Prime Hunting Base Camp in Rockies
Alexandre Rd : Fort Garland, CO 81133
Costilla County, Colorado
Lot Description
Prime Hunting Base Camp - 8.58 Acres in Colorado's Game Unit 83.
This isn't a typical flat building lot - it's a hunter's strategic advantage. With dramatic pinon pine-covered slopes and a seasonal ravine, this rugged property offers what serious hunters want: elevation, privacy, and position in one of Colorado's premier big game areas.
Why Hunters Choose This Property:
- Located in Game Unit 83 - home to an estimated 7,000+ elk and excellent mule deer population
- Access to 5,000+ acres of Sangre de Cristo "Greenbelt" - dedicated public hunting land
- Strategic elevation positioning - park up top on the road, hunt the slopes and ravine below
- 925+ feet of property depth - plenty of room for multiple hunting setups and trail access
- Dense pinon pine coverage - natural wildlife corridors and concealment
- Seasonal ravine - draws wildlife and provides natural navigation landmark
Perfect for:
- Hunting Base Camp - park your RV roadside, hunt 8+ acres of your own land
- Pre-Season Scouting - establish trail cameras and study wildlife patterns year-round
- Processing & Storage Site - remote location perfect for field dressing and meat care
- Investment/Land Banking - hunting properties in Unit 83 are increasingly valuable
- Multi-Generational Hunting Legacy - pass down your own private hunting ground
The steep terrain that turns off casual buyers is exactly what creates the wildlife habitat and hunting opportunities you want. Elk and deer use these slopes for bedding, the ravine for water access, and the pinon pines for food and cover.
Location Advantages:
- 18 minutes to Fort Garland - supplies, gas, restaurants, and the historic Fort Garland Museum
- Unit 83 Over-the-Counter elk tags - 2nd and 3rd rifle seasons available without lottery
- Sangre de Cristo Wilderness nearby - backcountry hunting opportunities
- Year-round road access - maintained dirt road, no 4WD required for access
- Cell service available - stay connected for safety and coordination
Zoning Flexibility for Hunters:
- Camp 14 days every 3 months (no permit needed) - perfect for hunting seasons
- RV permits up to 180 days with basic utilities - ideal for extended hunting camps
- Small cabin/mobile home possible with site prep - permanent hunting cabin potential
- NW corner has parking area - flat spot to park trucks/trailers right off the road
Hunting Season Intel:
Unit 83 is home to approximately 7,000 elk and excellent deer populations, with over 5,000 acres of "Greenbelt" dedicated to public hunting and recreation. The area offers excellent big game hunting with elk, deer, antelope, bear, and mountain lions. Colorado offers over-the-counter bull elk licenses for Unit 83 during 2nd and 3rd rifle seasons.
Easy Owner Financing:
- Just $849 down ($599 + $250 closing)
- $335/Month for 87 months
- Annual taxes: ~$395
Property Details:
- Subdivision: Sangre de Cristo Ranches
- State: Colorado
- County: Costilla
- Zip: 81133
- Size: 8.58 acres
- Parcel: 70244390
- Legal Description: S.D.C.R. Unit K-3 BLK 342 Lot 7537 Cont 8.587 Ac
- Approximate Lat/Long Coordinates:
- 37.465781, -105.307575
- 37.464914, -105.304367
- 37.463681, -105.305617
- 37.465261, -105.308081
- Annual Taxes: Approximately $395/Year
- Zoning: Estate Residential
- Building Requirements: 600sqft minimum footprint for site-built homes
- Mobile Homes: Allowed
- Camping: 14 days every 3 months
- RV Permits: Up to 180 days if well/cistern and septic installed ($250 fee, renewable 60-day periods)
- Zoning Office: Monday-Thursday,
- Hoa/Poa: Optional - $25/Year
- Improvements: None
- Access: Dirt road
- Water: Holding tank required
- Sewer: Septic required
- Utilities: Alternative sources needed
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This property is designed by nature for hunting. If you want flat and simple, look elsewhere. But if you want your own private hunting ground in prime big game country, this rugged terrain offers advantages that flat lots never could.
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
- Prime Game Management Unit Position: Your 8.58-Acre property sits strategically within Colorado's Game Management Unit 83, one of the most productive big game hunting zones in the entire state. This isn't just coincidence - it's geography, ecology, and wildlife management coming together in perfect harmony. Unit 83 encompasses much of Costilla County's prime elk habitat, supporting an estimated population of 7,000 to 16,000 elk depending on seasonal conditions and migration patterns.
- Sangre de Cristo Mountain Access: The property's eastern boundary faces the dramatic Sangre de Cristo Mountain Range, providing direct access to wilderness areas that have supported wildlife populations for thousands of years. These mountains, whose name means "Blood of Christ" in Spanish, create a natural wildlife corridor that funnels game animals through your exact location during seasonal migrations. The elevation changes from your property at approximately 8,200 feet up to peaks over 14,000 feet create diverse habitat zones that support everything from valley floor antelope to high-country elk.
- Strategic Elevation Advantage: Positioned at the perfect elevation sweet spot, your property offers commanding views of wildlife movement patterns across the San Luis Valley while maintaining easy vehicle access. The rolling terrain with its seasonal ravine creates natural funneling points where game animals travel between feeding and bedding areas. Professional hunting guides recognize this type of terrain as premium habitat - steep enough to provide bedding security for elk and deer, but accessible enough for hunters to work effectively.
- Greenbelt Recreation Area Benefits: As a landowner in Sangre de Cristo Ranches, you gain exclusive access to over 5,000 acres of designated "Greenbelt" common area reserved specifically for recreation and hunting. This massive tract of shared hunting land is restricted to property owners only, giving you hunting opportunities equivalent to owning a massive ranch at a fraction of the cost. The Greenbelt system represents one of the most innovative approaches to wildlife management and hunter access in Colorado.
- Historic Settlement Context: The Sangre de Cristo Ranches subdivision sits on land that has supported wildlife and human hunters for over 10,000 years. Archaeological evidence shows Native American tribes including the Ute, Jicarilla Apache, and Comanche established seasonal hunting camps in this exact area, following the same game trails your property overlooks today. Spanish explorers documented massive elk herds in the San Luis Valley as early as 1694, and territorial period settlers relied on this area's abundant wildlife to survive harsh mountain winters.
- San Luis Valley Geographic Setting: Your property occupies prime real estate within the San Luis Valley, North America's largest high-altitude valley at roughly 8,000 square miles. This massive valley, surrounded by 14,000-Foot peaks, creates a unique ecosystem that concentrates wildlife populations and provides year-round habitat security. The valley floor's mix of agricultural areas, wetlands, and native grasslands supports diverse prey species, while the surrounding mountains provide escape cover and seasonal habitat.
- Transportation and Access Infrastructure: County-maintained dirt roads provide year-round access to your property, connecting you to Highway 160 through Fort Garland (18 minutes) and to the county seat of San Luis (30 minutes). These aren't rough four-wheel-drive trails - they're maintained roads suitable for trucks, trailers, and RVs. The road system was originally developed to serve the massive Trinchera Ranch operation and has been maintained by the county to support the growing number of landowners in the subdivision.
Recreational Opportunities
- Premier Big Game Hunting Territory: Game Management Unit 83 has earned its reputation as one of Colorado's most consistent elk and deer hunting units through decades of scientific wildlife management. The unit's success rates consistently exceed state averages, with recent seasons showing elk hunter success rates above 25% and deer hunter success rates approaching 40%. These numbers reflect not just healthy wildlife populations, but also the quality habitat your property provides access to.
- Over-the-Counter Elk License Availability: Unlike Colorado's premium hunting units that require winning difficult lottery drawings, Unit 83 offers over-the-counter bull elk licenses for second and third rifle seasons. This means you can purchase your elk tag guaranteed every year, making this property valuable not just as an investment but as your reliable annual hunting destination. The ability to hunt elk every year without lottery luck makes this property significantly more valuable than land in draw-only units.
- Diverse Hunting Seasons and Species: Your property provides hunting opportunities spanning seven months of the year. Archery elk season runs from late August through September during the bugling rut, offering the most exciting and challenging elk hunting experiences. Muzzleloader season in mid-September provides primitive weapon enthusiasts unique opportunities. Multiple rifle seasons from October through November accommodate different hunting styles and weapon preferences. Deer seasons overlap with elk seasons, and the property also provides excellent small game and predator hunting opportunities.
- Private Land Hunting Advantages: Owning your own hunting land provides advantages no public land can match. You can scout year-round, establishing trail camera locations and learning wildlife patterns intimate knowledge that dramatically improves hunting success. Pre-season scouting reveals travel corridors, feeding areas, and bedding locations that give you decisive advantages during hunting seasons. You can establish food plots, mineral licks, and water sources that concentrate game animals on your property.
- Backcountry and Wilderness Access: The property serves as your gateway to hundreds of thousands of acres of public hunting land in the Rio Grande and San Isabel National Forests. The Sangre de Cristo Wilderness Area provides backpack hunting opportunities for those seeking the ultimate mountain hunting experience. These wilderness areas maintain populations of truly wild elk and deer that have never been hunted from roads, offering trophy potential unavailable in more accessible areas.
- Year-Round Outdoor Recreation Beyond Hunting: When hunting seasons close, your property transforms into a base camp for world-class outdoor recreation. The nearby Rio Grande River provides excellent fly fishing for native cutthroat trout and stocked rainbow and brown trout. Mountain Home Reservoir and Sanchez Reservoir offer trophy fishing opportunities within 30 minutes, regularly producing trout over 20 inches. Winter brings cross-country skiing, snowshoeing, and snowmobiling opportunities across thousands of acres of public land.
- Four-Wheel Drive and ATV Recreation: The property connects to an extensive network of four-wheel drive roads and ATV trails that penetrate deep into the Sangre de Cristo Mountains. These trails provide access to alpine lakes, abandoned mining camps, and high-country hunting areas inaccessible to most hunters. The road network was originally developed for logging and mining operations, creating a legacy trail system that now serves recreational users and serious backcountry hunters.
- Photography and Wildlife Viewing Paradise: Even when you're not hunting, your property provides front-row seats to one of Colorado's greatest wildlife spectacles. Morning and evening hours bring elk herds, deer, antelope, and predators into view. The property's elevated position and open sight lines make it ideal for wildlife photography and spotting scope use. Professional wildlife photographers recognize this area as prime habitat for capturing images of Colorado's most iconic species in their natural environment.
Wildlife And Hunting
- Legendary Trinchera Elk Herd: Your property sits within the range of the famous Trinchera elk herd, one of Colorado's largest and most genetically diverse elk populations. This herd, centered on the historic Trinchera Ranch, numbers between 7,000 and 16,000 animals depending on seasonal conditions and represents some of the finest elk genetics in North America. These aren't pen-raised or supplementally fed animals - they're wild Rocky Mountain elk maintaining behaviors and characteristics developed over thousands of years.
- Trophy Bull Elk Potential: The Trinchera herd regularly produces trophy-class bulls scoring over 350 inches Boone and Crockett, with exceptional animals exceeding 400 inches. The herd's genetic diversity and excellent habitat conditions result in bulls with exceptional antler mass, tine length, and overall symmetry. Hunting magazines and outdoor television shows regularly feature hunters taking trophy bulls from Unit 83, establishing the area's reputation among serious elk hunters nationwide.
- Elk Behavior and Seasonal Patterns: Understanding elk behavior on your property requires recognizing their seasonal movement patterns. During summer months, elk concentrate in high-elevation forests and meadows, descending to lower elevations like your property during fall hunting seasons. The seasonal ravine crossing your property likely serves as a travel corridor between summer and winter ranges, concentrating elk movement through a predictable location during peak hunting periods.
- Mule Deer Population Excellence: Costilla County supports one of Colorado's healthiest mule deer populations, with bucks regularly reaching trophy proportions. The area's diverse habitat - from sagebrush flats to pine-covered hillsides - provides year-round security and nutrition that allows bucks to reach full genetic potential. Mature bucks in this area commonly score over 180 inches Boone and Crockett, with exceptional animals exceeding 200 inches representing world-class trophy potential.
- Predator Species and Hunting Opportunities: Your property supports healthy populations of predator species that provide year-round hunting opportunities. Coyotes are abundant and can be hunted without bag limits or closed seasons, providing excellent opportunities for predator calling and helping maintain balanced wildlife populations. Mountain lions inhabit the nearby mountains and occasionally cross your property, creating opportunities for those licensed for lion hunting with hounds.
- Black Bear Hunting and Habitat: The oak brush and serviceberry thickets in nearby drainages support excellent black bear populations. Bears regularly travel through your property during their fall feeding period, moving between oak brush feeding areas and winter denning sites in the high country. Colorado's liberal bear hunting regulations and long seasons make bear hunting a realistic opportunity for property owners willing to learn bear behavior and hunting techniques.
- Bird Hunting Opportunities: The property and surrounding area support excellent populations of game birds including blue grouse, ptarmigan at higher elevations, and occasional wild turkeys. Migratory dove hunting can be excellent during September seasons, with birds concentrating around water sources and grain fields. The diversity of bird hunting opportunities extends your hunting seasons and provides options for hunters of all skill levels and physical abilities.
- Small Game Abundance: Cottontail rabbits thrive in the brushy areas around your property, providing excellent small game hunting opportunities and helping introduce young hunters to the sport. Snowshoe hares inhabit higher elevation areas and provide challenging winter hunting. Prairie dog towns in nearby areas offer opportunities for long-range shooting practice and varmint hunting that helps maintain shooting skills during closed big game seasons.
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Historical Significance
- Ancient Hunting Grounds Legacy: Your property sits on land that has served as prime hunting territory for over 10,000 years, making you part of an unbroken chain of hunters stretching back to the earliest inhabitants of North America. Archaeological evidence throughout the San Luis Valley shows continuous human habitation and hunting activity, with arrowheads, spear points, and ancient campsites discovered regularly by landowners. The same wildlife corridors, water sources, and seasonal migration patterns that drew prehistoric hunters to this exact location continue to concentrate game animals on your property today.
- Ute Nation Sacred Territory: The Ute people, Colorado's oldest continuous residents, established this area as prime hunting grounds centuries before European contact. They called the San Luis Valley "the place of much grass" and recognized the Sangre de Cristo Mountains as sacred peaks where vision quests and spiritual ceremonies took place. Ute hunting parties would establish seasonal camps near your property's location, following elk and deer herds between summer high country and winter valley floors. The seasonal ravine crossing your property likely served as a traditional hunting ambush site used by Ute hunters for generations.
- Spanish Colonial Exploration: Spanish explorer Captain Don Diego de Vargas led the first European expedition into this area in 1694, just two years after the conquest of Santa Fe. His expedition documented massive elk herds numbering in the thousands covering the valley floor, and his reports to Spanish authorities described hunting opportunities unlike anything in the known world. The Sangre de Cristo Land Grant of 1841 established formal Spanish claim to this territory, and your property falls within the boundaries of this historic grant that predates Colorado statehood by three decades.
- Trinchera Ranch Heritage: Your property is located within the historic boundaries of the legendary Trinchera Ranch, established in the 1860S as one of the American West's most ambitious ranching operations. This massive ranch, encompassing over 250,000 acres at its peak, was designed to support thousands of cattle and horses while maintaining the area's world-class big game populations. The ranch's original owners understood that preserving wildlife habitat enhanced rather than competed with ranching operations, establishing a conservation ethic that continues today.
- Forbes Family Conservation Legacy: Media magnate Malcolm Forbes acquired Trinchera Ranch in 1969 and transformed it into a model of wildlife conservation and habitat management. Forbes invested millions in wildlife habitat improvements, predator management, and scientific game management that created the trophy elk and deer populations you benefit from today. The Forbes family's decision to create the Sangre de Cristo Ranches subdivision while maintaining the core ranch as wildlife habitat represents one of the most successful private conservation initiatives in American history.
- Kit Carson and Fort Garland Connection: Legendary frontiersman Kit Carson commanded Fort Garland from 1866-1867, just 18 minutes from your property, during the height of Indian conflicts and territorial expansion. Carson and his men regularly hunted the same game trails that cross your property, and military records document hunting expeditions into the exact drainage systems visible from your land. The military road between Fort Garland and the high country passed through areas now part of the Greenbelt system you have access to as a property owner.
- Mining Era Wildlife Impact: The Colorado Gold Rush of 1858 and subsequent silver booms brought thousands of miners into the Sangre de Cristo Mountains visible from your property. Incredibly, despite massive mining operations and associated hunting pressure to feed mining camps, the area's wildlife populations remained stable due to the vast scale of available habitat. Ghost towns and abandoned mining camps throughout the mountains now serve as wildlife habitat, creating a unique situation where human history enhances rather than detracts from hunting opportunities.
- Conservation Easement Protection: In 2004, the Forbes family donated conservation easements protecting over 80,000 acres of core Trinchera Ranch habitat, ensuring that the wildlife populations benefiting your property will remain protected in perpetuity. This conservation easement, managed by Colorado Open Lands, represents one of the largest private conservation commitments in Colorado history and guarantees that development pressure will never impact the core wildlife habitat that makes your hunting property so valuable.
Building And Development Options
- Estate Residential Zoning Freedom: Your property's Estate Residential zoning provides maximum flexibility for creating your ideal hunting base camp or permanent mountain retreat. Unlike restrictive urban zoning with dozens of limitations, Estate Residential zoning assumes you want to use your land productively and places minimal barriers between you and your vision. You can build anything from a simple hunting cabin to an elaborate family compound, with the county supporting rather than hindering your development dreams.
- No HOA Restrictions or Interference: One of the most valuable aspects of your property is the complete absence of homeowners association restrictions, fees, or architectural control committees. The original Sangre de Cristo Ranches covenants are effectively unenforceable since the original corporation became defunct in 2009, leaving you free to build, camp, and use your land according to your own priorities and timeline. This freedom is increasingly rare in Colorado real estate and adds significant value to your investment.
- Hunting Camp Development Flexibility: Design your perfect hunting base camp with structures optimized for the hunting lifestyle. Build a simple hunting cabin with large game processing areas, meat storage facilities, and equipment storage for ATVs, hunting gear, and seasonal camping equipment. The 600-Square-Foot minimum dwelling requirement can be met with a compact but efficient hunting lodge design that maximizes function while minimizing construction costs and maintenance requirements.
- Multiple Structure Possibilities: Estate Residential zoning allows unlimited accessory structures, enabling you to create a hunting compound that serves multiple functions. Build your main hunting cabin along with separate structures for game processing, equipment storage, guest accommodations for hunting parties, and workshop space for equipment maintenance. This flexibility allows you to develop your property in phases as your needs and budget allow.
- Mobile Home and Manufactured Housing Options: For hunters seeking immediate shelter at minimal cost, the county welcomes manufactured homes and mobile homes (1976 or newer models) as permanent dwellings. This option allows you to establish a hunting base camp quickly and affordably while planning for future improvements. Many successful hunting operations begin with manufactured housing that provides immediate functionality while owners develop long-term building plans.
- RV and Camping Accommodation: The county's liberal camping and RV policies make your property perfect for hunting parties and extended hunting seasons. Camp up to 14 days every three months without any permits, ideal for bow season, rifle seasons, and scouting trips. Extended RV permits allow up to 180 days annually with basic utilities, perfect for hunters who want to spend entire seasons on their property without the expense of permanent construction.
- Off-Grid Infrastructure Advantages: Located completely off the power grid, your property offers the independence serious hunters value while avoiding monthly utility bills. Solar power systems work exceptionally well at this elevation and latitude, with over 300 sunny days annually providing reliable energy generation. Well water and septic systems give you complete utility independence, eliminating the vulnerability that comes with dependence on external utility companies and their inevitable rate increases.
- Water Development Options: Domestic well permits are readily available for your property, with most wells in the area producing excellent quality water at reasonable depths. Average well depths range from 150-300 feet, with drilling costs around $35 per foot making water development affordable for most budgets. Alternative water systems including cisterns and water hauling provide flexibility for hunters who prefer to minimize initial development costs.
- Septic and Waste Management: The property's sandy loam soil conditions are ideal for conventional septic systems, with excellent percolation rates and natural drainage eliminating the need for expensive engineered systems common in other areas. Standard septic installation costs range from $5,000-$8,000, providing reliable waste management that requires minimal maintenance and no monthly fees.
- Building Timeline Freedom: Unlike many areas with mandatory construction deadlines, Costilla County places no time requirements on when you must build or develop your property. This flexibility allows you to purchase your hunting land now while land prices remain affordable, then develop it according to your own schedule and financial capacity. Many owners enjoy their property for years while camping and planning their eventual construction project.
Climate And Terrain
- Four-Season Hunting Climate: Your property's elevation of approximately 8,400 feet provides the ideal climate for year-round outdoor activities and comfortable hunting conditions. Summer temperatures rarely exceed 80 degrees with cool nights in the 40s, creating perfect conditions for early archery seasons and summer scouting activities. Fall hunting seasons feature crisp days in the 60s with clear, stable weather that allows hunters to remain comfortable during long sits and extensive glassing sessions.
- Winter Weather Advantages: Winter conditions at your elevation are manageable rather than extreme, with moderate snowfall and abundant sunshine that melts snow quickly on south-facing slopes. Average winter highs in the 30s and lows in single digits are typical for mountain hunting areas but far more moderate than higher elevation locations. The combination of sunshine and dry air makes winter temperatures feel warmer than thermometer readings suggest, allowing for comfortable winter activities and year-round property access.
- Hunting Season Weather Patterns: Colorado's hunting seasons are timed to coincide with the area's most favorable weather conditions. Archery seasons in August and September feature warm days and cool nights with minimal precipitation, ideal for spot-and-stalk hunting and calling elk during the rut. Rifle seasons from October through November typically offer clear, stable weather with occasional light snow that improves tracking conditions without creating access problems.
- Precipitation and Water Resources: Annual precipitation of 10-12 inches creates the semi-arid conditions that support healthy wildlife populations without excessive vegetation that impedes hunting visibility. Most precipitation falls as winter snow that melts gradually in spring, feeding seasonal water sources that concentrate wildlife during critical hunting periods. The seasonal ravine crossing your property likely holds water during spring snowmelt and after summer thunderstorms, creating a natural game magnet.
- Wind Patterns and Hunting Strategy: Prevailing winds from the west and southwest create predictable conditions for scent control and hunting strategy. Morning hunts typically feature calm conditions ideal for spot-and-stalk hunting, while afternoon breezes help mask hunter movement and scent during evening sits. The property's varied topography provides natural wind breaks and allows hunters to position themselves according to daily wind patterns.
- Terrain Advantages for Hunters: The property's rolling topography with elevation changes of 50-75 feet provides natural vantage points for glassing while offering concealment for stalking and stand hunting. The pinon pine coverage creates natural shooting lanes while providing concealment, and the seasonal ravine serves as a natural travel corridor that concentrates wildlife movement into predictable patterns. This terrain combination offers hunting advantages that flat ground simply cannot match.
- Soil and Vegetation Benefits: The McGinty fine sandy loam soil supports diverse vegetation that provides year-round wildlife food sources. Native pinon pines produce nuts that attract wildlife, while natural grasslands provide grazing for elk and deer. The soil's excellent drainage prevents muddy conditions that can make hunting access difficult, while supporting vegetation density that provides wildlife cover without creating impenetrable thickets that prevent hunting.
- Seasonal Wildlife Habitat Changes: The property's elevation and terrain create microhabitats that serve wildlife needs throughout the annual cycle. South-facing slopes provide winter sunning areas and early green-up, while north-facing slopes offer summer shade and moisture retention. The elevation zone supports vegetation communities that provide food and cover during critical wildlife periods, making your property valuable to wildlife during all seasons rather than just during specific migration periods.
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Off-Grid Living Potential
- Solar Power Excellence: Your property's location at 8,400 feet elevation in the San Luis Valley provides some of the best solar power conditions in the continental United States. With over 300 sunny days annually and high-altitude thin air that increases solar panel efficiency, a properly sized solar array can provide all the electricity needed for a comfortable hunting lodge or permanent residence. The valley's consistent sunshine means reliable power generation even during winter months, making solar energy a practical primary power source rather than just supplemental backup power.
- Energy Independence Benefits: Off-grid living eliminates monthly utility bills while providing energy security that grid-tied properties cannot match. Your solar power system continues operating during regional power outages, keeping your hunting camp functional when neighboring areas lose electricity. Battery storage systems allow 24-hour power availability, running everything from refrigerators for meat storage to power tools for property maintenance. Modern lithium battery systems provide 10-15 year lifespans with minimal maintenance requirements.
- Water System Self-Sufficiency: Domestic well development provides unlimited clean water without monthly bills or external dependencies. Wells in your area typically produce 5-20 gallons per minute of excellent quality water requiring minimal treatment. A properly designed well system with pressure tank and backup power ensures reliable water for drinking, cooking, hunting camp operations, and small-scale irrigation. Alternative water systems including cisterns provide backup security and can be filled from nearby municipal sources if desired.
- Waste Management Independence: On-site septic systems eliminate sewage bills while providing reliable waste treatment designed for your specific usage patterns. The property's sandy loam soil provides excellent septic performance with natural drainage that prevents backup problems common in clay soils. Properly maintained septic systems operate for decades with minimal intervention, requiring only periodic pumping every 3-5 years. Advanced septic designs can handle hunting lodge usage patterns with seasonal high-usage periods.
- Heating and Cooling Solutions: The high-altitude semi-arid climate requires minimal artificial cooling, with natural nighttime temperature drops providing comfort even during summer months. Heating needs can be met efficiently through wood heating, propane systems, or electric heating powered by solar arrays. The abundance of dead pinon pine on and near your property provides sustainable firewood sources, while propane delivery services throughout the valley ensure backup fuel availability.
- Food Production and Storage: Off-grid living enables food self-sufficiency through hunting, gardening, and food preservation systems independent of commercial supply chains. Your hunting success provides high-quality protein, while high-altitude growing conditions support cold-hardy vegetables and fruits. Root cellars and food preservation systems work exceptionally well in the stable ground temperatures and low humidity, allowing long-term food storage without refrigeration requirements.
- Communication and Internet Access: Modern satellite internet systems like Starlink provide high-speed broadband internet service anywhere with clear southern sky exposure, enabling remote work capabilities and maintaining communication with the outside world. Cellular coverage throughout most of the valley supports voice communication and backup internet through mobile hotspots. Ham radio systems provide emergency communication capabilities and connection with local off-grid communities sharing technical knowledge and mutual assistance.
- Workshop and Equipment Storage: Off-grid living requires basic mechanical and electrical skills that most hunters already possess from equipment maintenance and vehicle repair. Your property's zoning allows unlimited workshop and storage buildings for maintaining solar systems, well pumps, generators, and hunting equipment. The combination of reliable power, water, and workspace enables on-site repair and maintenance of everything from ATVs to household systems, reducing dependence on outside service providers.
- Financial Independence Advantages: Eliminating monthly utility bills significantly reduces living costs, allowing property owners to redirect money toward property improvements, hunting equipment, or savings. Off-grid properties typically have lower property taxes due to the absence of utility infrastructure, while property values appreciate due to the increasing demand for energy-independent properties. The skills learned through off-grid living translate into valuable capabilities that reduce dependence on outside services and contractors.
- Community and Knowledge Sharing: The San Luis Valley hosts an active community of off-grid property owners sharing technical knowledge, equipment recommendations, and mutual assistance during equipment failures or emergencies. Local suppliers specialize in off-grid systems and understand the unique requirements of high-altitude mountain living. This community network provides both social interaction and practical support that makes off-grid living more accessible to newcomers while maintaining the independence that attracts people to the lifestyle.
Investment And Market Analysis
- Colorado Land Value Trends: Colorado's population growth continues driving demand for rural properties, with the state adding over 50,000 new residents annually seeking alternatives to expensive urban areas. Land values in mountain counties have appreciated consistently over the past decade, with properties offering hunting access and development potential leading appreciation trends. Your property represents early-stage investment opportunity in an area experiencing increasing discovery by hunters and outdoor recreation enthusiasts seeking affordable Colorado mountain land.
- Hunting Property Market Premiums: Properties with hunting access command significant premiums over agricultural or residential land, with hunting leases in Colorado averaging $2-5 per acre annually for general access and $10-20 per acre for trophy management properties. Your ownership of prime hunting land in Unit 83 eliminates the need to lease hunting access while providing potential income opportunities through hunting leases to friends or hunting parties. The combination of private hunting land and Greenbelt access creates value unavailable through public land hunting alone.
- Tourism and Recreation Economy Growth: Colorado's outdoor recreation economy generates over $62 billion annually and continues expanding as more people discover mountain recreation opportunities. The San Luis Valley's proximity to Great Sand Dunes National Park, fourteen 14,000-Foot peaks, and world-class fishing attracts increasing numbers of tourists seeking authentic outdoor experiences. Your property's location provides access to these attractions while maintaining the privacy and exclusivity that visitors pay premium prices to experience.
- Remote Work and Lifestyle Migration: The permanent shift toward remote work capabilities has enabled professionals to relocate from expensive urban areas to affordable rural properties offering superior quality of life. Mountain properties with reliable internet access attract buyers willing to pay premiums for locations combining career flexibility with outdoor recreation access. Your property's off-grid capabilities and internet access potential position it perfectly for this growing demographic of remote workers seeking mountain lifestyles.
- Scarcity and Development Constraints: Unlike urban areas where new land can be developed, mountain hunting properties face natural scarcity due to topographic constraints and environmental regulations that limit new subdivision development. Your property benefits from existing subdivision approval and grandfathered development rights that would be difficult or impossible to obtain under current regulations. This regulatory environment protects your investment by limiting competition from new developments while maintaining the rural character that makes the area attractive.
- Infrastructure Investment and Access: Costilla County's investment in road maintenance and emergency services supports property values by ensuring year-round access and safety services that make remote properties practical for full-time or seasonal residence. The county's pro-development policies and streamlined permitting processes encourage property improvement and development that increases individual property values while building community infrastructure that benefits all property owners.
- Water Rights and Resource Value: Western water rights continue appreciating as population growth increases demand for reliable water sources. Your property's domestic well rights provide valuable water security that becomes increasingly important during drought periods and population growth. Water rights associated with developed properties command premiums over properties requiring water development, making well installation a value-adding improvement with immediate and long-term benefits.
- Conservation and Environmental Trends: Growing emphasis on conservation and environmental stewardship increases demand for properties that enable sustainable living and wildlife habitat preservation. Your property's location within a landscape protected by conservation easements ensures long-term habitat quality while positioning you as a conservation-minded landowner participating in wildlife management and habitat preservation. This environmental positioning appeals to buyers seeking properties that align with conservation values.
- Regional Economic Development: The San Luis Valley's strategic location between Colorado's Front Range and New Mexico provides potential economic benefits from transportation corridor development and cross-border commerce. Alamosa's growth as a regional education and healthcare center creates employment opportunities within commuting distance of your property. These regional growth trends support land values while maintaining the rural character that makes the area attractive to outdoor recreation enthusiasts.
Community And Services
- Costilla County Government Support: Costilla County maintains a pro-property rights philosophy that supports landowner freedom and minimal regulatory interference in private property use. The county planning and zoning department provides helpful guidance for property development while maintaining streamlined permitting processes that encourage rather than obstruct property improvements. County officials understand that property development and new residents strengthen the local economy and tax base, creating a welcoming environment for newcomers and investors.
- Emergency Services and Safety: Professional emergency services including sheriff patrol, volunteer fire departments, and emergency medical response provide safety coverage throughout the county despite its rural character. Response times to your property area typically range from 15-30 minutes depending on weather conditions and deputy locations, comparable to rural areas throughout Colorado. The county's emergency alert system provides notifications for weather emergencies, wildfire threats, and other safety concerns through multiple communication channels.
- Medical and Healthcare Access: Basic healthcare services are available locally through clinics in San Luis and Fort Garland, with comprehensive medical care available at San Luis Valley Regional Medical Center in Alamosa within 45 minutes. Emergency helicopter services provide trauma evacuation capabilities to Denver medical centers when required, with landing zones easily established on your property's open terrain. Most routine medical needs can be addressed locally, with specialized care accessible through the regional medical network.
- Educational Opportunities: Local schools serve county residents through elementary and secondary education programs, while Adams State University in Alamosa provides higher education opportunities including programs relevant to natural resource management, outdoor recreation, and rural business development. The university's presence brings cultural and educational events to the region while providing continuing education opportunities for adult learners seeking new skills or career development.
- Shopping and Supply Access: Basic supplies and services are available in Fort Garland and San Luis, with comprehensive shopping available in Alamosa including major retailers, hardware stores, and specialty outdoor recreation suppliers. The regional supply network serves rural residents and property owners throughout the valley, with many suppliers offering delivery services to remote properties. Online shopping and delivery services ensure access to specialized equipment and supplies not available locally.
- Veteran and Military Community: The San Luis Valley hosts a significant veteran community drawn by affordable living costs, outdoor recreation opportunities, and the area's military history including Fort Garland's frontier military heritage. Veterans organizations provide social connections and mutual support networks, while veteran preference programs offer benefits for property tax reductions and small business development. The area's respect for military service and traditional values creates a welcoming environment for veteran families seeking rural mountain lifestyles.
- Hispanic Cultural Heritage: The San Luis Valley's rich Hispanic cultural heritage dating back over 170 years creates a unique cultural environment combining traditional values with outdoor recreation lifestyle. Local festivals, religious celebrations, and cultural events provide opportunities for community participation and cultural learning. The area's bilingual character and multicultural traditions enrich community life while maintaining respect for individual privacy and property rights that attract diverse residents.
- Property Owner Organizations: Sangre de Cristo Ranch Owners (Scro) provides voluntary community organization opportunities for property owners seeking social connections and community involvement. The organization focuses on property rights protection, community communication, and maintaining relationships with local government agencies. Participation remains completely voluntary, allowing property owners to choose their level of community involvement while benefiting from the organization's advocacy and information sharing activities.
Seasonal Activities And Conclusion
- Spring Awakening and Preparation: Spring transforms your property into a bustling hub of activity as wildlife emerges from winter survival mode and hunting preparation begins. March and April bring equipment maintenance, trail camera deployment, and property improvement projects taking advantage of moderate weather before summer heat. Spring bear activity increases as animals emerge from winter dens, providing exciting wildlife viewing opportunities and early season hunting prospects for those with proper licenses.
- Summer Recreation Paradise: Summer months offer unlimited outdoor recreation opportunities with comfortable temperatures perfect for camping, hiking, fishing, and property development projects. The long daylight hours of summer enable extended outdoor activities, while cool nights provide comfortable sleeping conditions without air conditioning requirements. Summer provides ideal conditions for major construction projects, well drilling, and infrastructure development while enjoying your property as a recreational base camp.
- Fall Hunting Glory: Autumn represents the culmination of the hunting year with archery elk seasons beginning in late August during the spectacular bugling rut, followed by multiple rifle seasons extending through November. The combination of crisp weather, stable conditions, and peak wildlife activity creates ideal hunting conditions while fall colors transform the landscape into a photographer's paradise. Your property serves as the perfect base camp for hunting parties and provides front-row seats to nature's greatest wildlife spectacle.
- Winter Wilderness Solitude: Winter transforms your property into a peaceful wilderness retreat with snow-covered landscapes and crisp mountain air providing the ultimate escape from urban stress. Cross-country skiing, snowshoeing, and winter wildlife tracking offer active recreation opportunities, while cozy evenings by the fireplace provide perfect conditions for planning next year's hunting strategies and property improvements. Winter's solitude and beauty remind you why you chose mountain property ownership.
- Year-Round Investment Security: Your hunting property represents far more than real estate - it's your guarantee of hunting access, recreation opportunities, and lifestyle freedom that becomes more valuable every year. As Colorado's population grows and hunting access becomes more restricted and expensive, your ownership of prime hunting land in Unit 83 provides security and independence that money cannot buy elsewhere. This property ensures your hunting legacy for your family while providing a tangible asset that appreciates with increasing demand for Colorado mountain properties.
- Legacy and Heritage Building: Property ownership in Colorado's historic hunting grounds connects you to a tradition spanning thousands of years and positions you to pass that heritage to future generations. Your children and grandchildren will benefit from hunting opportunities that may become unavailable to others, while learning the values of self-reliance, conservation stewardship, and outdoor skills that build character and confidence. This investment transcends money to provide family legacy and tradition that strengthens with each passing generation.
- Economic and Personal Freedom: Off-grid mountain property ownership provides economic advantages through eliminated utility bills, potential income opportunities, and property appreciation, while delivering personal benefits that cannot be measured in dollars. The satisfaction of self-sufficient living, the peace of mountain solitude, and the excitement of world-class hunting create lifestyle rewards that improve with experience. Your property investment pays dividends in both financial returns and life satisfaction that increase every year you own this special place.
- Call to Action for Serious Hunters: This 8.58-Acre hunting property represents a rare opportunity to own your piece of Colorado's premier big game hunting territory at an affordable price with owner financing options that make purchase accessible to working hunters. Unit 83's consistent elk populations, over-the-counter license availability, and access to 5,000+ acres of Greenbelt hunting area create hunting value unavailable elsewhere in Colorado. The combination of strategic location, proven wildlife populations, and development flexibility makes this property an exceptional investment for hunters seeking long-term hunting security and mountain lifestyle opportunities.
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 downtown Fort Garland, head south toward 5th Ave, then turn right onto 5th Ave.
Turn left onto Pfeiffer Ave, then turn left onto US-160 E/4th Ave.
Continue on US-160 E for about 2.0 miles.
Turn right onto Trinchera Ranch Rd N and follow for 1.1 miles.
Turn slightly left onto Beekman Rd and continue for 3.8 miles.
Turn right onto Ehrenclow Rd for 1.6 miles.
Turn left onto Alexandre Rd and continue for 0.3 miles - destination will be on the right.
