5 Acres Near Rio Grande River
Jaroso, CO 81138
Costilla County, Colorado
Lot Description
Land Description
Wake up to the sound of wind through native grasses and fall asleep under a canopy of stars so bright you'll wonder why you ever lived in the city. This 5-acre parcel in Colorado's remote Rio Grande corridor offers something increasingly rare: genuine solitude with world-class recreation at your doorstep.
Can you picture yourself here - casting a line in the Rio Grande by day and stargazing under Colorado skies at night? This property gives you the freedom to camp, build, or simply enjoy the peace of wide-open space. The flat, usable terrain with native grasses and sagebrush creates the perfect canvas for your Colorado dream, whether that's a weekend retreat, full-time homestead, or smart land investment.
Located in the historic Jaroso area where old Colorado meets the modern outdoors lifestyle, you're just 15 minutes from legendary Rio Grande fishing waters and surrounded by millions of acres of public recreation land. Use this land immediately for camping and recreation, or take your time planning the perfect mountain home - there's no timeline pressure here.
We offer flexible owner financing:
Reserve today: $399 total ($159 down + $240 documentation)
Monthly option: $159/Month for 60 months
Cash discount: $7,499 complete
Property Specifications
Parcel ID: 71522270
Acreage: 5.0 acres of level, buildable ground
Location: Costilla County, Colorado
GPS Center: 37.0667, -105.7209
Elevation: 7,623 feet above sea level
Topography: Predominantly flat with native vegetation
Road Access: Bannock Trail via Road 7 & Uncompagre Way
Zoning Classification: Estate Residential
Restrictions: No HOA - build what you want, when you want
Property Taxes: $74 annually (less than $7 per month)
Geographic Setting and Regional Context
Rio Grande Valley Hideaway: Nestled in the upper Rio Grande Valley, your property occupies a unique position where the river corridor meets the high desert landscape. This location places you within the traditional hunting and fishing grounds that have sustained people for millennia, now preserved as some of Colorado's most pristine outdoor recreation areas.
Elevation Advantage: At 7,623 feet, you're living in Colorado's "sweet spot" - high enough to escape the heat and pollution of lower elevations, but not so high that winter becomes extreme. This elevation provides natural air conditioning in summer and moderate winter conditions, with the bonus of spectacular weather patterns moving across the wide valley.
Southern Colorado Authenticity: Unlike the crowded Front Range or tourist-heavy mountain towns, this region maintains authentic Colorado character. You'll find working ranches, Hispanic heritage sites, and locals who've lived here for generations. The pace is slower, the air cleaner, and the night sky unmarked by light pollution.
Four Corners Gateway: Your strategic location provides easy access to Colorado, New Mexico, Arizona, and Utah attractions. While feeling completely remote, you're actually positioned at the crossroads of the Southwest, making this an ideal basecamp for regional exploration.
Ancient Landscape: The Rio Grande Valley represents one of North America's oldest continuously used travel corridors. Native peoples, Spanish explorers, fur trappers, and pioneers all passed through this landscape, leaving traces of their passage in the form of trails, ruins, and place names that tell the story of the American West.
Outdoor Recreation Hub
Rio Grande River System: Your nearest major attraction flows just 15 minutes away - the Rio Grande River with its world-renowned trout fishing. This historic waterway supports multiple trout species through varied terrain from deep pools to rushing rapids. Whether you prefer fly fishing, spin casting, or bait fishing, the Rio Grande delivers consistent action throughout the fishing season.
Hunting Paradise - GMU 83: Your property sits within one of Colorado's premier hunting units, supporting massive elk herds that migrate through the valley each fall. The combination of private land buffers and vast public hunting areas creates ideal conditions for elk, mule deer, and pronghorn to flourish. Turkey populations have also rebounded strongly, providing excellent spring hunting opportunities.
Great Sand Dunes Adventure: One of Colorado's most unique National Parks lies just one hour north, featuring the tallest sand dunes in North America. These 750-Foot tall dunes offer sandboarding, hiking, and the magical spring phenomenon of Medano Creek flowing at the dune base, creating natural beach conditions in the mountains.
Sangre de Cristo Wilderness Access: The dramatic peaks visible from your property aren't just scenery - they're your gateway to Colorado's wilderness areas. Multiple trailheads within 30 minutes provide access to alpine lakes, 14,000-Foot summits, and backcountry camping in some of the least crowded mountains in Colorado.
San Luis Hills OHV Area: For motorized recreation, the San Luis Hills Wilderness Study Area offers thousands of acres of designated OHV trails and camping areas. Bring your ATVs, dirt bikes, or side-by-sides for exploration of this unique high desert landscape dotted with volcanic formations and ancient archaeological sites.
Stargazing Capital: The combination of high elevation, dry air, and minimal light pollution creates world-class astronomical viewing conditions. The International Dark Sky Association recognizes this region as having some of the darkest skies in the continental United States, perfect for astrophotography and naked-eye observation of deep space objects.
Wildlife Viewing and Hunting Opportunities
Elk Migration Spectacle: Each fall, one of North America's most impressive wildlife displays unfolds as thousands of elk migrate through the Rio Grande Valley. September and October bring the peak of elk activity, with bulls bugling and herds moving between summer and winter ranges. The sound of elk bugles echoing across the valley at dawn is an experience that stays with you forever.
Mule Deer Abundance: The high desert habitat provides ideal conditions for Rocky Mountain mule deer, with large resident populations supplemented by seasonal migrants from higher elevations. These magnificent animals with their oversized ears and distinctive gaits are commonly visible during dawn and dusk hours, often approaching within easy viewing distance.
Pronghorn Speed Demons: The open grasslands support healthy pronghorn populations - North America's fastest land animal capable of sustained speeds over 55 mph. Watching pronghorn race across the landscape in their distinctive bouncing gait provides entertainment and challenges for wildlife photographers and hunters alike.
Predator Populations: Black bears occasionally wander down from the mountains, particularly during late summer berry seasons. Mountain lions inhabit the rougher terrain but rarely show themselves, preferring to hunt under darkness. Coyotes are abundant and vocal, their evening songs providing the soundtrack to spectacular sunsets.
Avian Diversity: Golden eagles are daily visitors, using thermal updrafts to hunt prairie dogs and rabbits across the valley floor. During winter, bald eagles concentrate along the Rio Grande, fishing for trout in ice-free sections. Spring migration brings sandhill cranes by the thousands, their distinctive calls announcing the return of warmer weather.
Small Game Opportunities: Cottontail rabbits thrive in the brushy areas, providing excellent small game hunting and important prey for larger predators. Wild turkeys have made a remarkable comeback and now provide challenging hunting in the stream bottoms and brushy draws throughout the area.
Development Potential and Building Options
Flexible Zoning Benefits: Estate Residential zoning provides maximum building freedom while maintaining rural character. Construct anything from a tiny house to a sprawling ranch, with the only requirement being a 600-Square-Foot minimum for permanent dwellings. Mobile homes, manufactured homes, and site-built homes are all permitted with proper permits.
Terrain Advantages: The level topography eliminates expensive site preparation while providing excellent drainage. The native soil composition supports standard septic systems without engineering challenges, and the stable ground conditions accommodate any foundation type from slab-on-grade to full basements.
Utility Planning: While power lines exist nearby, many owners choose complete energy independence through solar and wind systems. The 300+ annual sunshine days and consistent wind patterns make renewable energy highly practical. Water development through wells or cistern systems provides independence from municipal supplies.
Immediate Occupancy Options: Colorado's progressive land use regulations allow immediate camping use - 14 days every three months without any permits required. For longer stays, RV permits extend occupancy up to 180 days annually with basic utilities, perfect for owner-builders who want to live on-site during construction.
Accessory Structure Freedom: Build workshops, barns, garages, and guest quarters without restrictive covenants. Many owners start with utility buildings to provide storage and shelter while planning their main residence, then convert these structures to workshops or rental units once the house is complete.
Design Flexibility: Without architectural review committees or HOA restrictions, build in any style that appeals to you. Popular choices include passive solar designs that capture winter sun and shed summer heat, traditional western ranch styles that complement the landscape, and modern mountain contemporary with extensive glass to frame the views.
Climate Characteristics and Seasonal Patterns
High Desert Climate: Your 7,623-Foot elevation provides classic high desert conditions - hot days and cool nights in summer, mild days and cold nights in winter. This daily temperature swing eliminates the need for air conditioning while providing perfect sleeping conditions year-round.
Sunshine Abundance: With over 300 clear days annually, this region receives more sunshine than most of Florida. The high elevation and thin atmosphere allow maximum solar energy for both passive heating and photovoltaic systems. Even winter storms typically clear within 24-48 hours, restoring brilliant sunshine.
Precipitation Patterns: Annual precipitation averages 10-12 inches, concentrated in winter snow and summer thunderstorms. The summer monsoon pattern brings dramatic afternoon storms with lightning displays and brief heavy rainfall, followed by spectacular rainbows and refreshed air. Winter snowfall provides essential moisture while creating beautiful landscapes.
Growing Season: While the high elevation creates a short growing season (typically May through September), the intense sunshine and cool nights produce exceptional vegetables and hardy perennials. Many residents extend growing seasons with greenhouses, cold frames, and other season extension techniques.
Wind Patterns: Prevailing winds from the west and southwest bring clean mountain air while preventing stagnant atmospheric conditions. These consistent patterns support small wind generation systems while providing natural cooling during summer months.
Seasonal Transitions: Each season brings distinct advantages - spring offers mild construction weather and wildflower displays, summer provides perfect outdoor recreation conditions, fall delivers ideal hunting weather with spectacular aspen displays, and winter creates opportunities for skiing and indoor projects.
Cultural Heritage and Historical Context
Hispanic Settlement Legacy: The Jaroso area represents one of Colorado's oldest European settlements, established by Hispanic pioneers in the mid-1800s under Mexican land grants. Traditional agricultural practices, architectural styles, and cultural celebrations continue today, creating a unique blend of old and new Colorado.
Native American Connections: For thousands of years before European contact, this valley served as seasonal hunting grounds and travel corridors for multiple tribes. Archaeological sites throughout the region preserve evidence of this long human history, with projectile points and pottery shards still occasionally found by hikers and hunters.
Frontier Military History: The establishment of Fort Garland in 1858 brought military protection to early settlers and created one of Colorado Territory's most important military posts. Famous frontiersmen including Kit Carson served here, working to maintain peace between expanding settlement and traditional Native American territories.
Agricultural Heritage: Traditional acequia irrigation systems - community-managed water channels introduced by Spanish colonists - still function throughout the valley exactly as they did centuries ago. These sustainable water management practices demonstrate how human settlements can work in harmony with the high desert environment.
Trading Post Era: Your property lies along ancient trading routes that connected the Rio Grande pueblos with California and the Great Plains. Pack trains carrying goods between Santa Fe and California followed these corridors for over 200 years, leaving traces still visible to observant hikers.
Investment and Ownership Details
Purchase Options:
Cash Investment: $7,499 total (includes deed preparation and transfer)
No financing costs or monthly payments
Immediate clear title ownership
$250 documentation fee
Owner Financing Program:
Initial Investment: $399 total ($159 + $240 doc fee)
Monthly Investment: $159 for 60 months
Total Investment: $9,939 over 5 years
No credit qualification required
No prepayment penalties - pay off early and save
Note servicing fee: $10/Month
Ongoing Ownership Costs:
Property taxes: $74 annually (subject to change)
No HOA dues or restrictions
No special assessments or surprise fees
Money-Back Protection: 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 Points:
15 minutes to Mesita (basic services)
27 minutes to San Acacio (post office, small stores)
31 minutes to San Luis (Colorado's oldest town, full services)
36 minutes to San Pablo (additional shopping)
1 hour to Great Sand Dunes National Park
Why Act Now
Land Scarcity: Properties with Rio Grande access become available rarely, and when they do, they sell quickly to buyers who understand their recreational and investment value.
Market Trends: Colorado recreational land has appreciated consistently over the past decade, with remote properties near water access leading the appreciation curve.
Financing Advantage: Owner financing with no credit requirements represents an opportunity that won't be available indefinitely. Traditional lenders require perfect credit and charge significantly higher interest rates for raw land purchases.
Development Pressure: While this area remains rural and uncrowded, increasing recognition of Colorado's outdoor recreation opportunities continues driving demand for authentic mountain properties.
Lifestyle Investment: More than just land, this property represents freedom - the freedom to build what you want, live how you choose, and enjoy Colorado's outdoor lifestyle on your own terms.
Ideal Property For:
Outdoor Enthusiasts: Hunters, anglers, and hikers seeking private access to Colorado's best recreation
Remote Workers: High-speed satellite internet makes this ideal for location-independent careers
Retirees: Low taxes, clean air, and peaceful surroundings for your golden years
Families: Safe environment for children to explore nature and develop outdoor skills
Investors: Appreciating recreational land market with rental income potential
Weekend Escapists: Close enough for weekend trips, remote enough to truly get away
Information presented is deemed reliable but not guaranteed. Buyers should conduct independent due diligence to verify all details.
Your Colorado adventure starts here. This 5-acre Rio Grande sanctuary combines recreation access, building freedom, and financing that works - everything you need to make mountain living a reality. Properties like this don't stay available long in today's market.
Lot Maps & Attachments
Directions to Lot
Location & Access: Located off Bannock Trail with road access via Road 7 and Uncompagre Way, the property is easily reached by well-established dirt roads. The GPS center coordinates are 37.0667, -105.720950, and it sits at an elevation of 7,623 feet. The lot is about 19 minutes from CO-142 and just over 30 minutes to San Luis.
Drive Times to Nearby Towns:
15 min to Mesita
27 min to San Acacio
31 min to San Luis
36 min to San Pablo
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