means low humidity year-round, making hot days comfortable and cold days more tolerable than humid climates. Your growing season runs approximately 90-110 frost-free days at this elevation, perfect for cold-hardy vegetables, berries, and high-altitude gardening in protected microclimates.
Recreational Opportunities
Your Gateway to Wilderness Adventure: Owning property in Sangre de Cristo Ranches means living at the doorstep of some of Colorado's most spectacular and least-crowded recreational opportunities. While Front Range residents fight traffic and crowds to reach the mountains, you wake up surrounded by them. Your property provides immediate access to millions of acres of public lands, world-class hiking, trophy hunting, challenging fourteener climbs, and winter sports that rival anywhere in the Rocky Mountains.
Great Sand Dunes National Park Proximity: One of Colorado's most unique national parks sits approximately 45 minutes (39.7 miles) north of your property. Great Sand Dunes National Park protects the tallest sand dunes in North America, with massive dunes rising 750 feet above the valley floor and covering over 30 square miles. The park offers extraordinary recreation including sandboarding down steep dune faces (rent boards in nearby Alamosa), sand sledding for families, hiking to the dune ridgelines for spectacular 360-Degree views, and wading in seasonal Medano Creek that flows at the dunes' base during spring runoff with unique "surge flow" waves. The juxtaposition of massive sand dunes against snowy 13,000-Foot peaks creates surreal landscapes found nowhere else on Earth. The park's dark skies make it exceptional for stargazing and astrophotography, with ranger-led astronomy programs during summer months. Your proximity means you can visit the dunes for sunrise photography, afternoon sand adventures, or evening stargazing without the long drive facing Front Range residents.
Zapata Falls - Hidden Mountain Gem: Just 48 minutes (38 miles) from your property lies Zapata Falls, one of the San Luis Valley's most spectacular natural features. This 40-foot waterfall plunges through a narrow rock chasm, creating a stunning display visible from inside the gorge. The short but steep trail to the falls rewards hikers with incredible views back across the valley to the dunes and mountains beyond. During spring runoff, the falls roar with snowmelt; in winter, the falls freeze into dramatic ice formations that attract ice climbers. The Zapata Falls Recreation Area also features camping, picnicking, and serves as a trailhead for accessing the Sangre de Cristo Wilderness and climbing routes to Blanca Peak.
Fourteen-Thousand-Foot Peak Access: The Sangre de Cristo Range rising directly east of your property contains some of Colorado's most impressive fourteeners, and your location provides excellent access to these alpine giants. Mount Blanca at 14,345 feet stands as Colorado's fourth-highest peak and dominates your northeastern horizon. The standard route up Blanca starts from Como Lake trailhead, approximately 45 minutes from your property, and follows a challenging but non-technical path through pristine wilderness to the spectacular summit with views spanning three states. Experienced climbers can also tackle neighboring Ellingwood Point (14,042 ft) and Little Bear Peak (14,037 ft) from the same drainage, completing the "Blanca Group" - one of Colorado's classic fourteener challenges. Culebra Peak at 14,047 feet represents Colorado's southernmost fourteener and offers a more exclusive climbing experience on private land requiring advance permission and fee payment. The peak's remote location means you'll share the summit with far fewer people than popular Front Range fourteeners. For peak baggers and mountain lovers, living within an hour of these magnificent summits means you can climb them multiple times per season, watching their character change from snow-covered spring ascents to summer wildflower hikes to fall colors painting the slopes.
Sangre de Cristo Wilderness Exploration: The Sangre de Cristo Wilderness encompasses 220,000 acres of designated wilderness where motorized vehicles are prohibited and nature reigns supreme. Your property sits within 20-30 minutes of multiple wilderness access points where maintained trails lead into pristine backcountry. The wilderness contains over 50 alpine lakes nestled in glacial cirques, perfect for backcountry fishing, photography, and solitude. Miles of maintained trails accommodate all skill levels from gentle valley hikes to challenging scrambles above treeline to 13,000+ feet. The wilderness's position on the valley's eastern edge means you can hike from desert grasslands at 8,000 feet through multiple life zones - piñon-juniper woodlands, aspen groves, spruce-fir forests, and finally above treeline to alpine tundra - in a single day, experiencing ecological diversity that normally requires hundreds of miles of travel. Backpackers can plan multi-day expeditions linking alpine lakes and peaks with camping in designated wilderness sites where ancient bristlecone pines thousands of years old cling to windswept ridges.
Hunting in Game Management Unit 83: Your property location within Game Management Unit 83 provides access to some of Colorado's finest big game hunting. The unit's reputation for quality elk hunting draws hunters from across the country, with the Trinchera elk herd numbering over 15,000 animals - one of the largest elk populations in North America. During September's archery season, bulls bugle across the valley in one of nature's most spectacular displays, with their haunting calls echoing off mountain slopes at dawn and dusk. Rifle seasons in October and November provide opportunities to harvest trophy bulls, with GMU 83 consistently producing success rates above state averages and bulls with impressive antler spreads. Mule deer populations remain strong, with mature bucks inhabiting the foothills and draws near your property. The Sangre de Cristo Ranches' 5,000-Acre common greenbelt provides exclusive hunting access for property owners, offering distinct advantages including lower hunting pressure compared to public lands where opening day can resemble a small army. Many property owners utilize their land as base camps during hunting season, setting up wall tents or parking RVs to maximize time afield while enjoying the comfort of their own property as a staging area.
OHV and Mountain Biking: Thousands of miles of forest service roads, BLM routes, and designated OHV trails let you explore remote areas inaccessible to standard vehicles. Popular OHV destinations include trails climbing into the Sangre de Cristo foothills with views back across the entire San Luis Valley, routes following historic mining roads to abandoned camps and ghost towns, and challenging technical trails testing vehicle capability and driver skill. Mountain bikers can ride everything from smooth valley roads perfect for road cycling to challenging singletrack descending mountain slopes through aspen groves. The combination of high elevation, dramatic scenery, and endless routes makes this region a paradise for two-wheeled and four-wheeled adventures.
Winter Recreation: Wolf Creek Ski Area, Colorado's legendary powder destination receiving over 430 inches of natural snowfall annually, sits approximately two hours west over Wolf Creek Pass. Wolf Creek features 1,600 acres of skiable terrain with 77 named runs serving all ability levels, from gentle beginner slopes to extreme chutes and tree skiing. The resort maintains a laid-back, uncrowded atmosphere compared to I-70 mega-resorts, with shorter lift lines, more affordable lift tickets, and a family-friendly vibe. Advanced skiers and snowboarders appreciate Wolf Creek's challenging terrain, abundant tree skiing, and fresh powder that can remain untracked for days on less-traveled slopes. Closer to home, the Sangre de Cristo Range offers unlimited backcountry skiing and snowshoeing opportunities for properly equipped and avalanche-educated winter travelers willing to earn their turns.
UFO Watchtower - Quirky Local Attraction: For something completely different, the UFO Watchtower sits approximately 1 hour 5 minutes (59.8 miles) north near the town of Hooper. This observation platform and quirky roadside attraction was built after numerous UFO sightings in the San Luis Valley (which has a long history of unexplained aerial phenomena and cattle mutilation reports). Whether you're a believer, a skeptic, or just curious, the Watchtower offers a fun diversion, incredible valley views from the observation deck, a "healing garden" with unusual energy, and a gift shop full of alien-themed merchandise. The San Luis Valley's vast open spaces, proximity to military installations, and high altitude have made it a hotspot for UFO enthusiasts for decades.
Wildlife And Natural Beauty
Living Among Colorado's Wild Residents: Owning this property means sharing your environment with remarkable wildlife populations that have inhabited this landscape for millennia. Your 5.054 acres sits within critical wildlife habitat where multiple species migrate, feed, and raise young throughout the year. The transition zone between valley grasslands and mountain foothills creates especially rich habitat supporting incredible biodiversity from large mammals to hundreds of bird species.
Rocky Mountain Elk Spectacles: The legendary Trinchera elk herd passes through this area, representing one of Colorado's greatest wildlife treasures. This massive herd contains an estimated 15,000+ elk, making it one of the largest elk populations in North America. During spring and fall migrations, herds of 50, 100, or even 200+ animals move between high summer range in the mountains and lower winter habitat in the valley and foothills. In September during the rut, bull elk produce their distinctive bugling calls that echo across valleys and meadows throughout the day and night - one of nature's most spectacular audio experiences that sends chills down your spine the first time you hear it at close range. Large bulls sporting massive six-point or larger antler racks weighing 30-40 pounds gather harems of cow elk and defend them against rival bulls in dramatic confrontations where antlers clash and bugles challenge. During early morning and late evening, elk frequently appear on or near properties in Sangre de Cristo Ranches, offering daily wildlife viewing opportunities that urban residents pay thousands of dollars to experience on guided trips to Yellowstone or Rocky Mountain National Park.
Mule Deer and Pronghorn Antelope: Mule deer inhabit the foothills, draws, and brushy areas throughout the region. These large deer with their characteristic huge ears and black-tipped tails browse on native vegetation and can often be observed in groups of 5 to 20 animals moving through at dawn and dusk. Mature mule deer bucks grow impressive antlers with multiple points branching off main beams in the classic "mule deer" forked configuration, and the November rut brings increased buck activity as they search for receptive does, sometimes engaging in pushing matches and antler sparring. Pronghorn antelope inhabit the valley floor and grasslands surrounding your property. These remarkable animals hold the distinction of being North America's fastest land mammal, capable of sustained speeds over 55 miles per hour and bursts approaching 60 mph - watching pronghorn race across open country provides an exhilarating wildlife encounter as they seem to float over the terrain. Pronghorn typically travel in small bands during summer, with bucks defending territories during fall rut and herds gathering in larger groups during winter for protection from predators and harsh weather.
Predators and Wild Character: Mountain lions roam throughout the Sangre de Cristo Range, maintaining territories that can span 100+ square miles for males. These powerful apex predators primarily hunt deer and elk, playing a crucial role in maintaining healthy prey populations by culling sick, weak, or injured animals. Mountain lion sightings remain rare due to their secretive nature and primarily nocturnal/crepuscular habits, but tracks in snow or mud and occasional distant observations remind property owners that true wilderness predators still inhabit these mountains. Black bears inhabit the forested slopes and canyons of the Sangre de Cristos, spending summer and fall feeding voraciously on berries, acorns, insects, and occasionally carrion to build fat reserves for winter hibernation. While bears generally avoid humans, they occasionally wander into lower elevations, particularly during drought years when natural food sources become scarce in the high country. Coyotes provide much more visible and audible predator encounters, with their evening and morning howling sessions echoing across the valley in yips, barks, and howls that seem to come from every direction at once. These adaptable canines hunt rodents, rabbits, and ground-dwelling birds while scavenging any available food sources. Bobcats inhabit brushy areas and rocky terrain throughout the region, though their elusive nature and excellent camouflage make sightings uncommon despite healthy populations.
Raptors and Bird Life: Golden eagles soar on seven-foot wingspans above the valley and foothills, hunting for rabbits, prairie dogs, and ground squirrels while performing spectacular aerial displays during spring courtship season when bonded pairs dive and talon-grapple high in the sky. Bald eagles winter along waterways in the valley, particularly the Rio Grande, where they fish for trout and perch majestically in riverside cottonwood trees - seeing America's national symbol in the wild never gets old. Red-tailed hawks are the most common raptor, circling overhead during daylight hours and perching on fence posts and power poles while scanning for prey. Prairie falcons nest on cliff faces and hunt with incredible speed. Great horned owls inhabit woodlands and shelter belts, their distinctive deep hooting calls breaking the evening silence as they begin nighttime hunts for rabbits and rodents. The San Luis Valley lies beneath the Central Flyway, one of North America's major migratory bird routes, creating exceptional bird watching opportunities throughout the year. Sandhill cranes migrate through in massive flocks during spring (March) and fall (October-November), with tens of thousands of these large gray birds staging in valley wetlands, creating a spectacle of sight and sound as thousands of cranes fill the sky at once.
Dark Sky Stargazing: At 8,520 feet elevation with minimal light pollution and the San Luis Valley's legendary clear, dry air, your property offers world-class stargazing opportunities. The Milky Way stretches overhead in brilliant detail on moonless nights, appearing as a luminous river of stars flowing across the entire sky from horizon to horizon. Meteor showers provide spectacular displays without urban light interference - during peak Perseids in August, you might see 60-80 meteors per hour from a dark site like yours. The combination of high altitude, dry climate, and dark skies makes the San Luis Valley one of the premier stargazing locations in the Lower 48 states. Many property owners find the night sky alone worth the investment in mountain property - reconnecting with the cosmos in ways impossible in light-polluted areas where most Americans live and never see more than a handful of stars.
Building And Development Information
Understanding Your Building Rights and Covenant Protections: Your 5.054-Acre property comes with carefully crafted protective covenants established when Sangre de Cristo Ranches was originally developed. These covenants were designed to preserve the rural, ranch-like character of the subdivision while giving property owners substantial freedom to build their dream mountain retreats. The covenants establish reasonable guidelines ensuring all properties maintain appropriate quality and use, protecting your investment value by ensuring neighbors also maintain standards.
Estate Residential Zoning - Your Options: The property's Estate Residential (Er) zoning provides flexibility for various housing types. You can build a traditional site-built home using stick-frame, log construction, straw bale, or other conventional methods. The minimum footprint is 600 square feet according to county regulations, with Cc&Rs requiring 600 sq ft for single-story homes or 800 sq ft for two-story dwellings - modest minimums that allow for cozy cabins or efficient modern homes without wasting space or resources. Manufactured homes are explicitly permitted as long as they're 1976 or newer (meeting HUD standards post-dating the HUD code implementation). Modern manufactured homes bear little resemblance to old "mobile homes" - today's units feature quality construction, attractive designs, and efficient floor plans that work beautifully for mountain living while costing significantly less than site-built construction. This flexibility means you can create the mountain retreat that fits Your vision and budget rather than being forced into a one-size-fits-all approach.
Building Permit and Timeline: Unlike some counties with aggressive building timelines, Costilla County gives you reasonable flexibility. When you're ready to build, you'll work with Costilla County Planning & Development ) to obtain building permits. Once issued, building permits remain valid for one year and can be renewed - meaning you're not under artificial time pressure to complete construction. You can work at a pace that fits your schedule and budget, whether that's an intensive 6-month build or a gradual multi-year project. This reasonable approach respects that mountain building often faces weather delays, budget constraints, and owner-builder schedules.
RV Living and Camping Options: While permanent camping isn't allowed without septic, you have practical options for using your property immediately. You can camp or park an RV for up to 14 days every 3 months without any permits or approvals - perfect for regular visits while planning your build, enjoying the property for recreation, or establishing your presence as the owner. Once you've installed a septic system (and optionally a well), you can potentially obtain longer-term RV occupancy permits for living on-site during construction. Many owner-builders love this option as it eliminates rent payments, allows personal oversight of construction, and lets you intimately learn your property through the seasons before finalizing building plans.
Your Exceptional 520-Foot Road Frontage: Let's talk about one of your property's most valuable features - that 520 feet of road frontage. Most mountain lots have 100-200 feet at most; yours has more than double or even triple that. Here's why this matters: Multiple Building Options - You can choose from several potential building sites along the road, each with slightly different views, sun exposure, and character. Future Flexibility - If you eventually want to subdivide (subject to county approval and minimum acreage requirements), substantial road frontage makes that possible where it wouldn't be on a narrow lot. Easy Access - Construction crews, delivery trucks, and daily living are all easier with ample frontage and room to maneuver. Property Value - Road frontage is one of the most desirable features for mountain property, often adding significant value compared to landlocked parcels or those with minimal road access.
Utilities - Setting Up Your Mountain Homestead: Setting up utilities in this remote location requires self-sufficiency but offers the reward of complete independence. Electric: There are no visible power poles near the property, meaning grid connection would likely require expensive line extension (potentially $10,000-$30,000+ depending on distance). However, this is actually an opportunity. At 8,520 feet with 280+ days of sunshine, solar power is exceptionally efficient and increasingly affordable. A properly sized solar system (3-5 kW for modest home) with battery backup can provide all the electricity you need for $15,000-$25,000 - comparable to grid connection but with no monthly bills and complete energy independence. Contact Xcel Energy ) for grid connection quotes if desired, but strongly consider going solar from the start. Water: You'll drill a well for water, standard for rural Colorado mountain properties. Well depths vary significantly in the Sangre de Cristo Ranches area depending on elevation and geology - some properties find water at 100-150 feet, others drill 300-400 feet. Expect well drilling costs around $20-35 per foot plus pump, tank, and installation. Budget $8,000-$15,000 for a complete well system depending on depth. Alternatively, some property owners haul water to cisterns (large storage tanks) - a 1,500-2,500 gallon cistern costs $2,000-$4,000 and can be filled by water delivery services for $100-$200 per load. Septic: You'll install a septic system permitted through Costilla County. The gentle slope and soil conditions support conventional septic systems (much cheaper than mound systems required on very flat or poorly draining lots). Budget approximately $8,000-$12,000 for complete septic installation including permits, design, excavation, tank, drainfield, and inspections. Propane: For cooking, heating, and hot water, propane is readily available. Contact A-1 High Valley Propane ) or La Veta Propane Inc ) for tank installation and delivery. Most mountain homesteaders use 200-500 gallons annually depending on usage. Internet: Starlink satellite internet delivers high-speed broadband (100+ Mbps downloads) anywhere with clear sky views, making remote work and streaming viable from your mountain property. This revolutionary service has transformed rural living by providing urban-quality internet in the most remote locations.
No Mandatory HOA - Voluntary Association Only: One of the best features - there is NO mandatory Homeowners Association with dues and restrictions. The Sangre de Cristo Ranches Community Organization exists as a voluntary association ( that provides community information, social events, and represents property owner interests, but membership and participation are completely optional. You won't pay monthly or annual HOA fees (saving hundreds or thousands annually), and you won't deal with architectural review boards micromanaging your building plans, paint colors, or landscaping. The protective Cc&Rs provide basic standards ensuring neighbors maintain their properties appropriately, but there's no HOA enforcement mechanism creating hassles. This freedom is increasingly rare and valuable - you control your property decisions without bureaucratic interference.
Building Strategies for Mountain Living: Your property accommodates various building approaches and budgets: Off-Grid Cabin ($40,000-$80,000) - Small efficient cabin sq ft), solar power system, well or cistern water, propane for cooking/heating, composting toilet or basic septic. Perfect for weekend use or minimalist living. Manufactured Home Setup ($60,000-$100,000) - Quality manufactured home (1976 or newer), permanent foundation, solar or grid power if extended, well and septic, propane systems. Comfortable modern living at moderate cost. Custom Mountain Home ($120,000-$200,000+) - Site-built home (1,000-2,000 sq ft), full solar system with backup, drilled well, complete septic, propane systems, quality finishes. Your permanent mountain residence built exactly as you envision. The gentle slope terrain saves money on every budget level by reducing site prep, foundation work, and excavation costs compared to steep mountain lots.
Investment Value And Opportunity
Appreciation Potential in Colorado Mountain Real Estate: Colorado mountain property has been one of America's best real estate investments over the past decades, with land values generally outpacing inflation and stock market returns in mountain resort areas. While the San Luis Valley isn't Aspen or Telluride, it offers something those expensive markets don't - affordable entry points with strong fundamentals. As Colorado's population continues growing (we're one of the fastest-growing states), pressure for recreational land increases. Properties with substantial road frontage like yours (520 feet.) are especially positioned for appreciation as they offer flexibility that narrow lots can't match. While no one can guarantee future appreciation, the combination of Colorado's growth, limited mountain land supply, and increasing demand from remote workers and retirees suggests strong long-term value potential.
Comparable Market Analysis: Properties in Sangre de Cristo Ranches have been selling briskly despite economic uncertainty, demonstrating strong demand for affordable Colorado mountain land. Recent sales of 5-acre parcels in the area have ranged from $8,000 to $18,000 depending on location, frontage, and features. Our cash price of $12,499 (or financed total of $18,576) positions this property competitively, especially considering the exceptional 520-Foot road frontage which adds significant value. The county assessed actual value of $10,300 confirms our pricing is in line with market value. Properties with this much road frontage typically command premium prices due to development flexibility and access advantages.
Multiple Exit Strategies: This property offers flexibility for various investment strategies: (1) Buy and Hold Raw Land - Simplest approach, minimal carrying costs ($229/Year taxes), wait for appreciation. (2) Develop and Flip - Add well and septic ($15,000-$20,000 investment), resell as improved building lot for $25,000-$35,000, creating profit while helping someone else. (3) Build and Sell - Construct small cabin or install manufactured home ($60,000-$100,000 total investment including utilities), sell for $100,000-$150,000+ as turnkey mountain retreat. (4) Build and Rent - Create vacation rental through Vrbo/Airbnb targeting Great Sand Dunes visitors, ski trips, hunting season, etc. San Luis Valley vacation rentals can generate $1,000-$3,000+ monthly during peak seasons. (5) Build Your Dream - Create your personal mountain sanctuary and live the Colorado lifestyle.
Low Risk Investment: The combination of low entry cost through owner financing, minimal carrying costs ($19/Month taxes), and Colorado's strong fundamentals makes this a relatively low-risk investment compared to stocks, cryptocurrencies, or other speculative investments. You're buying a tangible asset - real land you can walk on, use, enjoy, and eventually build on - rather than paper investments subject to market volatility. Even if values remain flat (unlikely), you still own 5+ acres of Colorado mountain land with spectacular views that you can use for recreation, eventually build on, or pass to children as a legacy asset.
Owner Financing - Your Path to Land Ownership
No Bank, No Problem - We Make It Simple: Traditional banks rarely finance raw land, and when they do, they demand 30-50% down payments, perfect credit scores, extensive documentation, and they still often decline. That's absurd and keeps regular people from owning land. We offer owner financing with terms designed for real people with real lives. We don't run credit checks, don't judge your past financial mistakes, and don't make you jump through endless hoops. If you have steady income and genuine desire to own Colorado mountain land, we want to work with you to make it happen.
Simple, Transparent Financing Terms:
CASH Price: $12,499 - Own outright immediately with one payment, no interest, full ownership, and immediate access.
Owner Financing Terms:
- Down Payment: $258 (just 2% down.)
- Documentation Fee: $199 (one-time closing cost)
- Total Due Today: $457
- Monthly Payment: $258/Month
- Loan Term: 72 months (6 years)
For less than $460 down and a monthly payment smaller than most car payments, cable bills, or family phone plans, you can own over 5 acres of Colorado mountain land with 520 feet of road frontage and spectacular views. Your $258/Month payment is less than most people spend on coffee, restaurants, streaming services, or other expenses that provide zero lasting value. Instead, you'll be building equity in appreciating Colorado real estate.
No Prepayment Penalties - Pay It Off Anytime: There are Zero prepayment penalties. If you receive a tax refund, work bonus, inheritance, sell other assets, or simply save extra money, you can pay off the remaining balance anytime and eliminate future payments. We encourage this. Many buyers use financing to get in with minimal down payment and lock in the property, then accelerate payments or pay it off completely when able. The flexibility is entirely yours - we never penalize smart financial decisions.
Build Wealth Instead of Paying Rent: Consider this comparison: Renting in the City: Pay $1,500-$2,000/Month for apartment or house. At end of lease, own Nothing. Every dollar paid to landlord is gone forever. Over 6 years: $108,000-$144,000 spent with zero equity, zero ownership, zero future. This Land: Pay $258/Month plus modest annual taxes. After 6 years own 5+ acres of Colorado mountain land free and clear, likely appreciated beyond purchase price, can build on, use for recreation, or pass to family. Build generational wealth that appreciates and provides tangible value.
Even if you can't move to Colorado immediately or build right away, you're investing in your future and your family's legacy rather than enriching a landlord who doesn't care about you. Your $258/Month builds equity in a tangible asset YOU own and control.
Take Action - Your Colorado Dream Awaits
This Is Your Opportunity: This isn't just 5 acres of brush and dirt - it's your opportunity to own a piece of Colorado, build wealth through mountain real estate, create family memories against a backdrop of fourteeners, achieve the freedom of land ownership, establish a mountain retreat for generations, or simply have a place that's Yours in the Rockies. Imagine two years from now: you're sitting on the deck of your mountain cabin watching sunset paint the Sangre de Cristos crimson and gold, elk grazing in the valley below, stars beginning to emerge in the darkening sky, knowing you made a decision that changed your life.
Won't Last Long - Act Now: At this price point with attractive owner financing and exceptional 520-Foot road frontage, this property won't stay available long. Colorado mountain land is in high demand from people escaping crowded cities, remote workers seeking better lifestyles, retirees wanting peace and beauty, and investors recognizing value. Every day you wait is another day someone else might claim this opportunity. The sooner you secure this property, the sooner you start building equity, and the sooner you can begin creating your Colorado mountain dream.
Contact Us Today: We're here to answer questions, provide additional information, send detailed maps and plat documents or arrange a property visit if you're in the area. Don't hesitate - reach out today and let's make this happen. Email us or call/text using the Contact Owner section in the top right section of this ad. We respond quickly, work with your schedule, and genuinely want to help you become a Colorado landowner. We've helped dozens of people just like you achieve mountain land ownership, and we're excited to help you too.
Easy Next Steps: (1) Contact us to confirm availability. (2) Review purchase agreement and financing terms - ask any questions. (3) Send reservation payment ($457) when ready. (4) Sign simple documents and become a Colorado mountain landowner. It really is that straightforward. We've streamlined the process to remove barriers and make land ownership accessible rather than complicated.
Your Mountain Legacy Starts Here: Stop dreaming about owning land in Colorado and make it reality. For under $460 down, and just $258/Month (less than most car payments.), you can own over 5 acres of mountain land with 520 feet of road frontage and views that will take your breath away every single time you visit. This property offers genuine Colorado Rocky Mountain living at a price that won't break your budget. Don't let this opportunity slip away - contact us today.
Welcome to Colorado land ownership - let's make your mountain dream come true.
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Information provided in this listing is deemed reliable and gathered from county records, property inspections, and local sources. However, buyers should perform their own due diligence and verify all information independently. Property details including zoning, utility availability, Cc&R requirements, and allowable uses were accurate at listing time but may change. We encourage contacting Costilla County offices ), visiting the property, reviewing the Cc&Rs, and conducting any inspections or surveys you feel necessary. We're here to guide you through a smooth purchase and answer any questions. Your confidence and satisfaction are our priority.
Land Maps & Attachments
Directions to Land
Directions to Land
FROM COLORADO SPRINGS (2 hours 9 minutes, 133 miles):
Take I-25 S to exit 52 for CO-10 toward Walsenburg. Turn right onto CO-10 W/US-160 W. Continue on US-160 W for approximately 95 miles through Walsenburg, over La Veta Pass, and past Fort Garland. Approximately 13 miles past Fort Garland, turn left onto Zearly Rd (dirt road). Continue on Zearly Rd to property. GPS coordinates: 37.51161, -105.27594
FROM ALAMOSA (approximately 50 minutes, 43 miles):
Head east on US-160 E/Main St toward Fort Garland. Continue on US-160 E for approximately 30 miles through Blanca and Fort Garland. Approximately 13 miles past Fort Garland, turn left onto Zearly Rd (dirt road). Continue on Zearly Rd to property. GPS coordinates: 37.51161, -105.27594
FROM TAOS/SANTA FE, NEW MEXICO (approximately 2 hours 15 minutes, 100 miles):
Head north on NM-68 N toward CO border. Continue onto CO-159 N. In Fort Garland, turn right onto US-160 E. Continue approximately 13 miles, then turn left onto Zearly Rd (dirt road). Continue on Zearly Rd to property. GPS coordinates: 37.51161, -105.27594
FROM DENVER (approximately 3 hours 30 minutes, 215 miles):
Take I-25 S toward Colorado Springs/Pueblo. Continue past Colorado Springs to exit 52 for CO-10 toward Walsenburg. Turn right onto CO-10 W/US-160 W. Continue on US-160 W for approximately 95 miles through Walsenburg, over La Veta Pass, and past Fort Garland. Approximately 13 miles past Fort Garland, turn left onto Zearly Rd (dirt road). Continue on Zearly Rd to property. GPS coordinates: 37.51161, -105.27594
Google Maps Link:
GPS Coordinates (Center): 37.51161, -105.27594
GPS Coordinates (4 Corners):
Ne: 37.512499, -105.275411
Se: 37.510776, -105.275222
Sw: 37.510993, -105.276713
Nw: 37.512426, -105.276589
Important Notes For Visitors:
- Zearly Rd is a county-maintained dirt road - passable by regular vehicles in normal weather conditions
- Property is in remote mountain location at 8,520 feet elevation - bring water, snacks, layers
- Nearest gas station: High Altitude Convenience in Fort Garland, 19 minutes (13.3 miles)
- Cell phone coverage may be limited in this remote area
- Property has 520 feet of road frontage along Zearly Rd - look for lot markers or stake corners
- Best time to visit: Late spring through early fall for easiest road conditions
- Winter visits possible but roads may have snow/ice - check conditions first
Nearby Landmarks:
- Fort Garland (historic fort museum): 21 minutes north on US-160
- Great Sand Dunes National Park: 45 minutes northwest
- Zapata Falls: 48 minutes northwest
More Land Details
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