This 5-acre property in Mount Blanca Valley Ranches sits just a two-minute walk from more than 15,000 acres of public land in the San Luis Hills State Wildlife Area. Surrounded by hills in all directions, the parcel pairs expansive mountain and hill views with a setting that offers maximum privacy. The flat terrain with light shrub cover provides usable ground with year-round dirt road access. Be sure to watch our narrated video walkthrough for a closer look at the property, its location, and the surrounding area.

Direct access to vast public acreage makes this parcel an exceptional base for hunting and outdoor recreation. In Costilla County, recreational camping in an RV or tent is permitted for up to 14 days in any consecutive three-month period without a long-term permit. Whether you are setting up camp for hunting season or spending time off-grid under wide-open skies, the property delivers genuine seclusion without sacrificing regional connectivity.

For hunters, the neighboring San Luis Hills State Wildlife Area provides thousands of acres of rugged public land right outside your parcel. Waterfowl hunting and coldwater trout fishing are also nearby at Smith Reservoir State Wildlife Area, located 18 minutes away. When you want to explore further, Sanchez Reservoir State Wildlife Area is 26 minutes out, offering warm-water fishing and camping, while Great Sand Dunes National Park and Preserve is 49 minutes away. Additional outdoor destinations across the region include Zapata Falls, Culebra Creek, and the Alamosa National Wildlife Refuge.

Owner financing is available directly through Open Skies Land with $199 down and $159 per month for 60 months. We can also accommodate alternative financing terms, including different down payments, monthly schedules, or repayment periods. There is no prepayment penalty if you choose to pay off the balance early.

Town services are straightforward to reach, located roughly 20 minutes from both San Luis and Blanca, and 40 minutes from Alamosa for groceries, supplies, and medical care. There is no HOA and no timeline to build, giving you the freedom to keep the land purely as a private recreational basecamp or plan a future home or 1976-or-newer manufactured home of at least 600 square feet down the road.

If you have questions about the land or would like to explore our financing options, feel free to reach out.

Property details:

• County: Costilla County
• Size: 5 acres
• APN: 70807080
• Address: Co Rd X, San Luis CO 81152
• Access: Dirt road via Co Rd X
• Elevation: 7841 ft
• Map Link: https://maps.app.goo.gl/NLYw5cZnpUrDG3gY7
• 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: $7,500
• Owner Financed Price: $199 Down Payment + $159 Per month for 60 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 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.