Mountain Valley 5 Acres, Level

Lot Description

Land Description

Hook in. Cast out. Build your off-grid legacy on this spectacular 5-acre retreat where the Rio Grande River meets endless Colorado sky. This isn't just land - it's your gateway to financial freedom through recreational rental income, personal escape, or long-term investment in one of America's fastest-growing outdoor recreation markets.

Picture the possibilities: morning coffee overlooking the San Luis Valley's 8,000-Square-Mile expanse, evenings by the fire pit under some of the darkest skies in America, and weekends filled with world-class fishing just minutes from your door. Whether you're envisioning luxury glamping tents, tiny cabin rentals, or your own off-grid homestead, this level terrain with native beauty provides the perfect canvas.

Located in the heart of Colorado's authentic ranch country, you're close enough to the Rio Grande for daily fishing adventures yet remote enough to offer guests that genuine "escape from civilization" experience they're paying premium prices to find on Airbnb and Vrbo.

Flexible owner financing makes this opportunity accessible:

Reserve today: $399 total ($159 + $240 documentation)

Monthly investment: $159/Month for 60 months

Cash opportunity: $7,499 complete

Property Specifications

Apn: 71507250

Size: 5.0 acres of level, usable ground

Location: Costilla County, Colorado

GPS Coordinates: 37.0631 N, 105.7176 W

Elevation: 7,621 feet above sea level

Terrain: Level with native grasses and sagebrush - perfect for development

Access: County Road F via War Eagle Trail and Vallejo Road

Zoning: Estate Residential - maximum building flexibility

HOA: None - complete freedom to develop as you choose

Annual Taxes: $73.76 (2024) - less than $7 monthly

Strategic Location and Market Position

San Luis Valley Investment Hub: Your property sits in Colorado's legendary San Luis Valley, a region experiencing unprecedented growth in recreational tourism and short-term rental demand. This 8,000-Square-Mile high-altitude valley attracts visitors seeking authentic Western experiences, dark sky stargazing, and outdoor adventures they can't find in crowded mountain resort towns.

Off-Grid Tourism Goldmine: The growing trend toward "digital detox" vacations and off-grid experiences creates incredible opportunity for rental income. Guests pay premium rates for properties offering authentic wilderness experiences while maintaining reasonable access to civilization. Your location provides the perfect balance - remote enough to feel wild, accessible enough for guest comfort.

Rio Grande River Corridor Access: Just minutes from legendary Rio Grande fishing waters, your property offers guests direct access to some of Colorado's finest trout streams. Fly fishing guides operating in the area charge $400-600 per day, creating natural partnerships and guest referral opportunities for property owners who market to angling enthusiasts.

High Desert Authenticity: Unlike commercialized ski resort areas, the San Luis Valley maintains genuine Western character that appeals to visitors seeking real Colorado experiences. Working ranches, Hispanic cultural sites, and locals with generational ties create an authentic atmosphere that urban visitors pay premium rates to experience.

Accessibility Advantage: County Road F access via established routes keeps you connected while maintaining that authentic "remote Colorado" feel. Guests can reach your property in standard vehicles while feeling they've discovered something special. This accessibility eliminates the 4WD vehicle limitations that restrict many off-grid rentals.

Revenue Generation and Investment Potential

Short-Term Rental Income Projections: Comparable off-grid properties in Colorado's recreational areas generate $150-300+ per night depending on amenities and marketing. With 60-80% occupancy rates achievable through strategic marketing, annual gross revenue of $30,000-60,000+ is realistic. After expenses, net returns of 15-25% on total investment are common in this market.

Multiple Revenue Streams: Beyond nightly rentals, consider seasonal camping permits, hunting guide partnerships, photography workshop hosting, and equipment rental (fishing gear, outdoor equipment) to maximize income potential. Many successful operators generate 30-40% of total revenue from add-on services and partnerships.

Development Flexibility: Estate Residential zoning permits multiple structures, allowing phased development that generates income throughout the building process. Start with glamping tents or tiny cabins for immediate revenue, then expand with additional units as cash flow supports growth. No HOA restrictions mean complete creative freedom.

Market Timing Advantage: Colorado's outdoor recreation economy continues explosive growth while available land for development becomes increasingly scarce. Purchasing raw land at current prices positions you ahead of inevitable appreciation as demand continues exceeding supply throughout the region.

Tax Benefits: Rental property ownership provides substantial tax advantages including depreciation deductions, expense write-offs, and potential 1031 exchange opportunities for portfolio growth. Many investors use rental income to offset property costs while building long-term equity.

Recreational Paradise and Guest Attractions

World-Class Fishing Access: The Rio Grande River system provides your guests with legendary trout fishing experiences just minutes from your property. Native Rio Grande cutthroat trout, rainbow trout, and brown trout inhabit waters ranging from gentle pools perfect for beginners to challenging rapids that test expert anglers. Multiple access points within 15 minutes offer variety for multi-day fishing adventures.

Hunting Excellence - GMU 83: Your location within Colorado's premier hunting unit creates incredible opportunities for hunting-focused rentals during fall seasons. The area supports massive elk herds, trophy mule deer, pronghorn antelope, and wild turkeys. Hunters pay premium rates for properties offering base camp facilities near prime hunting grounds.

Great Sand Dunes National Park: One hour north lies one of America's most photographed natural attractions - towering sand dunes rising 750 feet above the valley floor. These spectacular dunes offer sandboarding, hiking, and the seasonal magic of Medano Creek creating natural beach conditions. This proximity adds major marketing appeal for family groups and adventure seekers.

Dark Sky Stargazing: Your elevation and remote location provide world-class astronomical viewing conditions recognized among the darkest skies in the continental United States. Astrophotography workshops, meteor shower viewing parties, and romantic stargazing experiences command premium pricing from urban visitors who've never seen the Milky Way clearly.

San Luis Hills Wilderness: Thousands of acres of designated wilderness areas provide unlimited hiking, OHV recreation, and wildlife viewing opportunities. Multiple trailheads within 30 minutes access pristine backcountry for day hikes or multi-day backpacking adventures. These public lands essentially extend your property's recreational value infinitely.

Winter Recreation Access: Wolf Creek Ski Area, Colorado's snow capital receiving over 430 inches annually, lies just 2 hours away via scenic mountain highways. Winter guests seeking affordable alternatives to expensive ski resort lodging provide steady cold-season rental income.

Wildlife Viewing and Natural Features

Elk Migration Spectacle: Each fall, thousands of elk migrate through the Rio Grande Valley in one of North America's most impressive wildlife displays. September and October bring peak activity when bulls bugle across the landscape while massive herds move between seasonal ranges. This natural phenomenon creates incredible guest experiences and marketing opportunities for wildlife enthusiasts.

Diverse Game Populations: The high desert habitat supports healthy populations of mule deer, pronghorn antelope, wild turkeys, and various small game species. Dawn and dusk wildlife viewing from your property provides guests with authentic Colorado experiences while the presence of huntable populations attracts serious sportsmen during appropriate seasons.

Predator Ecosystem: Black bears occasionally visit from nearby mountains, while mountain lions inhabit the rougher terrain. Coyotes are abundant and vocal, their evening chorus providing the soundtrack to spectacular sunsets. These predator populations indicate healthy ecosystem balance while adding excitement to the wilderness experience.

Bird Watching Excellence: Golden eagles soar daily using thermal updrafts to hunt across the valley floor. Bald eagles winter along the Rio Grande, while spring migration brings thousands of sandhill cranes in spectacular displays. This avian diversity attracts birding enthusiasts who appreciate guided wildlife viewing experiences.

Seasonal Wildlife Patterns: Understanding wildlife movement patterns helps maximize guest experiences and rental income. Spring brings active courtship displays, summer features young animals learning survival skills, fall delivers dramatic migration activity, and winter concentrates wildlife around water sources and sheltered areas.

Development and Building Opportunities

Glamping Business Potential: Luxury camping experiences command $200-400+ per night in Colorado markets. Canvas wall tents, yurts, and tiny cabins with basic amenities satisfy guest comfort expectations while maintaining that authentic outdoor experience. Platform construction on level terrain minimizes development costs while maximizing revenue potential.

Tiny House Village Concept: Multiple tiny houses (600+ square feet each under zoning requirements) create diverse accommodation options for different group sizes and budgets. Shared amenities like fire pits, outdoor kitchens, and recreational equipment storage reduce individual unit costs while enhancing guest experiences.

Event Venue Possibilities: The level terrain and mountain views create ideal conditions for weddings, corporate retreats, and special events. Many rural Colorado properties generate substantial revenue hosting intimate weddings and celebration events for urban clients seeking unique venues.

RV Park Development: Full hookup RV sites serve the growing luxury RV market while requiring minimal infrastructure investment. Premium RV sites with mountain views and fishing access command $75-150+ per night, with monthly rates providing steady income during peak seasons.

Sustainable Systems Integration: Solar power systems, rainwater harvesting, and composting toilets appeal to environmentally conscious guests while reducing operational costs. These sustainable features often justify premium pricing while attracting the growing eco-tourism market.

Phased Development Strategy: Start with low-cost camping options to generate immediate revenue, then reinvest profits into more elaborate structures. This approach minimizes initial capital requirements while proving market demand before major investments.

Climate and Environmental Advantages

High Desert Climate Benefits: The 7,621-Foot elevation provides ideal conditions for year-round outdoor activities. Summer days reach comfortable 70s-80s while nights cool to the 40s-50s - perfect sleeping weather without air conditioning. Winter temperatures remain moderate with abundant sunshine, extending the practical tourism season compared to higher elevation properties.

Exceptional Sunshine Records: Over 300 sunny days annually provide ideal conditions for solar power systems and outdoor activities. This sunshine abundance reduces operational costs through renewable energy while ensuring guest comfort regardless of season. Even winter storms typically clear within 24-48 hours.

Low Humidity Comfort: Desert-like humidity levels eliminate the muggy discomfort found in other regions. Guests from humid climates particularly appreciate the instant comfort provided by dry mountain air, often extending stays to enjoy the health and comfort benefits.

Precipitation Patterns: Annual precipitation of 10-12 inches prevents mud and drainage issues while supporting native vegetation that provides natural landscaping. Summer monsoon storms bring dramatic lightning displays and brief rainfall that guests find exciting rather than inconvenient.

Wind Resource Potential: Consistent wind patterns support small wind generation systems while providing natural cooling during summer months. This renewable energy potential reduces long-term operational costs while appealing to environmentally conscious guests.

Growing Season Opportunities: The mountain growing season supports organic gardens that provide fresh ingredients for guest meals and educational workshops. Many successful rental properties offer "farm-to-table" experiences that justify premium pricing.

Historical and Cultural Heritage

Hispanic Settlement Legacy: The Jaroso area represents Colorado's oldest European cultural traditions, established by Hispanic pioneers under 19th-century Mexican land grants. Traditional architecture, agricultural practices, and cultural celebrations continue today, creating authentic cultural experiences that urban guests pay premium prices to explore.

Native American Sacred Landscape: For millennia before European contact, this valley served as seasonal hunting grounds and travel corridors for Ute and other tribal peoples. Archaeological sites throughout the region preserve evidence of this ancient heritage, adding depth and meaning to the guest experience.

Frontier Military Heritage: Nearby Fort Garland's establishment in 1858 brought famous frontiersmen including Kit Carson to this region. The fort's history of interactions between military forces, settlers, and Native Americans creates rich storytelling opportunities for guests interested in authentic Western history.

Spanish Colonial Trade Routes: Your property lies along historic trade corridors that connected New Mexico's Rio Grande pueblos with California and the Great Plains. Pack train routes used for over 200 years left traces still visible today, providing hiking destinations and historical education opportunities for guests.

Agricultural Heritage: Traditional acequia irrigation systems - community-managed water networks introduced by Spanish colonists - still function exactly as they did centuries ago. These sustainable agricultural practices demonstrate human harmony with high desert environments while providing educational tourism opportunities.

Market Analysis and Investment Outlook

Colorado Land Appreciation Trends: Recreational land in Colorado has appreciated consistently over the past decade, with remote properties near water access leading the appreciation curve. Current purchase prices represent opportunity before inevitable appreciation as outdoor recreation demand continues growing.

Short-Term Rental Market Growth: Colorado's short-term rental market continues expanding as more travelers seek authentic experiences over generic hotel accommodations. Properties offering genuine outdoor experiences maintain higher occupancy rates and command premium pricing compared to urban alternatives.

Infrastructure Development Impact: Improved satellite internet access (Starlink and competitors) eliminates the connectivity concerns that previously limited remote property appeal. Modern guests expect reliable internet for work and communication while still seeking escape from urban environments.

Demographic Trends: Millennial and Gen-X travelers prioritize experience over possessions, driving demand for unique accommodations and outdoor adventures. This demographic shift creates sustained demand for properties offering authentic outdoor experiences rather than luxury amenities.

Competition Analysis: While mountain resort areas become increasingly crowded and expensive, authentic working ranch regions remain relatively undiscovered by mainstream tourism. This creates first-mover advantages for early investors who establish quality operations before markets become saturated.

Ownership Details and Investment Terms

Purchase Options:

Cash Investment: $7,499 total (includes deed preparation and transfer)

Immediate ownership without financing costs

$250 documentation fee

Clear title upon payment

Owner Financing Program:

Initial Investment: $399 total ($159 + $240 doc fee)

Monthly Investment: $159 for 60 months

Total Financed Cost: $9,939 over 5 years

No credit qualification required

No prepayment penalties

Note servicing: $10/Month

Annual Ownership Costs:

Property taxes: $73.76 (subject to change)

No HOA restrictions or fees

No special assessments

100-Day No-Nonsense Guarantee: When you purchase this property and change your mind within 100 days of your down payment, let us know. We'll either refund your principal payment or exchange it for another property in our inventory that better suits your needs. This guarantee allows you to secure the property confidently before visiting in person. On owner financing, we refund principal paid excluding fees (closing costs, doc fees, note maintenance fees, and taxes). Any late or missed payments during the guarantee period will automatically void the guarantee.

Regional Access:

15 minutes to Mesita

17 minutes to Jaroso

26 minutes to San Acacio

30 minutes to San Luis

1 hour to Great Sand Dunes National Park

Why This Investment Opportunity Won't Last

Rental Market Timing: Colorado's off-grid tourism market is still emerging, providing first-mover advantages before competition increases. Properties developed now establish market presence and guest reviews before saturation occurs.

Land Scarcity: Buildable recreational land with water access becomes available rarely, and when it does, competition from investors and developers drives prices higher. Current agricultural zoning and pricing provide temporary opportunity.

Regulatory Changes: As short-term rental markets mature, many jurisdictions implement restrictions that grandfather existing operations while limiting new entrants. Establishing rental operations now protects against future regulatory limitations.

Interest Rate Environment: Owner financing with no credit requirements provides access regardless of banking conditions or interest rate fluctuations that affect traditional real estate investments.

Infrastructure Improvements: Satellite internet expansion and renewable energy advances make remote properties more practical for both development and guest comfort, increasing demand and property values.

Perfect Investment For:

Airbnb Entrepreneurs: Experienced operators seeking expansion opportunities in emerging markets

Outdoor Industry Professionals: Guides, outfitters, and adventure companies needing base camp facilities

Retirement Investors: Seeking rental income streams in appreciating recreational markets

Digital Nomads: Location-independent professionals wanting combination investment/retreat properties

Family Investors: Multi-generational properties providing recreation and investment returns

Portfolio Diversifiers: Adding real estate and recreation sector exposure to traditional investments

Information presented is deemed reliable but not guaranteed. Buyers should conduct independent due diligence to verify all details.

Your Colorado investment opportunity awaits. This 5-acre off-grid paradise combines recreational appeal, rental income potential, and financing that works - everything needed to build wealth through Colorado's booming outdoor recreation economy. Properties offering this combination of opportunity don't stay available long in today's market.