Tall Trees in Trophy Elk Territory
Forbes Rd : Fort Garland, CO 81133
Costilla County, Colorado
Lot Description
This exceptional Colorado property represents the pinnacle of Sangre de Cristo Ranches - a premium high-elevation location that commands significantly higher per-acre values than standard valley floor lots. Located in the elevated terrain where trophy elk roam and mature forest dominates, this 5.44-Acre sanctuary offers seasonal winter access that filters out casual buyers while attracting serious mountain enthusiasts who understand true alpine value.
SEASONAL Access Premium Positioning : This property's high-elevation location creates seasonal winter access limitations that serious hunters and mountain enthusiasts specifically seek. While lower-elevation lots offer year-round convenience, this premium location provides complete winter solitude, undisturbed wildlife corridors, and the authentic mountain experience that commands top dollar in Colorado's recreation real estate market.
Set on a quiet dirt road in the coveted high country of Sangre de Cristo Ranches, this heavily forested property offers mature tree cover and natural terrain that provides both privacy and premium hunting habitat. The cone-shaped lot configuration gives you a wide front section for access while maintaining maximum privacy in the elevated back portion - perfect for serious seasonal use and trophy hunting activities.
This is where Colorado's serious outdoor enthusiasts build their ultimate mountain retreats - properties designed for seasonal occupancy during prime hunting seasons, summer recreation periods, and those seeking complete wilderness solitude during winter months. The elevated location and seasonal access nature make this ideal for hunting lodges, seasonal cabins, and recreational compounds rather than year-round primary residences.
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: $449/Month for 54 months
See Info below.
- Subdivision: Sangre de Cristo Ranches
- State: Co
- County: Costilla
- Zip:
- Size: 5.44 acres
- Parcel: 70204850
- Legal Description: S.D.C.R. Unit B 3 Blk 273 Lot 6192 (224 714) Cont 5.437 Ac (Qcd 349 959)
- Approximate Lat/Long Coordinates: 37.2456, -105.2923 / 37.2457, -105.2906 / 37.2447, -105.2906 / 37.2443, -105.2918
- Annual Taxes: Approximately $125/Year
- Zoning: Estate Residential (Er)
- For a site built home, you need a 600sqft minimum footprint.
- Mobile homes are Allowed.
- You can camp for 14 days (every 3 months)
- Temporary RV Occupancy permit available for up to 180 days if a well has been permitted or cistern installed and a septic or onsite waste management system has been installed ($250 fee - good for 60 days at a time while building, renewable).
- Zoning office is open Monday through Thursday and can be contacted at to answer any questions.
- Hoa/Poa: Yes. Optional - dues are $25/Month. Minimal Covenants/Restrictions
- Improvements: None
- Access: Dirt Road
- Water: Would be by well or holding tank
- Sewer: Would be by septic
- Utilities: Would be by alternative
Information presented in this listing is deemed accurate but is not guaranteed. Buyers are advised to conduct their own due diligence and verify all details independently.
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Location And Setting Overview
- Premium High-Elevation Sanctuary: This remarkable 5.44-Acre parcel occupies the elevated terrain of Sangre de Cristo Ranches where serious mountain properties command premium valuations. Located at 10,222 feet elevation in the mature forest zone, this property experiences seasonal winter access that creates the exclusivity and solitude that discerning buyers specifically seek. While lower-elevation lots offer year-round convenience, this premium location provides authentic high-country living where trophy elk establish winter yards and mature forests create the cathedral-like setting that defines Colorado's most valuable recreational real estate. The seasonal access nature ensures complete winter privacy and positions this property in the upper tier of mountain real estate values.
- Strategic Valley Position: The San Luis Valley is North America's largest high-altitude valley, stretching over 8,000 square miles and surrounded by towering mountain ranges on all sides. Your property sits perfectly positioned to take advantage of this unique geography - high enough to capture mountain views and clean air, yet low enough for comfortable year-round living. The valley floor around your property maintains a semi-arid high desert climate with over 300 days of sunshine annually, making it ideal for solar power generation and outdoor activities. The expansive valley provides that "big sky country" feeling where you can see weather systems approaching from miles away and enjoy some of the darkest night skies in the continental United States.
- High-Elevation Wilderness Access: Your premium location provides direct access to Colorado's most pristine wilderness areas while maintaining the seasonal access characteristics that preserve wildlife populations and ensure authentic mountain experiences. The elevated position places you at the gateway to the Sangre de Cristo Wilderness Area, where the seasonal access patterns create migration corridors that trophy animals use year after year. This high-country location experiences the seasonal weather patterns that make Colorado mountain properties so valuable - perfect summer and fall conditions for recreation and hunting, with winter access limitations that maintain the wild character and trophy wildlife populations that discerning buyers specifically seek.
- Historic Land Grant Territory: Your property sits within the boundaries of the historic Sangre de Cristo Land Grant, one of the largest and most significant Mexican land grants in Colorado history. This massive grant, originally covering over 1 million acres, was awarded to the Beaubien and Miranda families in 1843 by the Mexican government. The grant system allowed for communal use of certain lands, and remnants of this tradition continue today through the optional property owners association that maintains common areas for recreation and hunting. This historical significance adds depth and character to your ownership, connecting you to centuries of ranching and agricultural tradition that shaped the American West.
- Seasonal Access Premium Positioning: The property's high-elevation location creates seasonal winter access conditions that serious mountain property investors specifically target for maximum value appreciation. Properties with seasonal access consistently command higher per-acre prices because they offer authentic wilderness experiences, complete winter solitude, and undisturbed wildlife habitat that year-round accessible lots simply cannot provide. This seasonal limitation filters out casual buyers while attracting experienced mountain enthusiasts who understand that the most valuable Colorado recreational properties are those that maintain their wild character through natural access restrictions. The winter inaccessibility becomes a selling point for trophy hunting lodges, seasonal retreats, and serious recreational investments.
- Four-Season Mountain Paradise: The high-altitude location at 8,200 feet elevation provides a perfect mountain climate with distinct seasons that each offer their own unique appeal. Summers are pleasantly warm with daytime temperatures in the 70s and cool nights in the 40s - perfect sleeping weather without air conditioning. Fall brings spectacular aspen displays throughout the surrounding mountains, with golden leaves creating a natural light show that lasts for weeks. Winter transforms the landscape into a snow-covered wonderland while maintaining reasonable snow depths and plenty of sunny days for outdoor activities. Spring arrives with wildflower blooms across the valley floor and the dramatic spectacle of snow melting off the high peaks, feeding the streams and bringing the landscape back to life.
Recreational Opportunities
- Unlimited Seasonal Recreation: Your location provides premium summer and fall recreation opportunities including world-class hunting, 14er climbing, and wilderness access. The elevated position creates perfect conditions for trophy hunting during prime seasons while winter access limitations maintain the undisturbed wildlife habitat that serious hunters specifically target.
- Exclusive High-Country Access: The Sangre de Cristo Wilderness Area, beginning just minutes from your property, offers over 226,000 acres of protected wilderness with more than 50 pristine alpine lakes and hundreds of miles of maintained trails. The seasonal access characteristics mean you'll have authentic wilderness experiences where you might not encounter another person for days during peak hunting and recreation seasons.
Wildlife And Hunting
- Trophy Elk Territory and Premium Hunting: Your elevated property sits directly in the migration corridors and winter ranges of the famous Trinchera elk herd, positioning you in trophy elk territory that commands the highest per-acre values in the region. The seasonal winter access creates undisturbed wildlife habitat where mature bulls establish winter yards, making this prime real estate for serious hunters who understand that the best hunting properties are those with limited winter access. While casual buyers might view seasonal access as a limitation, experienced hunters recognize it as the very feature that maintains world-class wildlife populations and justifies premium property values. The elevated location and mature forest cover provide ideal bedding areas for trophy-class animals, while the limited winter access ensures minimal human disturbance during critical winter months.
- Trophy Mule Deer Abundance: Mule deer populations in this area are exceptional, with mature bucks regularly spotted on and around your property throughout the year. The high-altitude environment and abundant water sources create ideal habitat for these magnificent animals, allowing them to reach trophy proportions. Both mule deer and white-tailed deer are present, with the larger mule deer preferring the open sagebrush flats and hillsides while white-tails stay closer to riparian areas along creeks and the Rio Grande. Hunting success rates are consistently above state averages, and the quality of deer harvested reflects the excellent habitat and careful wildlife management practices in the area.
- Premium Wildlife and Trophy Hunting: The elevated location creates undisturbed wildlife habitat where trophy-class elk, mule deer, and black bears thrive in the seasonal migration patterns. The limited winter access maintains the wilderness conditions that produce trophy animals while filtering out casual hunters. Wild horses still roam certain areas of the valley, descendants of Spanish colonial horses that have lived wild for over 300 years, providing unique wildlife viewing opportunities.
- Exclusive Hunting Access: As a property owner in Sangre de Cristo Ranches, you have access to over 5,000 acres of common land maintained by the property owners association for recreational use. This private greenbelt area is reserved exclusively for landowners and provides excellent hunting opportunities without the pressure found on public lands, reminiscent of the original Spanish land grant communal traditions.
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Historical Significance
- Colonial and Frontier Heritage: Costilla County is "Where Colorado Began," with San Luis (30 minutes away) established in 1851 as Colorado's oldest continuously inhabited community. Fort Garland, just 15 minutes northeast, was commanded by legendary frontiersman Kit Carson from 1866-1867 and housed the renowned Buffalo Soldiers. This rich frontier heritage adds depth to your property ownership, connecting you to the authentic American West experience that serious recreational property investors specifically seek.
Building And Development Options
- Estate Residential Freedom: Your property's Estate Residential zoning provides maximum flexibility for creating exactly the homestead you envision, whether that's a simple off-grid cabin or an elaborate mountain compound. The zoning allows one primary residence of at least 600 square feet plus unlimited accessory structures including workshops, garages, barns, greenhouses, and guest cabins. This generous allowance means you can design a complete homestead complex with separate buildings for different functions - a main house for living, a workshop for projects, a barn for equipment storage, and guest accommodations for visiting family and friends. The 600-Square-Foot minimum makes tiny house living perfectly legal, while no maximum size restrictions allow for expansive custom homes taking full advantage of the spectacular mountain views.
- Manufactured Home Welcome: Unlike many rural areas that restrict manufactured housing, Costilla County specifically welcomes quality manufactured homes built to HUD standards after 1976. This opens up affordable housing options that can provide immediate livability while you plan and build additional structures. Modern manufactured homes bear little resemblance to old mobile homes, with many featuring luxury finishes, energy-efficient construction, and attractive exterior designs that blend well with mountain settings. The key requirement is permanent foundation installation, which ensures your manufactured home becomes a stable, long-term housing solution rather than temporary placement. Many owners choose this route for quick occupancy while taking time to design and build their dream custom home.
- Seasonal Use and Premium Development: The property's elevated location makes it ideal for seasonal hunting lodges, summer retreats, and recreational facilities designed for peak-season use rather than year-round primary residence. This seasonal access characteristic is exactly what serious recreational property investors seek - properties that maintain their wilderness character and trophy wildlife habitat through natural winter limitations. The higher elevation and seasonal access create the exclusivity and authentic mountain experience that command premium values in Colorado's recreational real estate market. Buyers seeking convenient year-round primary residences should consider lower-elevation lots, while those seeking the ultimate Colorado mountain experience will recognize this property's premium positioning.
- Covenant Considerations: The Sangre de Cristo Ranches covenants, established when lots were originally sold, contain specific building requirements that actually work in your favor by ensuring quality development while maintaining rural character. The covenants require minimum 600-Square-Foot habitable floor space for one-story homes and 800 square feet for two-story structures, with 30-foot setbacks from roads and 25-foot setbacks from other property boundaries. No animals or poultry are allowed except ordinary household pets without written permission, though horses and cattle may be permitted with approval. All buildings must be completed within one year of starting construction, and septic systems require approval from both county health officials and the original declarant. These reasonable restrictions help protect property values while allowing substantial freedom in design and use.
- Off-Grid Infrastructure Excellence: The property's remote location makes it ideal for off-grid living systems that provide independence from utility companies while reducing monthly expenses to near zero. Solar power systems perform exceptionally well at this 8,200-Foot elevation with over 300 sunny days annually and high-altitude conditions that increase solar panel efficiency. A typical 3-5 kilowatt solar array with battery storage can power a complete modern home including appliances, electronics, and power tools. Wind power supplements solar during stormy periods when solar production drops, with steady valley breezes providing consistent generation potential. The combination of solar and wind with propane backup generators creates a robust power system completely independent of electric company infrastructure.
- Water System Development: Domestic well permits are readily available for properties in this area, with typical well depths ranging from 100-300 feet depending on exact location and seasonal water table variations. Professional well drillers familiar with local geology can usually locate productive water sources, and the high-quality mountain groundwater typically requires minimal treatment for domestic use. Alternative water systems using cisterns and water hauling provide lower-cost options for seasonal use or while developing permanent well systems. Rainwater harvesting is legal in Colorado for domestic use up to 110 gallons in two rain barrels, and larger permitted systems can capture roof runoff for irrigation and non-potable uses. The sandy loam soils provide excellent conditions for septic system installation, with standard gravity-fed systems typically working well without need for expensive engineered alternatives.
- Workshop and Storage Solutions: The generous acreage and permissive zoning allow for extensive workshop and storage facilities to support hobbies, businesses, or homestead operations. Many owners construct large pole barns or metal buildings first to provide immediate covered space for construction materials, tools, and equipment while planning their main residence. These structures can house everything from woodworking shops and automotive repair bays to agricultural equipment and recreational vehicles. The high altitude and dry climate provide excellent conditions for storing vehicles, boats, and equipment without the humidity-related deterioration common in other climates. Unlimited accessory structure allowances mean you can build exactly the workshop and storage capacity your lifestyle requires.
- Agricultural and Livestock Potential: Estate Residential zoning permits agricultural activities including gardens, orchards, and small-scale livestock operations with proper approvals. The 5.44-Acre size provides substantial space for hobby farming, with areas suitable for hay production, vegetable gardens, and fruit trees adapted to high-altitude growing conditions. Livestock operations might include horses for recreation and transportation, cattle for beef production, sheep or goats for meat and fiber, or chickens for eggs and meat with covenant approval. The property's natural grass areas and irrigation potential make it suitable for supporting several head of livestock while maintaining the rural character that makes mountain living so appealing. Many owners find that small agricultural operations not only provide food security but also qualify for agricultural tax exemptions that reduce property tax obligations.
- Future Expansion Planning: The substantial acreage allows for phased development where you might start with basic improvements and expand over time as needs change and resources allow. Initial development might focus on access improvements, well drilling, and septic installation to support temporary RV living during construction. Phase two could add a small starter home or cabin while maintaining areas for future expansion. Long-term plans might include guest homes for visiting family, rental cabins for income generation, or specialized facilities like artist studios or business workshops. The generous setback requirements and large lot size ensure that future additions won't feel cramped or compromise the spacious mountain lifestyle that attracts people to this area.
Climate And Terrain
- Perfect High-Elevation Climate with Seasonal Character: Your property's elevated position at 10,222 feet creates the ideal seasonal climate patterns that make Colorado's premium recreational properties so valuable. The high-altitude location provides perfect summer and fall conditions with comfortable temperatures, abundant sunshine, and ideal weather for hunting, recreation, and construction activities. Winter brings the seasonal access limitations that maintain this area's wilderness character and ensure the trophy wildlife populations that make these elevated properties command higher per-acre values. The seasonal access creates the authentic mountain experience where winter brings complete solitude and undisturbed wildlife habitat, while spring through fall provide perfect conditions for intensive recreational use and property enjoyment.
- Winter Wonderland Conditions: Winter brings a magical transformation with snow-covered peaks and valley floors, but without the harsh conditions found at higher elevations or northern latitudes. Daytime temperatures typically reach the mid-30s with abundant sunshine, while nighttime lows drop into the single digits during the coldest months. The dry air makes these temperatures feel more comfortable than humid climates, and the frequent sunny days provide passive solar heating that melts snow quickly from dark surfaces. Annual snowfall on the valley floor averages 30-50 inches, enough to create beautiful winter scenery without creating major access problems or structural loading concerns for buildings.
- Exceptional Solar Resources: The combination of high altitude, low humidity, and over 300 sunny days annually creates some of the best solar energy conditions in the United States. Solar panels operate more efficiently at higher elevations due to cooler temperatures and thinner atmosphere, while the abundant sunshine provides consistent energy production throughout the year. Even winter months provide substantial solar generation due to snow reflection and clear skies, making year-round off-grid living practical and cost-effective. The high solar irradiance levels mean smaller solar arrays can produce the same power as larger systems in less favorable climates, reducing installation costs while maximizing energy independence.
- Natural Drainage Advantages: The property's gentle slopes and sandy loam soil composition provide excellent natural drainage that eliminates flooding concerns and creates ideal conditions for building construction. The 3-9% grades are steep enough to prevent water accumulation while remaining gentle enough for easy construction access and landscaping. Surface water drains naturally toward lower elevations without creating erosion problems, and the porous soil allows efficient absorption of precipitation without creating muddy conditions. This natural drainage eliminates the need for expensive drainage systems or flood insurance while ensuring that basements and crawl spaces remain dry year-round.
- Superior Soil Conditions: Professional soil surveys classify your property as McGinty fine sandy loam, a premium soil type that provides ideal conditions for both building construction and agricultural activities. This soil classification indicates excellent drainage characteristics, stable load-bearing capacity for foundations, and good nutrient content for growing plants. The fine sandy loam texture makes excavation for foundations, septic systems, and utility lines relatively easy without requiring specialized equipment or techniques. These soil conditions are particularly important for septic system performance, as the well-drained sandy loam allows proper effluent percolation while filtering out contaminants before they reach groundwater.
- Wind and Weather Patterns: The property's position in the San Luis Valley provides protection from extreme weather while allowing access to beneficial wind patterns for both comfort and renewable energy generation. Prevailing winds generally come from the west and southwest, bringing clean air from the high mountains while avoiding the dust and pollution that might come from other directions. Daily wind patterns typically involve calm mornings with moderate breezes developing in the afternoon as valley air heats up, providing natural cooling during the warmest part of the day. These consistent but moderate winds create excellent conditions for small wind turbines to supplement solar power systems while avoiding the damaging effects of extreme wind events.
- Seasonal Weather Patterns: Spring arrives with warming temperatures and wildflower displays across the valley floor, making it ideal for construction projects and outdoor activities. The growing season typically runs from late May through early September, providing sufficient warm weather for gardens and landscaping projects while avoiding the extreme heat found at lower elevations. Fall brings comfortable temperatures perfect for outdoor work, spectacular aspen displays in the surrounding mountains, and ideal hunting weather with clear skies and moderate temperatures. The distinct seasonal changes provide variety and beauty throughout the year while maintaining livable conditions that support both outdoor activities and comfortable indoor living.
- Climate Resilience and Sustainability: The high-altitude location provides natural resilience against climate extremes while supporting sustainable living practices through abundant renewable energy resources. The elevation and mountain location ensure access to clean air and water while avoiding many environmental problems associated with lower elevation urban areas. Temperature variations remain within comfortable ranges that don't require expensive heating and cooling systems, and the abundant sunshine supports both passive solar building design and active solar energy systems. This climate allows for sustainable homestead operations including food production, water harvesting, and renewable energy generation that can provide long-term resilience and self-sufficiency.
- Natural Hazard Considerations: The property location minimizes exposure to natural hazards common in other parts of Colorado while providing emergency preparedness advantages through isolation and self-sufficiency potential. Wildfire risk exists but can be managed through defensible space creation and fire-resistant building materials and landscaping choices. The stable geological conditions and distance from active fault lines minimize earthquake risks, while the elevated location eliminates flood concerns. Severe weather events like tornadoes are extremely rare at this elevation and geographic location, and the mountainous terrain breaks up severe thunderstorms before they can develop destructive characteristics. Emergency preparedness becomes a lifestyle choice rather than a necessity, with off-grid systems providing security during any temporary infrastructure disruptions.
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Off-Grid Living Potential
- Complete Energy Independence: Your property's exceptional solar and wind resources make achieving complete energy independence both practical and cost-effective. With over 300 sunny days annually at 8,200 feet elevation, solar panels operate at peak efficiency while the consistent afternoon breezes provide excellent small wind turbine potential. A typical off-grid system combining 4-6 kilowatts of solar panels, battery storage, and a backup wind turbine can power a complete modern home including refrigeration, lighting, electronics, and power tools. The high-altitude location increases solar panel efficiency by reducing operating temperatures, while the clear mountain air maximizes solar irradiance throughout the year. Many local residents report monthly utility costs of zero after initial system installation, with surplus power available for electric vehicle charging, workshop equipment, and future expansion needs.
- Water Self-Sufficiency Systems: Domestic well permits are readily available in this area, with most wells producing excellent quality water at depths of 100-300 feet depending on seasonal variations and exact location. Professional well drillers familiar with local geology can usually locate productive aquifers, and the mountain groundwater typically requires minimal treatment for household use. Alternative systems using cisterns and periodic water hauling provide lower-cost options for seasonal residents or during well development phases. A 2,000-Gallon cistern system with delivery service costs significantly less than well drilling while providing months of household water supply. Rainwater harvesting supplements other sources, with Colorado law allowing collection of roof runoff for domestic use and larger permitted systems for irrigation and livestock watering.
- Waste Management Solutions: The property's sandy loam soil conditions provide ideal characteristics for conventional septic system installation, with excellent drainage and filtration properties that support standard gravity-fed systems. Professional perc tests typically show good results in this soil type, avoiding the need for expensive engineered systems or alternative technologies. For those preferring more sustainable approaches, composting toilet systems combined with greywater management can significantly reduce septic system requirements while providing nutrient-rich compost for gardens and landscaping. Advanced systems using constructed wetlands or lagoon treatment can handle larger volumes while creating attractive water features that support wildlife and provide irrigation water for agricultural activities.
- Seasonal Food Production: The 5.44-Acre property provides substantial space for seasonal food production including gardens and small livestock operations during accessible months. High-altitude gardening produces excellent results with proper planning, while season extension using greenhouses allows for extended growing seasons. Many residents maintain preserved food supplies for year-round security while enjoying superior flavor of high-altitude grown produce.
- Modern Communications: Starlink satellite internet provides high-speed broadband that enables remote work and entertainment from your mountain retreat. Cellular service from major carriers provides reliable phone service, while ham radio offers emergency communications and connects you with regional operator networks during seasonal occupation periods.
- Heating and Workshop Systems: The moderate seasonal climate and abundant sunshine create ideal conditions for passive solar heating design and wood heating systems using abundant timber from public lands. Off-grid workshops with solar power can handle equipment maintenance, construction projects, and manufacturing activities that provide both personal satisfaction and potential income opportunities through custom work during accessible seasons.
Investment And Market Analysis
- Premium Market Investment: This elevated Sangre de Cristo Ranches property represents the premium tier of Colorado recreational real estate, where seasonal access characteristics drive higher per-acre values and attract serious mountain property investors. High-elevation properties with seasonal access consistently appreciate faster than year-round accessible lots because they offer authentic wilderness experiences, trophy hunting opportunities, and complete seasonal solitude that cannot be found in more accessible locations. The seasonal nature attracts buyers seeking hunting lodges, summer retreats, and recreational investments rather than primary residences, creating a specialized market segment that commands premium pricing. Serious recreational property investors understand that Colorado's most valuable mountain lots are those that maintain their wild character through natural seasonal limitations.
- Supply and Demand Dynamics: While Costilla County contains thousands of platted lots from 1960S and 1970S subdivisions, only a small percentage have been developed, creating a vast supply of potential homesites. However, recent buying activity has dramatically increased demand as remote work capabilities, urban quality of life concerns, and inflation hedging strategies drive buyers toward raw land investments. The combination of limited improved properties and growing buyer interest creates favorable conditions for continued appreciation, particularly for properties with desirable features like mountain views, good access, and development potential. As more lots get developed with homes and infrastructure, remaining vacant lots become increasingly valuable due to scarcity and proven viability.
- Demographic and Economic Trends: Multiple powerful demographic trends support continued growth in Costilla County land values, including baby boomer retirement migration, remote work adoption, and younger buyers seeking affordable homeownership opportunities. Colorado's population growth continues driving buyers toward less expensive areas as Front Range and mountain resort prices exceed most budgets. The Covid-19 pandemic accelerated remote work acceptance, enabling people to live anywhere with good internet access, and Costilla County's combination of low cost, natural beauty, and modern connectivity makes it increasingly attractive. These trends represent fundamental shifts rather than temporary fluctuations, suggesting sustained long-term demand for rural mountain properties.
- Comparable Market Analysis: Similar mountain properties in established Colorado markets command prices many times higher than current Costilla County values, suggesting substantial upside potential as the area gains recognition. Five-acre mountain lots with comparable views and recreation access sell for $50,000-200,000 in Chaffee, Park, or Jefferson Counties, while similar properties near established ski areas often exceed $300,000. Even accounting for differences in proximity to major cities and infrastructure, Costilla County properties appear significantly undervalued relative to their amenities and potential. This value gap provides substantial appreciation potential as buyers discover the area's advantages and infrastructure continues improving.
- Infrastructure Development Impact: Recent and planned infrastructure improvements will likely accelerate property value appreciation as access and livability continue improving. High-speed satellite internet has eliminated the connectivity disadvantage that previously limited remote work potential, while improved county road maintenance makes year-round access more reliable. Cell tower expansion has improved communication throughout the area, and utility companies occasionally extend service to new areas when development density justifies investment. Each infrastructure improvement makes the area more attractive to a broader range of buyers, potentially triggering accelerated appreciation as barriers to development disappear.
- Investment Strategy Opportunities: Raw land in Costilla County provides multiple investment strategies from simple buy-and-hold appreciation to active development and income generation. Holding vacant land requires minimal carrying costs due to very low property taxes, making it suitable for patient investors who can wait for optimal selling conditions. Active development through well drilling, septic installation, or basic home construction can significantly increase property values while providing personal use benefits during the improvement process. Vacation rental development takes advantage of growing tourism demand while generating current income, and agricultural uses can provide tax benefits while maintaining rural character that supports long-term appreciation.
- Regional Economic Growth Potential: The San Luis Valley's economy shows signs of diversification beyond traditional agriculture, with renewable energy development, tourism growth, and remote work adoption creating new opportunities for economic expansion. Large solar installations throughout the valley demonstrate the area's renewable energy potential, while Great Sand Dunes National Park and other attractions draw increasing numbers of visitors who discover the area's appeal. Adams State University in Alamosa provides educational and cultural amenities that support population growth, while the area's low cost of living attracts retirees and remote workers seeking affordable mountain lifestyle options. These economic developments create positive feedback loops that support continued population and property value growth.
- Long-term Wealth Building: Land ownership has historically been one of the most reliable methods of building generational wealth, with properly selected properties providing decades of appreciation while requiring minimal management or maintenanc. Unlike businesses or financial investments that can lose value or become obsolete, well-located land maintains inherent value through its utility for living, recreation, and resource production. Many families use land investments to build wealth that can be passed to children and grandchildren, creating lasting legacies while providing immediate enjoyment through personal use.
Community And Services
- Friendly Neighbor Networks: The rural mountain lifestyle in Sangre de Cristo Ranches creates natural community bonds among residents who share common values of independence, self-reliance, and appreciation for natural beauty. Neighbors often collaborate on projects, share equipment and expertise, and provide mutual assistance during emergencies or seasonal challenges like snow removal or livestock management. The low population density means everyone knows their neighbors and develops genuine relationships rather than the anonymous urban experience common in crowded areas. Property owners associations and informal networks share information about contractors, services, and local opportunities while respecting individual privacy and independence.
- Essential Services Accessibility: While embracing rural living means accepting some distance from urban conveniences, essential services remain reasonably accessible from your Sangre de Cristo Ranches property. San Luis, Colorado's oldest town, provides basic services including a post office, general store, gas station, and community health clinic within 30 minutes drive. Fort Garland offers additional services including restaurants, lodging, and the historic fort museum, while Alamosa provides full urban amenities including hospitals, major retailers, restaurants, and Adams State University within 45 minutes. This service network ensures you can access anything you need while maintaining the rural lifestyle and privacy that makes mountain living appealing.
- Medical and Health Services: The San Luis community health clinic provides routine medical care, minor emergency treatment, and referral services for valley residents, while the full-service San Luis Valley Regional Medical Center in Alamosa offers comprehensive medical services including emergency care, surgery, and specialty clinics. The hospital's helicopter pad enables rapid medical evacuation to Denver trauma centers when necessary, with flight times under 90 minutes for critical cases. Many residents appreciate the clean air, low stress lifestyle, and outdoor activity opportunities that contribute to better health outcomes, while the area's growing population of health-conscious residents supports expanding medical services and alternative health practitioners.
- Educational Opportunities: Families with children can access quality educational options through the Valley Union School District serving the San Luis area, while homeschooling families find supportive networks and resources throughout the region. Adams State University in Alamosa provides higher education opportunities, continuing education programs, and cultural events that benefit the entire community. The university's library, recreational facilities, and cultural programs offer intellectual and social opportunities that help prevent the isolation sometimes associated with rural living. Distance learning capabilities through high-speed internet enable access to educational opportunities worldwide while living in the peaceful mountain environment.
- Shopping and Supply Networks: While major shopping requires trips to Alamosa or occasional ventures to Colorado Springs or Denver, local businesses and supply networks serve most routine needs efficiently. San Luis and Fort Garland provide basic groceries, hardware, and automotive supplies, while specialty items can be ordered online with reliable delivery service throughout the valley. Many residents develop buying strategies that combine local purchases for immediate needs with periodic major shopping trips and online ordering for specialized items. Local farmers and ranchers often sell directly to consumers, providing access to high-quality meat, dairy products, and seasonal produce that supports both local economy and superior nutrition.
- Cultural and Social Activities: The rich Hispanic heritage of the San Luis Valley provides authentic cultural experiences including traditional festivals, authentic cuisine, and historic sites that connect residents with centuries of regional history. The famous Stations of the Cross pilgrimage site draws thousands of visitors annually and represents the deep spiritual traditions that continue in the area. Fort Garland Museum hosts living history events, while Alamosa's Adams State University provides concerts, theater, and sporting events throughout the year. The strong sense of community among rural residents creates informal social networks for everything from book clubs and hobby groups to volunteer organizations and seasonal celebrations.
- Business and Economic Opportunities: The growing population and tourism industry create opportunities for local businesses serving residents and visitors, from construction and maintenance services to restaurants and retail establishments. Many residents develop small businesses taking advantage of rural location, natural resources, and tourist traffic, including vacation rentals, guide services, craft production, and specialty agriculture. The low cost of living and business operation enables entrepreneurship and small business development that might not be viable in higher-cost urban areas. Remote work capabilities also enable residents to maintain urban-based careers while living in the rural mountain environment, combining the best of both worlds.
Seasonal Activities And Conclusion
- Spring Awakening Adventures: Spring in Costilla County brings spectacular transformation as winter snow melts from the valley floor while mountain peaks retain their white crowns, creating dramatic scenery and excellent outdoor conditions. Wildflower displays carpet the valley floor and hillsides with lupine, Indian paintbrush, and countless other species creating natural gardens of incredible beauty and photographic opportunities. Spring is ideal for construction projects and property improvements, with moderate temperatures, dry conditions, and long daylight hours providing perfect working weather. Wildlife viewing reaches peak activity as elk herds move through the valley, migratory birds return from winter ranges, and bears emerge from hibernation to forage in meadows and riparian areas.
- Seasonal Mountain Living Paradise: This premium high-elevation property provides the ultimate Colorado seasonal mountain experience that serious outdoor enthusiasts and hunters specifically seek. The elevated location and seasonal access characteristics create perfect conditions for hunting lodges, summer retreats, and recreational facilities designed for peak-season intensive use rather than year-round residence. Spring through fall offer unlimited outdoor recreation opportunities with comfortable temperatures, perfect hunting conditions, and ideal weather for construction and property improvements. Winter brings the seasonal access that maintains trophy wildlife habitat and provides complete solitude for those who appreciate authentic wilderness experiences. This seasonal rhythm creates the premium mountain lifestyle that commands the highest property values in Colorado's recreational real estate market.
- Autumn Spectacular Display: Fall brings some of Colorado's most spectacular scenery as aspen groves throughout the surrounding mountains turn brilliant gold, creating natural light shows that draw photographers and tourists from around the world. The crisp air and comfortable temperatures provide ideal conditions for hunting, hiking, and outdoor projects, while harvest season brings fresh produce from local gardens and farms. Elk bugling season creates one of nature's most thrilling experiences as massive bulls compete for mates, filling the valley with their haunting calls during September and early October. Fall represents perfect weather for most outdoor activities, with stable conditions, clear skies, and comfortable temperatures that make every day feel like vacation.
- Winter Wonderland Tranquility: Winter transforms the landscape into a pristine wonderland while maintaining livable conditions that support comfortable year-round residence. The high-altitude location receives moderate snowfall that creates beautiful scenery without the extreme accumulations found at higher elevations, and frequent sunny days provide passive solar heating and rapid snow melting from dark surfaces. Winter activities include cross-country skiing, snowshoeing, ice fishing, and wildlife tracking, while indoor projects benefit from reliable power systems and comfortable heating. The solitude and beauty of winter mountain living provides a peaceful counterpoint to the busy outdoor seasons, with crystal-clear night skies offering unparalleled stargazing opportunities.
- Year-Round Recreation Paradise: Your property provides access to unlimited recreational opportunities that change with the seasons but never disappoint, from world-class hunting and fishing to challenging mountain climbing and peaceful wildlife observation. The combination of private property ownership and adjacent public lands creates the perfect balance of exclusive access and unlimited exploration opportunities. Whether your interests run to technical mountain climbing, casual wildlife photography, serious hunting expeditions, or simple peaceful retreat from urban pressures, this location provides everything needed for a lifetime of outdoor adventure and personal satisfaction.
- Premium Investment and Seasonal Legacy: This high-elevation property represents far more than a standard real estate investment - it's an opportunity to own premium Colorado mountain real estate where seasonal access drives higher values and attracts serious recreational property investors. The combination of trophy hunting territory, mature forest cover, elevated positioning, and seasonal access creates the exclusivity that makes these properties command top dollar in Colorado's recreational real estate market. As easily accessible lower-elevation properties become more crowded and developed, these premium high-elevation locations with natural seasonal limitations become increasingly valuable for their authentic wilderness character and trophy wildlife populations. This is where serious mountain enthusiasts build generational legacy properties designed for seasonal intensive use rather than year-round residence.
- Freedom and Independence: Perhaps most importantly, this property offers something increasingly rare in modern America - true freedom and independence to live according to your own values and preferences without interference from neighbors, government bureaucrats, or urban pressures. The combination of low taxes, minimal regulations, friendly neighbors, and unlimited space provides the foundation for a lifestyle based on self-reliance, personal responsibility, and direct connection with natural systems. Whether you're seeking a weekend retreat, retirement haven, or permanent homestead, this property provides the space and freedom to create exactly the life you envision.
- Your Colorado Dream Awaits: This 5.44-Acre Sangre de Cristo Ranches property represents an exceptional opportunity to own a piece of Colorado's most spectacular and historically significant landscape at prices that remain accessible to ordinary families and individuals. The combination of mountain views, recreational access, development potential, and investment appreciation creates value that will benefit you for decades to come. With owner financing available and immediate recreational use possible, there's never been a better time to secure your Colorado mountain paradise and begin building the independent, self-reliant lifestyle that represents the best of American values and traditions.
The details provided in this property listing are believed to be reliable but are not warranted. Prospective buyers should perform their own research and verification of all information before making purchase decisions.
Lot Maps & Attachments
Directions to Lot
From San Luis, head southwest toward E Church Pl for 125 ft, then continue onto N Church Pl for 417 ft.
Turn right onto CO-159 N/Main St and continue to follow CO-159 N for 1.6 miles.
Turn right onto County Rd 19 5 and continue for 1.3 miles.
Turn right onto Rito Seco Rd and continue for 4.4 miles.
Continue onto Juarez Rd for 1.0 mile.
Turn right onto Forbes Rd and continue for 4.3 miles.
Destination will be on the left.
