5 Acres Colorado Mountain Views
Fort Garland, CO 81133
Costilla County, Colorado
Lot Description
Five acres of tree-covered Colorado land where the air is crisp and the views stretch for miles. This property sits in the heart of the Sangre de Cristo Mountains, less than 10 miles from Fort Garland. Rolling terrain gives you privacy and panoramic mountain vistas. The 14,000-Foot peaks of Mt. Blanca stand to the north while you're surrounded by pinon pines and open sky. Good road access means you can get here easily, but once you arrive, you're a world away.
Elk roam these mountains by the thousands. Mountain Home Reservoir is minutes away for trout fishing and boating. The Great Sand Dunes National Park is a short drive, or you can cool off at Zapata Falls. At night, the Dark Sky Heritage designation means you'll see more stars than you thought possible. With 280 sunny days a year and wildlife in your backyard, there's always something happening.
This property is priced to sell.. Over $10,000 less than one of the nearby lots with similar features. Build an off-grid cabin. Set up camp for long weekends. Make it your private getaway where your only neighbors are trees and the occasional elk herd. No Hoa. No restrictions worth mentioning. Just you, the land, and mountain views that go on forever.
We are open to owner financing as well - here is what that would look like:
- Total Money Down: $577 ($327 downpayment + $250 closing cost)
- Monthly: $327/Month for 84 months
See Info below.
- Subdivision: Sangre De Cristo Ranches
- State: Colorado
- County: Costilla
- Zip:
- Size: 5.094 Acres
- Parcel: 70251840
- Legal Description: S.D.C.R. Unit M 3 Blk 352 Lot 7851
- Approximate Lat/Long Coordinates:
37.4467, -105.3061
37.4458, -105.3055
37.4449, -105.3071
37.4463, -105.3075
- Annual Taxes: Approximately $426.92/Year
- Zoning: Estate Residential
--- 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.
Estate Residential
- Hoa/Poa: No. Minor restrictions, but no HOA to enforce them
- Improvements: None
- Access: Marenman Rd
- Water: Would be by well or holding tank
- Sewer: Would be by Septic
- Utilities: Would be by Alternative
Note: Information presented on this page is deemed accurate, but is not guaranteed. Buyer is advised to do their own due diligence
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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Property Location And Mountain Views
- Eastern Sangre de Cristo Mountain Gateway: This 5-acre property sits at 7,800 feet elevation in Sangre De Cristo Ranches, perfectly positioned where the San Luis Valley meets the towering Sangre de Cristo Mountains. You're 8 miles from Fort Garland and 15 miles from Blanca, with county-maintained Marenman Road providing year-round access. The property offers rolling terrain with 3 to 9 percent slopes - ideal for building without extensive grading while providing natural drainage.
- Spectacular 14er Mountain Views: Your eastern horizon is dominated by the Sangre de Cristo Range, including Mt. Blanca at 14,345 feet - Colorado's fourth-highest peak. These mountains rise over 6,500 feet above the valley floor in a single dramatic uplift. Watch sunrise paint these peaks crimson and gold every morning, exactly as Spanish explorers saw them centuries ago when they named them "Blood of Christ Mountains."
- The San Luis Valley Advantage: You're living in the world's largest alpine valley - 122 miles long and 74 miles wide, completely surrounded by mountain ranges. This unique geography creates 280-Plus sunny days annually, minimal humidity, and spectacular 360-Degree views. The valley's high elevation keeps summers comfortable while winters remain manageable with abundant sunshine between storms.
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Wildlife And Recreation Paradise
- Legendary Elk Hunting in GMU 83: Your property sits in Game Management Unit 83, home to the famous Trinchera elk herd - one of Colorado's largest with 12,000 to 16,000 animals. During September's rut, bulls bugle across the valley in haunting calls that echo off mountain walls. This unit consistently produces trophy bulls and above-average success rates for hunters. While your 5 acres is too small to hunt safely on its own, substantial BLM and National Forest lands are within short drives.
- Year-Round Wildlife Viewing: Mule deer browse your piñon-juniper habitat daily. Pronghorn antelope race across valley flats at 60 mph. Black bears roam the foothills. Mountain lions hunt silently in high country. Coyotes serenade evenings with howling choruses. Golden eagles and red-tailed hawks circle overhead. Wild turkeys strut through foothills. The wildlife viewing from this property is exceptional every single day.
- Great Sand Dunes National Park: Just 45 minutes north lie North America's tallest sand dunes - reaching 750 feet high. Hike the dunes year-round, sandboard or sled down them, and splash in seasonal Medano Creek. Over 500,000 visitors annually discover this surreal landscape of massive dunes backed by 13,000-Foot peaks.
- Mountain Recreation Access: You're 30 minutes from Sangre de Cristo Wilderness trailheads leading to 220,000 acres of pristine backcountry. Climb fourteeners like Mt. Blanca, Culebra Peak, and Kit Carson Peak. Fish Mountain Home Reservoir for trophy trout. Ski Wolf Creek's legendary powder - 430 inches annually. The Continental Divide Trail passes nearby, connecting Mexico to Canada through 3,100 miles of wilderness.
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Building Your Mountain Retreat
- Subdivision Covenant Requirements: The Sangre De Cristo Ranches protective covenants require minimum building sizes of 600 square feet for one-story homes or 800 square feet for two-story structures. Buildings must be set back 30 feet from roads and 25 feet from other boundaries. Manufactured homes are allowed if built in 1976 or later and placed on permanent foundations. These covenants preserve property values while giving you substantial building freedom.
- Important Livestock Restriction: The covenants require written permission from the declarant before keeping horses, cattle, or poultry. Household pets are fine without permission. Many owners successfully obtain permission for reasonable numbers of animals, but this requirement exists to prevent commercial operations that could create nuisance issues for neighbors.
- Off-Grid Infrastructure: Wells typically run 150 to 300 feet deep, costing $6,000 to $12,000 to drill. Alternative water options include cistern systems for $2,000 to $3,000. Septic systems on this sandy loam soil cost $5,000 to $8,000. Solar power systems for off-grid homes typically run $15,000 to $25,000 but eliminate monthly utility bills forever. The 280-Plus sunny days make solar incredibly efficient here.
- RV Living During Construction: Costilla County offers temporary RV permits allowing you to live on-site for up to 180 days annually while building. This requires installing water and septic systems first but saves enormously on rent. You can camp for 14 days every three months without any permit, making this property usable immediately for weekend getaways.
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Climate And Practical Considerations
- Four Distinct Seasons at High Elevation: Summer highs average mid-70s to low 80s with cool nights in the 40s - no air conditioning needed. Winter days average low 30s with nights dropping to single digits, but abundant sunshine makes even cold days pleasant. Spring brings wildflowers and unpredictable weather. Fall delivers spectacular golden aspens and prime hunting season. The semi-arid climate means low humidity year-round and minimal precipitation - typically 10 to 12 inches annually.
- McGinty Fine Sandy Loam Soil: Your property's soil provides excellent drainage for septic systems and stable foundations for building. The sandy loam composition prevents water pooling and makes basements feasible. While native fertility is limited for gardening, residents successfully grow vegetables using greenhouses and soil amendments. The 100 to 120 day growing season supports cold-hardy crops like potatoes, lettuce, and root vegetables.
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Investment And Market Analysis
- Colorado Land Values and Long-Term Trends: Colorado real estate has experienced sustained appreciation over the past several decades as the state's population has grown and its reputation as an outdoor recreation paradise has spread. While urban property prices have soared beyond reach for many people, rural land like this property remains remarkably affordable. Properties that sold for $3,000 to $5,000 a decade ago are now fetching $10,000 to $15,000 as more buyers discover the San Luis Valley. This appreciation has been steady rather than explosive, which suggests sustainable growth rather than a speculative bubble. Land represents true wealth - they're not making any more of it, and Colorado's natural beauty and quality of life ensure continued demand.
- The San Luis Valley's Competitive Advantage: Compared to other Colorado mountain regions, the San Luis Valley offers exceptional value. In Summit County or Park County, 5 acres of land with mountain views would cost $150,000 to $300,000 or more. In the Wet Mountain Valley or around Buena Vista, similar properties fetch $50,000 to $100,000. Here in Costilla County, you're acquiring comparable acreage with equally spectacular views for a fraction of those prices. This value gap exists partly because the San Luis Valley is more remote from Front Range population centers, but as remote work becomes more common and people prioritize lifestyle over proximity to offices, this gap is narrowing. Early buyers in areas like Crested Butte, Telluride, and Steamboat Springs made fortunes as those areas developed - while Costilla County may never become an elite resort destination, the trajectory is clearly upward.
- Understanding Your Cost Basis: Let's break down the economics of owning this property. Your purchase price is extremely affordable, especially with owner financing options that make ownership accessible without a large cash outlay. Annual property taxes of $427 represent minimal carrying costs - that's roughly $35 per month, less than a couple of coffee shop visits. There are no HOA dues to pay annually. If you own the land outright and don't develop it immediately, your total annual cost is just the property tax. This means you can hold the property for years at minimal expense while it appreciates, giving you flexibility to build when the timing is right for your situation. Compare this to renting an apartment where you're paying $1,000 to $2,000 monthly with zero equity building.
- Development Adds Substantial Value: Raw land and improved land command very different prices. A vacant 5-acre parcel might sell for $10,000 to $15,000 currently. That same property with a drilled well adds $8,000 to $12,000 in value. Add a septic system and you've added another $5,000 to $8,000. Put a modest cabin or manufactured home on it and you've created a property worth $40,000 to $80,000 depending on the structure's quality. This means strategic improvements can multiply your investment several times over. Even if you spend $30,000 developing the property, you've potentially created $60,000 to $80,000 in value - a 100% to 150% return on your improvement investment beyond the initial land cost.
- The Remote Work Revolution: The Covid-19 pandemic accelerated a trend that was already underway - the decoupling of work location from living location. Millions of Americans now work remotely either full-time or in hybrid arrangements, and many companies have made this permanent. This fundamental shift in how we work has profound implications for rural land values. Suddenly, living in Costilla County while working for a company based in Denver, Dallas, or New York is entirely feasible. As this reality sinks in, demand for affordable rural properties with good internet access is increasing. Properties like yours that can support Starlink or other high-speed internet options are particularly well-positioned to benefit from this trend.
- Demographic Shifts Favoring Rural Living: Beyond remote work, broader demographic trends favor rural mountain property. Baby Boomers are retiring in massive numbers, and many seek affordable places to retire with outdoor recreation access. Millennials and Gen Z buyers, having watched housing affordability crisis lock them out of urban markets, are increasingly looking at alternative paths to homeownership including rural land. Political polarization drives some people to seek communities aligned with their values - both conservative and progressive buyers find appeal in self-sufficient rural living where they have more control over their lifestyle. Climate considerations are moving some people away from areas vulnerable to hurricanes, wildfires, or extreme heat, making the San Luis Valley's relatively stable climate attractive.
- Limited Supply Meets Growing Demand: While Sangre De Cristo Ranches contains many platted lots, the total supply is finite. As lots get developed and removed from the pool of available inventory, scarcity increases and prices rise. Unlike agricultural land that might be subdivided into new housing tracts, these residential lots cannot be further subdivided under current zoning and covenants. This creates supply constraints that support price appreciation over time. Additionally, some lots are in better locations than others - properties with excellent views, good access, or favorable terrain will appreciate faster than marginal lots. Understanding your property's competitive advantages helps you market it effectively should you choose to sell.
- Rental Income Potential: Vacation rental markets have exploded with platforms like Airbnb and Vrbo making it easy to rent properties to tourists and outdoor enthusiasts. A small cabin on your property could generate $75 to $150 per night depending on amenities and season. Even if you only rent it 30 to 40 nights per year during prime tourist season, that's $2,500 to $6,000 in annual income that can offset your property expenses or provide extra cash flow. Some owners use their properties personally during hunting season and holidays while renting them to others the rest of the year. Great Sand Dunes National Park's proximity means consistent demand from tourists seeking unique accommodations beyond standard hotel rooms.
- Long-Term Hold Strategy: Real estate traditionally rewards patient investors. If you can afford to hold this property for 10, 20, or 30 years while making gradual improvements, you're likely to see substantial appreciation. Consider that Colorado land values have roughly doubled every 15 to 20 years historically. A $10,000 investment today could become $20,000 in 15 years, $40,000 in 30 years - and that's without any improvements adding value. If you develop the property into a functional homestead, the appreciation could be far greater. This makes rural land an excellent inflation hedge and legacy asset to pass to children or grandchildren. Unlike stocks or bonds that are abstract financial instruments, land provides tangible value you can use and enjoy while it appreciates.
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Historic Colorado Heritage
- Where Colorado Began: You're living near San Luis, Colorado's oldest continuously inhabited town, founded in 1851 by Hispanic settlers from Taos. The region's history stretches back even further - Spanish explorers reached here in 1694, and Native Americans hunted these valleys for over 10,000 years. Fort Garland, established in 1858 and commanded by Kit Carson, protected early settlers and now operates as a fascinating museum.
- Living Legacy: This property sits within the historic boundaries of the massive Trinchera Ranch, acquired by Forbes Magazine publisher Malcolm Forbes in 1969. The Forbes family subdivided portions to create Sangre De Cristo Ranches, allowing regular folks to own a piece of this storied landscape. When you buy here, you're joining a heritage stretching from Spanish land grants through cattle baron eras to today's mountain lifestyle seekers.
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Conclusion
- Your New Life Awaits: This 5-acre property in Sangre De Cristo Ranches represents more than just a real estate transaction. It's an opportunity to step off the treadmill of conventional living and create something authentic and meaningful. Whether you envision a full-time off-grid homestead where you're truly self-sufficient, a weekend retreat where you escape city stress to recharge in nature, or a long-term investment that appreciates while you plan your eventual retirement, this property can fulfill those dreams. The mountains don't judge your choices - they simply stand as they have for millions of years, offering beauty, challenge, and renewal to those who seek it.
- Taking the Next Step: The information provided in this listing gives you the knowledge to make an informed decision, but knowledge alone won't change your life. Action will. Thousands of people dream about owning mountain property, but only a few actually do it. The difference between dreamers and doers often comes down to taking that first step despite fears and uncertainties. Yes, off-grid living has challenges. Yes, rural mountain life isn't for everyone. But for those who value freedom, natural beauty, and the satisfaction of self-reliance, those challenges are exactly what make the lifestyle rewarding. Your mountain sanctuary is waiting. The question is whether you'll answer the call or continue watching from the sidelines while others claim their piece of Colorado paradise.
- Making This Property Yours: The purchasing process is straightforward. Review the property details, ask any questions you have, and when you're ready, let's move forward with securing this land in your name. Owner financing options make ownership accessible without requiring large upfront cash, spreading the investment over manageable monthly payments that are likely less than you're spending on rent. Once you own the property, you can visit whenever you want, camp under those incredible stars, start planning your building project, and begin living the life you've imagined. The journey from where you are now to sitting on your own land watching the sun set over the San Luis Valley begins with a simple decision. Make that decision today, and six months from now you'll look back grateful that you took action rather than continuing to postpone your dreams.
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 Fort Garland, take Pfeiffer Ave to US-160 E/4th Ave.
Turn left onto US-160 E and continue for 2 miles.
Take Beekman Rd and follow Indian Creek Rd for 7.1 miles to reach Marchman Rd and the property.
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