Step out onto your own 5.4 acres, hear the gentle breeze, and see the wide-open views. The crisp mountain air fills your lungs as you take in the panorama of the surrounding hills, majestic mountains, and the distant shimmer of Mountain Home Reservoir. This is a place where you can create a life focused on independence and connection with the outdoors.

This 5.4-acre property can be yours with a low down payment of just $500 and affordable monthly payments of $295 for 72 months.

This property offers convenient access to Mountain Home Reservoir, just a short walk or a 3-minute drive away, known for excellent fishing opportunities. From your property, you’ll have expansive views of the reservoir, the iconic Mt. Blanca, and the varied terrain of the surrounding hills and mountains. Enjoy reliable year-round access on well-maintained roads, making trips to your property easy in any season. With areas of flat, level ground, this parcel provides a practical foundation for building your off-grid homestead. The terrain features a moderate slope and rolling hills, dotted with heavy shrubs, offering a natural feel and a sense of privacy. At 8284 feet, the air is clean and the skies are often clear, perfect for stargazing.

Envision setting up your self-sufficient haven here, whether it’s a cabin, a small home, or a base for your outdoor adventures. This land offers the space to grow your own food, collect rainwater, or simply enjoy a simpler way of life away from city noise. The clear skies are ideal for solar power, and the openness allows for plenty of natural light.

Beyond your property, the Costilla County area provides a wealth of outdoor activities. Explore the Rio Grande National Forest for hiking, wildlife viewing, and hunting. The historic town of Fort Garland is close by, offering basic amenities and a glimpse into Colorado’s past. This is an opportunity to own a piece of Colorado and build the future you want.

Property details:

• County: Costilla County
• Size: 5.35 acres
• APN: 70204460
• Address: Garson Rd, Fort Garland, CO 81133
• Access: Dirt road via Garson Rd
• Elevation: 8284 ft
• Map Link: Google Maps
• Annual Taxes: $204
• Subdivision: Sangre de Cristo 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: $15,950
• Owner Financed Price: $500 Down Payment + $295 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.