5 Acres CO Near MT Blanca Camp Now
22nd St : Alamosa, CO 81101
Alamosa County, Colorado
Farm Description
Five acres of open Colorado land sitting at the base of Mt. Blanca - one of the tallest peaks in the Rockies. This is the kind of place where the mountains feel close enough to touch and the sky goes on forever. Public land is right at your doorstep, and Great Sand Dunes National Park is just a 25-minute drive away. Whether you're into hiking, off-roading, stargazing, or just getting away from the noise, this area delivers.
The land itself is ready to use. Camp here while you make your plans - no jumping through hoops to get started. When you're ready to build, this property supports manufactured homes, stick-built homes, and tiny homes, giving you real flexibility to make it your own on your own timeline. No HOA means no one telling you what to do with your land.
Owner financing makes it simple to get started without a bank getting in the way. If you've been looking for affordable, usable land in Colorado with mountain views and room to breathe, this is worth a serious look.
We are open to owner financing as well - here is what that would look like:
- Total Money Down: $599($349 downpayment + $250 closing cost)
- Monthly: $291/Month for 96 months
See Info below.
- Subdivision: San Luis Valley Ranches
- State:Colorado
- County: Alamosa
- Zip:81101
- Size: 5 Acres
- Parcel: 01
- Legal Description: SAN Luis Valley Ranches INC Lot 1 BLK 6 Unit 13 5.0Ac
- Approximate Lat/Long Coordinates:
37.5265, -105.551 Ne
37.5247, -105.5511 Se
37.5247, -105.5522 Sw
37.5265, -105.5521 Nw
- Annual Taxes: Approximately 79.02/Year
- Zoning: Rural (Ru)
--- Camping allowed - no more than 180 days per year. Water and septic required for long term stays
--- Manufactured Homes, Stick Built homes, tiny homes on foundation (500 sq ft minimum)
- HOA/Poa: No
- Improvements: None
- Access: 22nd St and Pine Ave
- Water: Would be by well or holding tank
- Sewer: Would be by septic
- Utilities: Would be by alternative
Note: Information presented on this page is deemed accurate, but is not guaranteed. Buyer is advised to do their own due diligence
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Location and Setting
This property sits in the San Luis Valley Ranches subdivision in Alamosa County, Colorado. The San Luis Valley is the largest alpine valley in North America - over 8,000 square miles of high mountain desert surrounded by some of the most dramatic peaks in the lower 48. The valley floor sits at roughly 7,500 feet of elevation, which means cooler summers, clean air, and the kind of wide-open views that feel like they go on for a hundred miles in every direction.
To the east, the Sangre de Cristo Mountains rise sharply out of the valley floor. And at the southern end of that range sits the star of the show - Mt. Blanca. At 14,345 feet, Blanca Peak is the fourth highest mountain in Colorado and the highest peak in the Sangre de Cristo Range. It rises nearly 7,000 feet above the valley floor in just a few miles, which gives it a massive, dramatic presence that dominates the horizon. Three other fourteeners - Ellingwood Point, Little Bear Peak, and Mt. Lindsey - are part of the same massif, making this one of the most impressive mountain backdrops in the entire state.
This isn't a view you have to hike to or drive to see. You see it from your property. Every morning. Every evening. Every time you step outside.
Access is straightforward via 22nd Street and Pine Avenue. The town of Blanca is nearby for basic needs, and Alamosa - the largest town in the valley - is roughly a 30-minute drive, offering grocery stores, restaurants, hardware stores, a hospital, and a regional airport with daily flights to Denver. You're not isolated out here. You're just far enough away from everything to enjoy the quiet.
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Recreation - More Than You Can Fit in a Weekend
If you're the type of person who wants land you can actually use, this area checks every box.
Great Sand Dunes National Park is about 25 minutes from this property. This is the home of the tallest sand dunes in North America - some reaching over 750 feet high. Visitors come here to hike the dunes, sandboard and sandsled down them, splash in Medano Creek during spring runoff, and explore the backcountry trails that wind up into the Sangre de Cristo Mountains. The park covers nearly 150,000 acres of protected land, so there's no shortage of ground to cover. In the fall, you can drive the Medano Pass road in a 4x4 - 22 miles of unpaved terrain that crosses the creek bed multiple times and pushes through deep sand. It's one of the best off-road experiences in Colorado.
Mt. Blanca and the Sierra Blanca Massif draw hikers, climbers, and 4x4 enthusiasts from all over the country. The Lake Como road alone is one of the most well-known four-wheel-drive challenges in the state. Even if you're not trying to summit a fourteener, the approach road offers incredible scenery, dispersed camping spots, and access to alpine lakes and high-mountain basins. For those who are up for the climb, Blanca Peak is a bucket-list summit with a round-trip of about 17 miles and over 6,500 feet of elevation gain.
Zapata Falls is another short drive from the property - a popular hike to a 25-foot waterfall tucked inside a narrow rock crevice. It's a quick out-and-back, great for families or anyone looking for an easy day trip.
Beyond the headline attractions, the San Luis Valley is loaded with BLM land, national forest, and state wildlife areas. Fishing, camping, hunting, and exploring are all within easy reach. The Rio Grande runs through the valley, and reservoirs and mountain lakes dot the surrounding area. You can spend years out here and still not see all of it.
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Wildlife and Hunting
The San Luis Valley is one of the most wildlife-rich areas in Colorado, and this property puts you right in the middle of it.
Elk are common throughout the eastern part of the valley, with an estimated herd of over 4,000 in the area around Great Sand Dunes alone. Mule deer, pronghorn, and black bear are all present in the surrounding terrain. Coyotes, bobcats, foxes, and mountain lions inhabit the foothills and higher elevations of the Sangre de Cristos. If you're a birder, the San Luis Valley is a major migratory corridor. Tens of thousands of sandhill cranes pass through every spring and fall, and over 250 species of birds have been documented in the Great Sand Dunes area alone - including bald eagles, golden eagles, peregrine falcons, and burrowing owls.
For hunters, this part of Colorado offers some of the best big game opportunities in the state. The surrounding game management units are known for elk, mule deer, and pronghorn. Turkey, bear, and bighorn sheep are also in the mix depending on the unit and season. Dove and small game hunting round out the options. Whether you're a serious big game hunter or just like knowing the wild country is right there, this is an area that delivers.
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Stargazing and Dark Skies
This might be one of the best places in the country to look up at night.
Great Sand Dunes National Park was designated an International Dark Sky Park in 2019, and the conditions here are hard to beat - high elevation, dry air, and almost no light pollution. On a clear, moonless night, the Milky Way is visible in a way that most people have never experienced. The valley's remoteness and the lack of large cities for dozens of miles in every direction keep the sky dark and the stars sharp.
You don't even need to go to the park for this. From your property, the night sky is already something special. The San Luis Valley averages over 300 sunny days a year, and many of those clear days turn into crystal-clear nights. If astrophotography is your thing, or if you just like sitting outside with a fire and watching the sky, this is the kind of place where that actually means something.
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Building and Development Options
Alamosa County's Rural (Ru) zoning gives you solid flexibility for what you can do with this land.
Camping is allowed for up to 180 days per year. That means you can start using this property right away - set up a tent, park a camper, bring out your RV, and enjoy it while you decide what comes next.
When you're ready to build, you've got options:
- Stick-built homes - traditional construction with a 500-Square-Foot minimum
- Manufactured homes - double-wides and single-wides
- Tiny homes on a foundation - 500 square-foot minimum
For long-term stays or permanent living, you'll need water and septic. Water would be handled by drilling a well or installing a holding tank, and sewer would be by septic system. Utilities out here are off-grid - think solar panels, wind, or a generator setup. The San Luis Valley gets over 300 days of sunshine per year, making solar a strong and practical option.
No HOA means no one reviewing your building plans, no design committees, and no monthly dues. You decide what to build, when to build it, and how to do it. That kind of freedom is hard to find, especially in Colorado.
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Climate and Terrain
The San Luis Valley sits at roughly 7,500 feet of elevation, which gives it a high desert climate that's surprisingly mild in the summer. Average highs in July hover in the mid-80s, and the dry air means it rarely feels as hot as the thermometer says. Nights cool off significantly - perfect sleeping weather if you're camping or sitting around a fire. Winters are cold and crisp, with occasional snow, but the valley floor sees far less accumulation than the surrounding mountains. Spring can be windy, but that's part of living in open country.
The terrain on this property is flat and open - native grasses and high desert vegetation on level ground with five full acres to work with. It's the kind of land that's easy to walk, easy to drive on, and easy to set up on without heavy grading or site work. The views from the property are the real highlight - Mt. Blanca and the Sangre de Cristos to the east, and the wide-open valley stretching out in every other direction.
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Off-Grid Living Potential
The San Luis Valley has become one of the most popular areas in Colorado for people looking to live off the grid, and it's easy to see why.
With over 300 days of sunshine, solar power is the go-to energy source. A well-designed solar setup with battery storage can comfortably power a small to mid-size home. Wind is another viable option - the valley gets consistent breezes, especially in spring. Many landowners out here start with a generator for immediate power and transition to solar as their build progresses.
Water is handled by drilling a well or using a holding tank and hauling water until a well is in place. Septic systems are straightforward to install in this terrain. Cell service reaches into the valley through major carriers, and satellite internet through providers like Starlink has made connectivity much more accessible in rural areas like this.
The bottom line is this: people are already living off-grid in the San Luis Valley, and they're doing it well. The infrastructure options exist, the climate cooperates, and the county doesn't put unnecessary obstacles in your way.
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Investment Potential
Colorado continues to be one of the fastest-growing states in the country. Land prices in the San Luis Valley have been climbing steadily as more people discover the area and remote work makes rural living more practical than ever. You don't have to be moving here tomorrow for this purchase to make sense. Five acres of usable land in Colorado, with fourteener views, near a national park, with owner financing and no HOA - that's a combination that tends to hold its value and appreciate over time.
Whether you're buying this as a weekend getaway, a future homesite, a hunting camp, or a long-term hold, it checks a lot of boxes at a price that's hard to argue with.
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Property Details
- Subdivision: San Luis Valley Ranches
- State: Colorado
- County: Alamosa
- Zip: 81101
- Size: 5 Acres
- Parcel: 01
- Legal Description: SAN Luis Valley Ranches INC Lot 1 BLK 6 Unit 13 5.0Ac
- Approximate Lat/Long Coordinates:
37.5265, -105.551 Ne
37.5247, -105.5511 Se
37.5247, -105.5522 Sw
37.5265, -105.5521 Nw
- Annual Taxes: Approximately $79.02/Year
- Zoning: Rural (Ru)
Camping allowed - no more than 180 days per year. Water and septic required for long-term stays.
Manufactured homes, stick-built homes, tiny homes on foundation (500 sq ft minimum)
- HOA/Poa: No
- Improvements: None
- Access: 22nd St and Pine Ave
- Water: Would be by well or holding tank
- Sewer: Would be by septic
- Utilities: Would be by alternative
---
Owner Financing
- Total Money Down: $599 ($349 downpayment + $250 closing cost)
- Monthly: $291/Month for 96 months
No banks. No credit checks. No hassle. Just simple terms that let you lock in your piece of Colorado today.
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Note: Information presented on this page is deemed accurate, but is not guaranteed. Buyer is advised to do their own due diligence regarding zoning, access, utilities, and all other aspects of the property before purchase.
Farm Maps & Attachments
Directions to Farm
From downtown Blanca, take Smith Ave to US-160 West (0.2 miles).
Continue on US-160 West for 8.2 miles into Alamosa County.
Take 18th St and Grant Ave to Pine Ave (4.0 miles).
