Situated along the foothills at an elevation of 8,412 feet, this 4.9-acre parcel sits at the base of Mt. Blanca, offering close-range views of the prominent 14,000-foot peak. Heavy tree cover extends across the property, providing natural shade, seclusion, and a quiet mountain setting well suited for an off-grid homestead.

An existing driveway is already in place on the property, providing straightforward access for vehicles or an RV. There is no mandatory HOA, and Costilla County has no deadline to build, allowing you to establish a homesite at your own pace. If you choose to develop, county regulations require single-family homes to be at least 600 square feet, and permitted manufactured homes built in 1976 or newer are also allowed. Off-grid options such as solar, a cistern or permitted well, and an approved septic system are typical approaches in this area.

Owner financing is available directly through Open Skies Land with $399 down and $229 per month for 72 months. There is no prepayment penalty if you decide to pay off the balance early. We also offer alternative financing structures, so feel free to ask about other down payment and term arrangements.

For outdoor recreation and trail access, the property is conveniently positioned near exceptional regional hiking destinations. Great Sand Dunes National Park & Preserve is a 38-minute drive away, featuring North America’s tallest dunes, dune hiking trails, and dark night skies. Zapata Falls is just 25 minutes from the land, where a short rocky hike leads to a waterfall tucked inside a rock crevice along with wide views across the San Luis Valley. You can also explore additional public recreation at Smith Reservoir State Wildlife Area, located 24 minutes away.

Everyday supplies and town amenities are within easy reach. The small community of Blanca is about 14 minutes away for local needs, while Alamosa is a 34-minute drive for groceries, hardware, dining, and broader services.

Contact us if you would like more details about this property or have questions about our owner-financing terms.

Property details:

• County: Costilla County
• Size: 4.91 acres
• APN: 70357400
• Address: 19th St, Blanca CO 81123
• Access: Dirt road via 19th St
• Elevation: 8412 ft
• Map Link: https://maps.app.goo.gl/TAX49VZgTrRGAYum6
• Annual Taxes: $204
• Subdivision: San Luis Valley Ranches
• Zoning info: Estate Residential
• RV’s or camping allowed 14 days every three months as per county regulations. Long term camping permit can be obtained while constructing a home.
• Manufactured homes are allowed, minimum home size of 600 sq ft. Building or modifying the property is possible only after property is fully paid.
• No timeline for building- sit on the land as long as you’d like.

Pricing details:

• Discount Cash Price: $12,450
• Owner Financed Price: $399 Down Payment + $229 Per month for 72 Months.
• $199 document fee required to secure property and initiate purchase contract.

Contact us to learn more about this and other properties in our inventory.

Discover Life in Costilla County

Outdoor Recreation

Costilla County is a playground for anyone who loves the outdoors. With over 300 days of sunshine a year, you’ll enjoy hiking, fishing, boating, camping, hunting, and stargazing in every season. The Sangre de Cristo Mountains rise dramatically along the eastern horizon, while wide-open valley floors give you endless space to roam. Just to the north, the surreal dunes of Great Sand Dunes National Park & Preserve rise 750 feet into the sky — the tallest dunes in North America and a certified Dark Sky Park.

Water lovers are equally at home here. The Rio Grande River flows through the valley, while Mountain Home, Smith, and Sanchez Reservoirs provide easy access for fishing, kayaking, camping, and wildlife watching. Day trips open up even more options: the Conejos River, Rio de los Pinos, and Red River (NM) all offer classic mountain fishing, and blue-ribbon trout waters on the upper Rio Grande near Del Norte are just an hour away.

Hiking & Trails

Whether you’re looking for a gentle day hike or a challenge worthy of Colorado’s tallest peaks, the trails here deliver. Local favorites include Zapata Falls with its hidden waterfall, the peaceful Lily Lake and Spring Creek trails, and summit hikes like Ute Peak and Teddy’s Peak. For serious climbers, Mount Lindsey, Blanca Peak, and Culebra Peak (by permit) provide unforgettable 14er ascents with sweeping views across the San Luis Valley.

Parks, Forests & Wilderness

This land is surrounded by permanently protected natural treasures.

• Great Sand Dunes National Park – towering dunes, hiking, sandboarding, and stargazing.
• Rio Grande National Forest – nearly 2 million acres of mountains, rivers, and trails west of the valley.
• San Isabel National Forest – to the northeast, with alpine lakes and high mountain peaks.
• Carson National Forest (NM) – just across the southern border, expanding your playground into New Mexico.
• Sangre de Cristo Wilderness – 220,000 acres of pristine backcountry with alpine lakes and rugged peaks.
• La Garita Wilderness – a massive volcanic landscape northwest of the valley, traversed by the Continental Divide Trail.
• State Wildlife Areas – Mountain Home, Smith, and Sanchez Reservoirs, all offering fishing, boating, and camping.

Wildlife and Hunting

Wildlife is part of daily life here. Herds of elk and mule deer roam the hills, pronghorn antelope dart across the valley floor, and wild horses still run free near Sanchez Reservoir. Bird watchers will find golden eagles, bald eagles, sandhill cranes, and wild turkeys throughout the seasons. For hunters, the area’s game management units are known for strong success rates and trophy animals, including elk, mule deer, and pronghorn.

History and Culture

Costilla County is proudly known as “Where Colorado Began.” San Luis, the state’s oldest town, is home to the Stations of the Cross shrine. Fort Garland, once commanded by Kit Carson, preserves Colorado’s frontier military history. The Los Caminos Antiguos Scenic Byway connects these landmarks while telling the story of Native peoples, Spanish settlers, mountain men, and pioneers who all left their mark on this valley.

Climate and Lifestyle

At 7,500–8,000 feet in elevation, the air is clean and crisp, the nights are cool, and the skies are clear. Summers rarely climb out of the 80s, evenings drop into the 40s, and winters bring highs in the 30s with cold nights. With over 300 days of sunshine, the San Luis Valley is one of the best regions in the country for solar energy, gardening, and outdoor living.

Life here is about slowing down, reconnecting with nature, and enjoying freedom. Some landowners camp or RV seasonally, others build cabins or full-time homes, and many choose off-grid independence powered by sun and wind. Whatever your vision, this landscape gives you room to breathe.

Building and Living Options

Most parcels here are zoned Estate Residential, allowing maximum flexibility. You can build a custom cabin, tiny home, manufactured home, or modern retreat. Accessory buildings like garages, barns, and workshops are welcome, and camping or RV use is allowed with county permits. Off-grid living is especially popular, with excellent conditions for solar, wells, and septic. There are no HOA restrictions, giving you freedom to design the lifestyle you want.

Nearby Attractions

Owning land here means world-class destinations are always close by:

• Great Sand Dunes National Park – 1 hour
• Mountain Home, Smith, and Sanchez Reservoirs – minutes away
• Historic San Luis & Fort Garland – 15–30 minutes
• Alamosa – 45 minutes, the valley’s hub with shopping, restaurants, hospital, and Adams State University
• Rio Grande National Forest – 30 minutes
• Taos Ski Valley- 1.5 hours
• Wolf Creek Ski Area – 2 hours, famous for Colorado’s deepest powder
• Carson National Forest (NM) – 30 minutes south
• Colorado Springs – 2.5 hours
• Denver International Airport – 4 hours

We believe owning land isn’t just about property lines. It’s about the freedom, peace, and adventure that comes with it. When you make Costilla County your home base, you’re not just buying land. You’re buying a lifestyle.