5.51 acres in Costilla County, CO
APN 70395520 · San Luis Valley, Colorado · Deeded land, warranty deed
- Cash price: $7,995
- Owner financing: $399 down and $199/month for 60 months, plus a note servicing fee and property taxes. No bank, no credit check, no proof of income.
- One-time document fee: $250
- GPS: 37.36100, -105.70519
About Costilla County
These parcels sit in the San Luis Valley Ranches / Rio Grande Ranchos subdivisions of Costilla County — high-desert ranch land with Sangre de Cristo and Blanca Peak views. Popular for recreation, camping, off-grid homesteads, and long-term investment.
- Zoning
- Residential vacant land allowing residential and recreational use, governed by Costilla County Planning & Zoning.
- Camping & RV
- Tent or RV camping is allowed up to 14 days in any 3-month period with no permit. To live in an RV while you build, a Temporary RV Occupancy permit is required (valid 90 days, renewable up to 18 months).
- Building
- Building, water, and septic each require a county permit; construction permits renew annually. Owner-builders are welcome, and ADUs are allowed (roughly 600–800 sq ft).
- Water
- No municipal water. Owners typically drill a well (commonly 100–300 ft; permit through the Colorado Division of Water Resources), install a cistern, or haul water.
- Septic
- An on-site wastewater (OWTS/septic) permit is required; the system must be installed and inspected before an occupancy permit is issued.
- Power
- Most parcels are off-grid and owners use solar. Grid power (San Luis Valley REC) is available in some areas — confirm for the specific lot.
- Property taxes
- Low — roughly $100 per year, varying by parcel.
- Access
- Reached by maintained dirt county roads.
Drive times
- Blanca: 21 min (14.2 mi)
- Fort Garland: 26 min (18.3 mi)
- Smith Reservoir: 20 min (13.7 mi)
