Your Colorado Dream Starts Here
San Luis, CO 81152
Costilla County, Colorado
Property Description
Your 5.55-Acre Colorado Mountain Sanctuary
Near Historic Emory Spring and Mesito Dam
Escape the Ordinary. Embrace the Extraordinary. Own Your Freedom.
This is your moment. The moment when everything changes. When you stop dreaming about mountain living and start living it. When you finally say "Yes" to the life you've always imagined but never thought possible.
This isn't just land. This is your freedom manifest in 5.55 pristine acres of Colorado wilderness near the legendary Rio Grande and historic Emory Spring area.
Property Snapshot: Where Dreams Become Reality
Your Mountain Kingdom Awaits
- Size: 5.55 acres of pristine Colorado wilderness at 7,968 feet elevation
- Location: Costilla County, Colorado (Gps: 37.128846, -105.698332)
- Legal: Clear title, your name on the deed
- Zoning: Estate Residential (Er) - Maximum building flexibility
- Access: County-maintained road - Drive right to your sanctuary
- Annual Taxes: Approximately $200/Year - Less than your coffee budget
- Flood Zone: Safe - Not in Fema flood zone
- Hoa: None - Your land, your rules, your freedom
- Soil Type: McGinty fine sandy loam - excellent drainage, perfect for building
- Historic Significance: Near Emory Spring and legendary Mesito Dam
Estate Residential Zoning: Your Building Paradise
Estate Residential (Er) zoning gives you maximum flexibility to build your dream exactly as you envision it.
Building Freedoms:
- Minimum dwelling size: 600 square feet (tiny homes welcome.)
- Maximum flexibility: Build one or two-story homes
- Two homes allowed: Main residence plus guest house/mother-in-law suite
- Manufactured homes: Welcome (1976 or newer models)
- Snow Load: 30 lbs/square foot
- Wind Load: 90 miles/hour
- Accessory structures: Garages, workshops, barns, greenhouses unlimited
- No HOA restrictions: Build what you want, when you want
- Height restrictions: Minimal - build your mountain castle
RV and Camping Paradise:
- Short-term camping: 14 days every 3 months (no permit needed)
- Long-term RV permits: Up to 180 days annually with county permit
- RV occupancy permits: Available while building (up to 18 months)
- Off-grid living: Fully supported and encouraged
- Temporary permits: Live in RV during home construction
Off-Grid Living Excellence:
- Solar power systems: Encouraged and supported - San Luis Valley has strongest solar power resources in the state
- Wind energy: Permitted with minimal restrictions - 10-12 mph average speeds
- Wells: Domestic wells allowed on your property (average depth 100-150 feet)
- Septic systems: Required for permanent residences, costs around $5,000-$8,000
- Rainwater collection: Legal and encouraged in Colorado
- Alternative energy: Battery storage, micro-hydro, geothermal systems
Location Benefits: Heart of Historic Colorado
You've found the secret. While everyone else fights traffic in Denver, you'll wake up to 360-Degree mountain views in the legendary San Luis Valley - the largest alpine valley in the world at 8,000 square miles.
Historic Neighborhood Landmarks:
- 5 miles to historic Emory Spring - legendary water source that has served the San Luis Valley for generations, representing the area's rich water heritage in this high desert environment
- 8 miles to Rio Grande River - Colorado's lifeline and the state's most important waterway, originating in the San Juan Mountains and flowing 1,896 miles to the Gulf of Mexico, providing critical habitat for wildlife and irrigation for the San Luis Valley's agricultural empire
- 10 miles to Mesito Dam and Reservoir - engineering achievement providing water storage and excellent fishing opportunities for multiple species just minutes from your property
- 15 minutes to Fort Garland - historic frontier military post established in 1858 and famously commanded by Kit Carson from 1866-1867, serving as the last line of defense against Indian raids and now preserved as a museum showcasing Colorado's territorial period
- 25 minutes to San Luis - Colorado's oldest continuously occupied town founded in 1851 by Hispanic settlers from Taos, New Mexico, featuring the original Spanish Colonial plaza design, historic Catholic church, and traditional acequia irrigation system still in use today
Strategic Mountain Position:
- 45 minutes to Alamosa - San Luis Valley's commercial and cultural hub (population 9,000+) offering Walmart Supercenter, Home Depot, Safeway, full medical facilities including San Luis Valley Regional Medical Center, Adams State University, restaurants, banking, and all modern conveniences
- 1 hour to Great Sand Dunes National Park - tallest sand dunes in North America rising 750 feet above the valley floor, offering sandboarding, sand sledding, seasonal Medano Creek beach, and camping under dark skies
- 2 hours to Wolf Creek Ski Area - Colorado's snow capital receiving 430+ inches annually, featuring 1,600 acres of skiable terrain, 77 trails, and some of the deepest powder conditions in North America with season typically running November through April
- 2.5 hours to Colorado Springs - major metropolitan area (population 500,000+) with Colorado Springs Airport, military installations, Pikes Peak, Garden of the Gods, and extensive shopping and entertainment options
- 4 hours to Denver International Airport - connecting you to the world through one of America's largest airports, with direct flights to 215+ destinations and easy access to downtown Denver's business and cultural districts
The San Luis Valley Advantage: At 7,968 feet elevation, you're living in North America's highest mountain desert - 8,000 square miles of raw, untamed beauty surrounded by fourteen 14,000-Foot peaks including majestic Mt. Blanca (14,345 feet), Culebra Peak (14,047 feet), Kit Carson Peak (14,165 feet), Crestone Peak (14,294 feet), Humboldt Peak (14,064 feet), and Challenger Point (14,081 feet). This massive valley offers 285+ days of sunshine annually, minimal humidity, and the perfect climate for year-round outdoor recreation.
Emergency Services and Safety: Your Peace of Mind
Living in the mountains doesn't mean living without protection. Costilla County provides comprehensive emergency services to keep you and your family safe.
Emergency Response Network:
- Costilla County Sheriff: Headquarters located 25 minutes away in San Luis with patrol units covering rural areas, providing 24/7 response for all law enforcement needs
- Fire Department: Dispatch coordinated emergency response with multiple stations throughout the county
- Emergency Medical Services: Ambulance service coordinated through county dispatch with trained EMT and paramedic response
- Emergency Management: County-wide disaster preparedness and emergency coordination
Fire Protection:
- Fort Garland Fire Department: Located 15 minutes northeast, staffed with volunteer firefighters and modern equipment for structure fires, vehicle accidents, and medical emergencies
- San Luis Fire Department: Located 25 minutes southwest, providing backup coverage and specialized equipment including wildland firefighting capabilities
- Wildfire management: County maintains sophisticated emergency alert system with text, phone, and radio notifications
- Fire prevention: Rural fire protection district provides education, inspections, and defensible space guidance
Medical Services:
- San Luis Clinic: Located 25 minutes southwest, providing family medicine, urgent care, and routine medical services for valley residents
- SLV Regional Medical Center: Located 45 minutes northeast in Alamosa, full-service hospital with emergency room, surgical services, Icu, and specialized care
- Conejos County Hospital: Located 50 minutes west in La Jara, backup medical facility with emergency and inpatient services
- Emergency helicopter access: Your property's gently rolling terrain provides ideal landing zones for medical evacuation helicopters, with flight time to Denver trauma centers under 90 minutes
Communication Systems:
- Emergency Alert System: County-wide notification system for weather emergencies, evacuations, and public safety alerts
- Cellular coverage: Multiple tower coverage providing good signal strength throughout most of the valley
- Landline service: Traditional phone service available through CenturyLink and local providers
- Emergency radio: HAM radio repeater coverage for backup communications during emergencies
Law Enforcement:
- Costilla County Sheriff's Office: Professional rural policing with patrol deputies covering 1,230 square miles of county territory
- Colorado State Patrol: Highway patrol coverage on major routes including US 160 and US 285, providing traffic enforcement and accident response
- Response times: Typically 15-30 minutes depending on deputy location and weather conditions
- Community watch: Strong neighbor network with rural residents looking out for each other's properties and safety
Property Features: Nature's Masterpiece, Your Canvas
This isn't just undeveloped land - this is your blank canvas waiting for your vision to come alive.
Mountain Views That Steal Your Soul:
- Panoramic views of the Sangre de Cristo Mountain Range - "Blood of Christ Mountains" spanning 100+ miles north to south, creating a dramatic eastern wall of peaks rising over 7,000 feet from the valley floor in a spectacular display of geological grandeur
- Mt. Blanca (14,345 feet) dominating your eastern horizon - Colorado's fourth-highest peak and the most prominent mountain visible from your property, featuring year-round snow fields, dramatic avalanche chutes, and sunrise alpenglow that turns the entire massif crimson red
- Culebra Peak (14,047 feet) visible to the southeast - the southernmost 14er in Colorado and one of the most exclusive climbs in America, located on private land with limited access, creating an air of mystery and exclusivity to your mountain view
- Kit Carson Peak (14,165 feet) majestically rising to the northeast - named after the famous frontiersman and featuring some of Colorado's most technical 14er climbing, with knife-edge ridges and dramatic rock formations creating an ever-changing silhouette throughout the day
- Trinchera Peak (13,517 feet) completing your mountain amphitheater - a prominent 13er providing the perfect southern anchor to your panoramic mountain views
- Little Bear Peak (14,037 feet) - one of Colorado's most challenging 14ers, visible as a dramatic spire adding vertical drama to your eastern skyline
- 285+ days of sunshine annually - more sunshine than San Diego, California, creating perfect lighting for photography and outdoor activities while ensuring your solar power systems operate at maximum efficiency
- Bortle Scale 2-3 dark skies - among the darkest skies in the continental United States, allowing you to see the Milky Way galaxy stretching across the heavens, meteor showers in all their glory, and star formations invisible to most Americans living under light pollution
Your Natural Sanctuary and Premium Soil Conditions:
- Native high desert vegetation: pinyon pines, juniper, wild grasses
- Rolling terrain perfect for building with walk-out basement potential
- Natural privacy - feel like you own the entire valley
- McGinty fine sandy loam - professional soil classification for your property
- 0 to 1 percent slopes - ideal gradient for construction and drainage
- Excellent wind resources - 10-12 mph average speeds for renewable energy
Professional Soil Analysis:
- Soil Type: McGinty fine sandy loam with excellent drainage characteristics
- Slope Classification: 0-1% grade - perfect for building without excessive grading costs
- Non-Irrigated Capability: Class 6e - ideal for pasture, range, woodland, and wildlife habitat
- Irrigated Potential: Class 4e - suitable for selective crops with proper management
- Erosion Susceptibility: Moderate - manageable with proper land stewardship
- Agricultural Suitability: Excellent for livestock grazing, hay production, and wildlife food plots
- Building Advantages: Fine sandy loam provides excellent foundation support and septic drainage
- Land Management: Responds well to seeding, liming, fertilizing, and water control improvements
Premium Building Conditions:
- 7,968 feet elevation - above the smog, perfect mountain climate
- Excellent drainage - no flooding concerns
- Stable geological foundation - ancient Valley Fill formation
- 360-Degree views from multiple building sites
- Natural wind breaks - terrain features provide protection
- Superior soil conditions - excellent for foundations and septic
Rocky Mountains Paradise: Where Adventure Lives
You're not just buying land - you're buying access to the greatest outdoor playground on Earth. The Sangre de Cristo Mountains rising from your backyard offer world-class recreation year-round.
The Sangre de Cristo Range:
- "Blood of Christ Mountains" - named by Spanish explorers for their dramatic crimson alpenglow at sunrise and sunset, when the entire mountain range appears to glow like fire against the desert sky
- 10 peaks over 14,000 feet within 50 miles of your property - more accessible 14ers than anywhere else in Colorado, with several visible from your front door
- Pristine wilderness - some of the least crowded 14ers in Colorado due to remote location, offering solitude impossible to find on Front Range peaks
- Diverse ecosystems - from high desert sagebrush at 7,500 feet to alpine tundra above treeline at 12,000+ feet, supporting incredible biodiversity
- Ancient geological formation - over 25 million years of uplift creating dramatic spires, knife-edge ridges, and massive cirque basins carved by glaciers
- Longest mountain range in Colorado - stretching 100+ miles from Poncha Pass to the New Mexico border, creating an unbroken wall of peaks
Your 14er Climbing Adventures:
- Mt. Blanca (14,345 feet) - 45 minutes from your property, Colorado's fourth-highest peak featuring multiple climbing routes from gentle hiking to technical rock scrambling, with stunning views across three states
- Culebra Peak (14,047 feet) - private access, exclusive climbing experience on Colorado's southernmost 14er, requiring permission but offering incredible solitude and pristine wilderness
- Kit Carson Peak (14,165 feet) - technical scrambling paradise with Class 3-4 rock climbing, knife-edge ridges, and some of the most dramatic summit views in Colorado
- Challenger Point (14,081 feet) - stunning ridge walks connecting to Kit Carson, offering non-technical climbing with spectacular exposure and 360-Degree mountain vistas
- Humboldt Peak (14,064 feet) - perfect for beginners with well-maintained trail, moderate difficulty, and rewarding summit views of the entire Sangre range
- Crestone Peak (14,294 feet) - expert-level technical climbing requiring rock climbing skills, featured in mountaineering magazines as one of Colorado's most challenging peaks
- Little Bear Peak (14,037 feet) - notorious for loose rock and technical difficulty, considered one of Colorado's most dangerous 14ers for experienced climbers only
Winter Sports Paradise:
- Wolf Creek Ski Area (2 hours) - Colorado's snow capital with 430+ inches of annual snowfall, 1,600 acres of skiable terrain, 77 trails, and powder conditions rivaling European Alps
- Backcountry skiing unlimited terrain - pristine bowls, untouched powder fields, and endless couloirs accessible directly from your backyard for expert skiers
- Cross-country skiing groomed trails - maintained trail systems throughout the valley connecting to miles of backcountry routes for all skill levels
- Snowshoeing peaceful winter exploration - silent winter wilderness access with trails leading to frozen waterfalls, wildlife tracking, and winter photography
- Ice climbing frozen waterfalls - world-class ice climbing in nearby canyons with multi-pitch routes up to 300+ feet of vertical ice
- Snowmobiling endless trail networks - thousands of miles of groomed trails across public lands connecting to hut systems and backcountry camping
Water Adventures:
- Rio Grande River (8 miles) - legendary fly fishing for native Rio Grande cutthroat trout, rainbow trout, and brown trout, with Gold Medal Waters designation and guides available
- Mesito Reservoir (10 miles) - excellent fishing opportunities for multiple species just minutes from your property
- Costilla Creek (20 min) - native Rio Grande cutthroat trout habitat with catch-and-release fishing, traditional fly fishing techniques, and incredible natural beauty
- Sanchez Reservoir (45 min) - 19,500 acre-feet of water sports paradise with boating, water skiing, fishing for northern pike, perch, and catfish
- Mountain lakes and streams - crystal-clear fishing in high alpine environments throughout the surrounding wilderness
Hiking and Backpacking:
- Great Sand Dunes National Park (1 hour) - 750-Foot tall sand dunes creating surreal desert landscape, sandboarding, sand sledding, and seasonal Medano Creek beach
- Sangre de Cristo Wilderness (30 minutes) - 220,000 acres of pristine backcountry with over 50 lakes, 100+ miles of maintained trails, and unlimited off-trail exploration
- Rainbow Trail (45 minutes) - 100-Mile mountain biking and hiking epic traversing the entire Sangre range with hut-to-hut options and multi-day adventures
- Continental Divide Trail access points - world-famous 3,100-Mile trail crosses near your property, offering connection to Mexico-to-Canada hiking adventure
- Unlimited day hiking from your front door - step off your property onto public lands for immediate access to wilderness without driving anywhere
- Wildlife viewing trails - established routes for elk viewing, bird watching, and wildlife photography with seasonal migration corridors crossing your area
Incredible Wildlife: Your Daily Entertainment
Living here means front-row seats to nature's greatest show. Your property sits in one of Colorado's richest wildlife corridors, where ancient migration routes cross the San Luis Valley.
Large Game Spectacles:
- Rocky Mountain Elk - herds of 100+ animals migrate past your property during spring and fall migrations, with massive 6x6 bulls bugling during September rut, creating one of nature's most spectacular wildlife displays
- Mule deer - daily visitors browsing your native vegetation, with large bucks sporting impressive antlers visible year-round, particularly active during dawn and dusk feeding periods
- White-tailed deer - smaller herds in riparian areas along nearby creeks and the Rio Grande, offering excellent hunting opportunities and wildlife photography
- Bighorn sheep - occasionally spotted on distant peaks using binoculars, these majestic animals navigate impossible cliff faces with grace and power that must be seen to be believed
- Black bears - respectful occasional visitors requiring proper food storage, these intelligent animals pass through during berry season and can be observed safely from distance
- Mountain lions - elusive presence in the high country, tracks occasionally found on your property but sightings rare due to their secretive nature and excellent camouflage
- Pronghorn antelope - speed demons racing across the flats at 60+ mph, North America's fastest land animal creating incredible wildlife viewing spectacles
Incredible Bird Life:
- Golden eagles - daily sightings soaring overhead on 7-foot wingspans, hunting for prairie dogs and rabbits while performing spectacular aerial displays during courtship season
- Bald eagles - winter visitors along the Rio Grande corridor, fishing for trout and creating massive stick nests in cottonwood trees near water sources
- Peregrine falcons - nesting in nearby cliff faces, these aerial speed demons dive at 200+ mph hunting other birds in dramatic high-speed chases
- Great horned owls - night hunters on your property with haunting calls echoing across the valley, excellent rodent control and fascinating to observe with night vision
- Mountain bluebirds - brilliant blue residents of your pinyon pines, creating flashes of electric blue against the desert landscape while hunting insects
- Sandhill cranes - spectacular migrations through the valley with thousands of birds creating deafening calls as massive flocks pass overhead twice yearly
- Wild turkeys - year-round residents in perfect hunting numbers, with large gobblers strutting during spring mating season and providing excellent hunting opportunities
Small Game and Fur Bearers:
- Coyotes - their evening songs echo across the valley in haunting choruses, excellent predator calling opportunities and fascinating pack behavior to observe
- Red foxes - elusive hunters in early morning hours, beautiful russet coats against snow providing incredible photography opportunities for patient observers
- Cottontail rabbits - abundant population for hunting or watching, excellent small game hunting and important prey species supporting the entire predator ecosystem
- Prairie dogs - entertaining social colonies in nearby areas with complex communication systems, providing hours of wildlife entertainment and hunting opportunities
- Bobcats - secretive predators occasionally spotted, beautiful spotted coats and incredible hunting skills make them a prize wildlife photography subject
Fishing and Aquatic Wildlife:
- Rainbow trout - in nearby streams and reservoirs with regular stocking programs producing 12-16 inch fish and occasional trophy specimens over 20 inches
- Brown trout - trophy-sized in local waters, these elusive fish grow large in the mineral-rich mountain water and provide world-class fly fishing challenges
- Rio Grande cutthroat trout - native species in local waters, Colorado's state fish offering incredible fishing for this rare and beautiful native trout
- Northern pike - aggressive predators in larger reservoirs, growing to impressive sizes and providing exciting fishing action with explosive strikes
Hunting Opportunities:
- Game Management Unit with excellent success rates, well-managed wildlife populations, and diverse hunting opportunities throughout multiple seasons
- Elk hunting - archery, muzzleloader, and rifle seasons known for producing trophy bulls and high success rates for persistent hunters
- Deer hunting - both mule deer and white-tailed deer with excellent populations, multiple seasons, and trophy potential for both antlered and antlerless animals
- Turkey hunting - spring and fall seasons with healthy populations providing challenging hunting and excellent table fare
- Small game - rabbits, grouse, and dove with abundant populations and extended seasons providing year-round hunting opportunities for family activities
- Predator calling - coyotes and foxes year-round with no bag limits, excellent training for hunters and important wildlife management activity
Historic Treasures: Standing Where Legends Walked
Your property sits in the heart of the American West's most storied landscape. Every direction holds centuries of fascinating history where Spanish conquistadors, Native American tribes, legendary frontiersmen, and pioneering settlers all left their mark.
Ancient Heritage:
- Ute Indian Territory - sacred hunting grounds for over 1,000 years where the Ute, Jicarilla Apache, and Comanche tribes established seasonal camps, trading routes, and spiritual sites that remain significant today
- Spanish Exploration - Don Diego de Vargas reached this area in 1694, making it one of the first European-explored regions in Colorado
- Old Spanish Trail - historic trade route connecting Santa Fe to California passed directly through this area, with wagon ruts still visible and trading posts established along the Rio Grande
- Archaeological sites - Native American artifacts including arrowheads, pottery shards, and petroglyphs found throughout the valley, with ongoing archaeological research revealing 10,000+ years of human habitation
- Sacred sites - spiritual significance to multiple tribes including vision quest sites, burial grounds, and ceremonial locations that continue to hold cultural importance
Fort Garland Heritage (15 minutes):
- Kit Carson's last command - legendary frontiersman's final military post from 1866-1867, where he negotiated peace treaties and protected settlers during Indian conflicts
- Established 1858 - protecting settlers and trade routes during territorial period when Colorado was still part of Kansas Territory and lawlessness was common
- Buffalo Soldiers - African American cavalry units of the 10th Cavalry stationed here, representing some of the most elite fighting units in the frontier army
- Ute Peace Treaties - historic negotiations with Chief Ouray and other tribal leaders, establishing boundaries and preventing warfare between settlers and Native Americans
- Civil War history - Colorado volunteers trained here before marching south to fight Confederate forces in the Battle of Glorieta Pass, New Mexico
- Museum and cultural center - preserved military buildings and artifacts including original officer quarters, enlisted barracks, and period military equipment
San Luis History (25 minutes):
- Colorado's oldest town - continuously occupied since 1851 when Hispanic settlers established permanent community with original Spanish Colonial land grants still honored
- Spanish Colonial heritage - original settlers from Taos, New Mexico brought traditional building techniques, agricultural methods, and cultural practices still visible today
- Acequia system - traditional irrigation methods still in use today, representing 400-Year-Old water management techniques brought from Spain via Mexico
- Stations of the Cross - spiritual pilgrimage trail on Mesa de los Santos featuring bronze sculptures depicting Christ's crucifixion, visited by thousands annually
- Historic plaza - original town center layout preserved according to Spanish Colonial town planning with central plaza surrounded by church and civic buildings
Local Landmarks:
- Emory Spring - Historic water source that has served the valley for generations, representing the area's rich water heritage in this high desert environment
- Mesito Dam - Engineering achievement providing water storage and recreational opportunities, offering excellent fishing just minutes from your property
- Mining heritage - Remnants of 1800S gold and silver mining throughout the surrounding mountains, with recreational prospecting legal on your own property
Rio Grande River Legacy:
- Spanish name - "Big River" or "Great River" connecting Colorado to the Gulf of Mexico, named by Spanish explorers who recognized its importance as transportation corridor
- 1,896 miles total - fourth longest river in North America flowing from Colorado's San Juan Mountains through New Mexico and Texas to the Gulf of Mexico
- Headwaters nearby - begins in San Juan Mountains just 50 miles west of your property, meaning you're living near the source of this mighty continental river
- Agricultural lifeline - feeding the San Luis Valley for 150+ years through an intricate system of irrigation canals, ditches, and rights dating to territorial period
- Wildlife corridor - critical habitat for migrating species including waterfowl, raptors, and fish populations that depend on riparian vegetation and seasonal flooding
- Recreation paradise - fishing, rafting, wildlife viewing, and camping opportunities along hundreds of miles of public access points and boat launches
Land Use Possibilities: Your Vision, Unlimited
Estate Residential zoning gives you the freedom to create exactly what you want - from simple weekend retreat to elaborate mountain compound.
Residential Dreams:
- Custom mountain home - design your perfect mountain retreat with panoramic views
- Log cabin paradise - authentic Colorado mountain living with modern amenities
- Modern architectural masterpiece - taking advantage of 360-Degree views and passive solar design
- Off-grid sanctuary - sustainable living with solar, wind, and well water systems
- Tiny home village - multiple small structures for family compound living
- Manufactured home option - affordable mountain living solution with scenic backdrop
Recreational Paradise:
- Family compound - multiple generations sharing mountain lifestyle and outdoor adventures
- Hunting lodge - base camp for Rocky Mountain hunting and fishing expeditions
- Wedding venue - mountain backdrop for life's special moments and celebrations
- Corporate retreat facility - executive escape from city pressures with team-building activities
- Artist's retreat - inspiring mountain setting for creative endeavors and workshops
- Photography studio - incredible natural lighting and backdrops for professional work
Agricultural Opportunities:
- Hobby farming - grow your own food at high altitude with excellent soil conditions
- Livestock operation - cattle, horses, sheep, or goats on premium grazing land
- Organic gardening - clean air and water for premium produce in greenhouse or outdoor settings
- Hay production - cash crop for local ranchers with reliable market demand
- Beekeeping - honey production with diverse wildflower nectar sources
Investment and Legacy Building:
- Land banking - holding premium mountain property for appreciation in growing market
- Eco-tourism development - sustainable income from nature experiences and outdoor recreation
- Event hosting - weddings, reunions, corporate events with stunning mountain backdrop
- RV park development - serve the growing glamping and outdoor recreation market
- Renewable energy projects - solar or wind installations taking advantage of excellent resources
- Conservation easements - tax benefits while preserving natural beauty for future generations
Climate and Terrain: Four-Season Mountain Paradise
Welcome to Colorado's perfect climate - where every season brings new adventures and every day feels like vacation at 7,968 feet elevation.
High Desert Mountain Climate at 7,968 Feet:
- Summer (June-August): Perfect 75°F average highs with cool 45°F nights, creating comfortable sleeping conditions without air conditioning, ideal for camping and outdoor activities with minimal precipitation
- Fall (September-November): Crisp 60°F days with golden aspen displays throughout the valley, hunting seasons in full swing, and spectacular weather for hiking and photography with crystal-clear air
- Winter (December-February): Snowy wonderland with 35°F highs perfect for skiing and winter sports, manageable snow loads for building, and stunning mountain vistas enhanced by snow-covered peaks
- Spring (March-May): Wildflower explosion with 55°F average temperatures, mountain fresh air, melting snow creating seasonal creeks, and perfect weather for construction and outdoor projects
- Annual precipitation: 10-12 inches with most falling as snow, ensuring 285+ days of sunshine annually - more sunny days than San Diego, California
- Low humidity: Comfortable dry air year-round eliminates muggy summer conditions and makes winter cold more tolerable than humid climates
- Extreme temperature stability: High elevation moderates weather swings, preventing extreme heat waves and bitter cold snaps common at lower elevations
Perfect Building Terrain:
- Gentle rolling topography - 0-1% slopes perfect for easy construction without expensive grading, multiple building sites for different orientations and views
- Natural drainage - no flooding or standing water issues due to sandy loam soil composition and elevated position above valley floor wetlands
- Stable geological foundation - ancient bedrock provides excellent support for any size structure, from tiny homes to large custom residences
- Strategic orientation - southern exposure maximizes solar gain for passive heating and solar panel efficiency while minimizing winter wind exposure
- Natural wind protection - terrain features and native vegetation shield building sites from prevailing winds, reducing heating costs and structural stress
- Multiple view corridors - place your home for optimal mountain vistas in any direction, with different sites offering sunrise views, sunset views, or 360-Degree panoramas
Geological Advantages:
- Valley Fill formation - stable sedimentary deposits accumulated over millions of years, creating one of Colorado's most geologically stable regions
- No earthquake risk - located far from active fault lines and volcanic activity, Colorado's most seismically stable region with no recorded significant earthquakes
- McGinty fine sandy loam soil - excellent soil conditions ideal for septic system drainage and stable foundations, professionally classified by Usda soil surveys
- Superior drainage - sandy loam composition prevents water problems, basement flooding, and foundation issues common with clay soils
- Mineral potential - historically productive area for recreational prospecting with documented gold, silver, and copper deposits throughout the region
Community and Infrastructure: Your New Hometown
Historic Fort Garland (15 minutes):
- Population 607 - Small enough for community spirit, large enough for essential services
- Business district: Old Fort Market grocery, restaurants, gas stations, hardware store
- Fort Garland Museum - Kit Carson's historic command preserving frontier heritage
- Community events: Annual Band Jam Music Festival and local celebrations
San Luis County Seat (25 minutes):
- Colorado's oldest town - Rich Hispanic heritage and cultural traditions
- Essential services: Government offices, post office, banking, and medical clinic
- Cultural attractions: Historic church, museums, and traditional celebrations
- Agricultural heritage: Authentic working ranch community
Alamosa Regional Hub (45 minutes):
- Full modern amenities: Walmart, Home Depot, Safeway, restaurants, banking
- Medical facilities: San Luis Valley Regional Medical Center with emergency services
- Higher education: Adams State University offering cultural and educational opportunities
- Transportation: San Luis Valley Regional Airport with charter and private aircraft services
Shopping and Services:
- Fort Garland (15 min): Basic conveniences including grocery, gas, hardware
- Alamosa (45 min): Walmart Supercenter, Safeway, City Market, Home Depot, Walgreens, local farmers markets (seasonal), restaurants offering Mexican, American, Italian cuisines
- San Luis Valley Brewing Company
- Local services: contractors, well drillers, septic installers throughout the valley
Utilities and Infrastructure: Modern Mountain Living
Power and Energy:
- Solar power potential: Exceptional with 285+ days of sunshine annually and high altitude clarity - San Luis Valley has strongest solar power resources in the state, highest per capita concentration of home-based solar energy systems in the United States
- Wind energy resources: Consistent mountain winds perfect for small wind generators - 10-12 mph average speeds
- Electrical grid: Power lines serve the area through local utility cooperatives
- Solar system costs: Kits start at about $1,100 depending on size and usage
- Backup power: Propane and gasoline generators common for off-grid redundancy
Water and Septic:
- Well water: Domestic wells typically 100-150 feet deep at $35-50 per foot drilling costs
- Water quality: Excellent mountain water from underground aquifers
- Alternative water: Water hauling available from Alamosa at $2.50 per 500 gallons - money saving option if you don't want to drill right away or using land for vacation
- Septic systems: Required for permanent residences, costs around $5,000-$8,000 to install in the area, excellent soil conditions for drainage
Communications and Internet:
- Cellular service: Good coverage from major providers throughout most of the valley
- Satellite internet: Starlink and other providers offer high-speed rural internet
- Landline service: Available through CenturyLink and local providers
- Emergency communications: HAM radio repeater coverage for backup during emergencies
Gas and Heating:
- Propane: Used for cooking, refrigerator and heat, delivered throughout the San Luis Valley
- Wood stoves: Most people also use for heating - abundant cheap firewood available in local forest
- Heating options: Multiple fuel sources available for reliable mountain heating
Transportation and Access
Highway Access:
- US Highway 160: Major east-west route connecting to Interstate 25 and beyond
- State Highway 159: North-south corridor to Taos and Santa Fe
- County roads: Well-maintained local network providing direct property access
Aviation:
- San Luis Valley Regional Airport (45 min): Charter flights and private aircraft in Alamosa
- Colorado Springs Airport (2.5 hours): Major commercial airport with all carriers
- Denver International Airport (4 hours): International hub connecting worldwide
Ground Transportation:
- Private vehicles: Essential for rural mountain living, well-maintained roads year-round
- Rental cars: Available in Alamosa through L&M Auto Rentals
- Bus service: Greyhound serves Alamosa and Blanca with connections throughout Colorado
Investment Potential: Smart Money Moves to the Mountains
Colorado Land Investment Advantages:
- Population growth: Colorado adds hundreds of new residents daily, driving land demand
- Below-market pricing: Exceptional value compared to Front Range and resort markets
- Strategic location: Between major growth centers with improving infrastructure
- Mountain premium: Properties with mountain views command higher values statewide
- Recreation premium: Access to world-class outdoor recreation increases desirability
- Off-grid trend: Growing demand for self-sufficient mountain properties
Market Analysis and Trends:
- Land appreciation: Colorado mountain land averages 6-8% annual increases
- Scarcity factor: They're not making more land, especially with mountain views
- Tourism growth: Colorado outdoor recreation economy continues expanding
- Retirement destination: Baby Boomers seeking affordable mountain living
- Remote work trend: Technology enabling rural mountain lifestyle
Property Maps & Attachments
Directions to Property
From San Luis
Colorado 81152
Head southwest toward E Church Pl
125 ft
Continue onto N Church Pl
417 ft
Turn left onto CO-159 S/Main St
Continue to follow CO-159 S
6.9 mi
Turn right onto Rd M
5.5 mi
Continue onto Nance Blvd
3.6 mi
Turn left onto Vallejo Rd
0.3 mi
Turn left onto Mesito Rd
