Starting an off-grid homestead often comes with significant upfront site work, but this flat 5-acre parcel in Mount Blanca Valley Ranches already has one of the largest hurdles resolved: an inspected septic system is installed, in perfect condition, and has never been used. Combined with direct road access along 12th Street and a cleared area on the land, you have a head start for setting up your homestead from day one. Watch the narrated video walkthrough of the property to learn more details.

The property sits at 7,707 feet elevation with light shrub cover, open meadows, and views of Mount Blanca and the surrounding hills. Costilla County provides practical flexibility for long-term planning, with no mandatory HOA and no requirement or deadline to build. If you choose to develop a permanent single-family home or install an eligible manufactured home (1976 or newer), county rules require a minimum of 600 square feet and standard permits. Water in this area is typically handled through a private well permit or cistern. For temporary use, county rules allow recreational camping for up to 14 days in any consecutive 3-month period, or up to 18 months in an RV while actively building once septic and water requirements are met.

Daily errands and supply runs are convenient, with Blanca and San Luis both within a 23-minute drive, Fort Garland 27 minutes away, and Alamosa roughly 42 minutes out for larger retail, hardware, and medical services. For nearby recreation, Smith Reservoir State Wildlife Area is 20 minutes away for coldwater trout fishing and waterfowl viewing, while Great Sand Dunes National Park and Preserve is 50 minutes north for hiking and dark-sky stargazing.

Owner financing is available with $1,000 down and $335 per month for 48 months. Open Skies Land also offers alternative financing structures, including different down payments, monthly payments, and repayment terms, and you can pay off the remaining balance at any time without a prepayment penalty.

If you have questions about this Costilla County parcel or would like to discuss available owner-financing options, feel free to reach out.

Property details:

• County: Costilla County
• Size: 5 acres
• APN: 70803250
• Address: 12th St, San Luis CO 81152
• Access: Dirt road via 12th
• Elevation: 7707 ft
• Map Link: https://maps.app.goo.gl/gKrrM948QkHA2PD1A
• Annual Taxes: $84
• Subdivision: Mount Blanca Valley Ranches
• Zoning info: Estate Residential
• Camping: 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.
• Building: 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: $13,950
• Owner Financed Price: $1000 Down Payment + $335 Per month for 48 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.