MT Blanca, 5 Ac, $139/Mo
Road 10 : San Acacio, CO 81151
Costilla County, Colorado
Farm Description
Mount Blanca Valley Mountain Paradise - 5 Acres at the Base of Colorado's 4th Highest Peak
Welcome to an exceptional 5.0-Acre property in Mount Blanca Valley Ranches, where Colorado's legendary Sangre de Cristo Mountains rise directly behind your land and the massive summit of Mount Blanca - at 14,345 feet, Colorado's fourth-highest peak - dominates your northern horizon. This pristine parcel in Unit 3, Block 16, Lot 2 combines everything serious land buyers seek in Colorado real estate: flat to gently sloping terrain ideal for building, spectacular 360-Degree mountain views including direct sight lines to multiple 14,000-Foot peaks, proven legal access via maintained dirt roads, and complete freedom from HOA restrictions that burden most Colorado mountain properties.
Located in Costilla County's San Luis Valley east of San Acacio, this property offers the increasingly rare opportunity to own substantial mountain-view acreage in Colorado at prices that disappeared everywhere else in the state years ago. The generous rectangular dimensions (approximately 325 ft x 658 ft x 339 ft x 350 ft) create excellent privacy while providing multiple outstanding building sites. The flat to gently sloping terrain eliminates tens of thousands in site preparation costs while the high desert vegetation of native grasses and sagebrush creates that authentic Colorado mountain landscape that defines the San Luis Valley.
This property sits at the intersection of mountain recreation and off-grid opportunity. Just 8-10 miles from the legendary Rio Grande River's world-class fly fishing, surrounded by some of Colorado's best elk and deer hunting units, positioned at the base of the Sangre de Cristo wilderness, and perfectly situated for off-grid development or recreational use. With Estate Residential zoning allowing everything from traditional homes to manufactured housing to extended RV camping, your options are limited only by imagination and budget.
Payment Options
Owner Financing Available:
Reserve Today: $388 total ($139 down + $249 documentation fee)
Monthly Investment: $139/Month for 78 months
No interest charges
No credit check required
No prepayment penalties
Plus prorated taxes
Cash Discount Price: $7,499
Immediate ownership
$249 down payment
Plus $249 documentation fee
Total due today: $498
No monthly obligations
Build or hold indefinitely
Property Facts
Apn: 70802013
Account: R047802
Size: 5.00 acres (217,800 square feet)
Legal Description: M.B.V.R. Unit 3 Blk 16 Lot 2 Cont. 5.00 Ac
Subdivision: Mount Blanca Valley Ranches Unit 3
State: Colorado
County: Costilla
City: San Acacio
Zip: 81151
Gps Center: 37.2601° N, 105.5805° W
Gps Corners:
Nw: 37.2613, -105.5814
Ne: 37.2613, -105.5797
Se: 37.2589, -105.5796
Sw: 37.2589, -105.5813
Lot Dimensions: Approximately 325 ft x 658 ft x 339 ft x 350 ft
Shape: Rectangle
Slope: None - flat to gently sloping high-desert terrain
Elevation: Approximately 7,600-7,650 feet above sea level
Terrain: Flat to gently sloping with native grasses and sagebrush
Annual Taxes: $79.04 (2024) - about $6.59/Month
Assessed Land Value: $870.00
Zoning: Estate Residential (Er)
Flood Zone: Outside Fema floodplain - Zone X (minimal flood risk)
Wetlands: None identified
School District: Centennial School District R-1
Note: Back taxes of $155.86 for 2021-2022 tax period will be paid current at closing.
Building & Use Options
Residential Building Freedom:
Site-built homes - 600 sq ft minimum for single story
Manufactured/mobile homes allowed (post-1976 Hud-Approved)
Modular homes perfect for quick construction
Vacation cabins and retirement homes welcome
Tiny homes allowed (as long as 600 sq ft minimum met)
Driveway access required to building
Multiple structures permitted with proper permits
No architectural review committee
No HOA oversight or restrictions
No time limit to build - develop on your timeline
RV and Camping Flexibility:
Camp or RV 14 days every 3 months without permits
RV permitted during construction with county permit
Tent camping allowed for short-term recreational use
Perfect for staying on-site while building
Ideal for seasonal recreational use
No full-time RV living (limited to short-term use)
Agricultural and Recreational Potential:
Agricultural buildings and structures permitted
Livestock allowed (horses, cattle, small animals)
Greenhouses and garden operations possible
Hunting basecamp for Colorado big game seasons
Fishing cabin for Rio Grande access
Off-grid retreat development
No restrictions on legal property use
Utilities & Infrastructure
Access: Road 10 (dirt), county-maintained
Water: Well drilling or cistern installation (permit required from Division of Water Resources at )
Sewer: Septic system required for permanent structures
Electric: Solar/wind recommended for off-grid; grid connection possible through Xcel Energy )
Gas: Propane delivery available from local suppliers (Gas Department: )
Internet: Satellite internet (Starlink, HughesNet, Viasat)
Phone: Cell coverage from major carriers varies by location
Waste: Pickup service through GT Trash or visit transfer station
Location And Setting Overview
The Heart of Mount Blanca Country - At the Base of Colorado's Sacred Mountain
Your 5.0-Acre property sits in Mount Blanca Valley Ranches, positioned on the eastern floor of the San Luis Valley directly below the Sangre de Cristo Mountains. At approximately 7,600 feet elevation, you occupy the transition zone where the flat valley floor meets the rising foothills of one of Colorado's most dramatic mountain ranges. This is not valley land with distant mountain views - this is mountain-adjacent land where 14,000-Foot peaks rise immediately east of your property line and the massive presence of Mount Blanca at 14,345 feet commands your northern skyline from sunrise to sunset.
Mount Blanca's Sacred Significance: Mount Blanca holds deep cultural importance as one of the four sacred mountains of the Navajo people, marking the eastern boundary of their traditional homeland. The peak's name - "White Mountain" in Spanish - comes from the year-round snowfields visible from the valley floor. This is Colorado's fourth-highest summit, a genuine 14er that draws mountaineers from around the world, and it sits as the centerpiece of your daily view from this property. The mountain's massive bulk creates weather patterns, dominates photographs, and provides a constant reminder that you own land at the base of something genuinely extraordinary.
Mount Blanca Valley Ranches Heritage: You are becoming part of a subdivision carved from historic ranch lands that once supported cattle operations across this portion of the valley. The subdivision maintains authentic Western character with wide-open spaces, minimal development restrictions, and the freedom to develop as you choose without HOA oversight. This is not a manicured suburban development - it is real Colorado ranch country where neighbors respect property rights and mind their own business.
Costilla County Character: Costilla County remains Colorado's most affordable and least populated county, offering a glimpse of Colorado before the crowds and prices arrived. With just 3,500 residents across 1,230 square miles, you will enjoy genuine elbow room and escape from urban congestion. The county's Hispanic heritage dating back 400 years adds rich cultural depth, with historic villages like San Luis (Colorado's oldest town), traditional adobe architecture, and authentic Southwest culture that survived where commercialization destroyed it elsewhere.
San Luis Valley - America's Largest Alpine Valley: The San Luis Valley stretches 8,000 square miles at elevations between 7,500 and 8,000 feet, making it the largest high-altitude valley in the world. Bounded by the Sangre de Cristo Mountains to the east and the San Juan Mountains to the west, this vast basin creates a unique high-desert environment with dramatic temperature swings, crystal-clear air, and over 340 days of sunshine annually. The geography here produces dark skies rated Bortle Class 2-3 - among the best stargazing conditions in the continental United States.
Strategic Proximity to the Rio Grande: While not as close as Rio Grande Ranches properties, your land sits approximately 8-10 miles from the Rio Grande River, putting world-class fly fishing within a short drive. The river corridor supports diverse wildlife, cottonwood galleries, and the riparian habitat that defines the western valley ecosystem. This positioning gives you mountain proximity with reasonable river access - the best of both worlds for outdoor recreation.
Climate and Weather Excellence: The San Luis Valley's unique geography creates a high desert climate with low humidity, minimal precipitation (7-10 inches annually), and extreme daily temperature variations that eliminate many pests and diseases common in humid regions. Winter days often reach 40°F despite nighttime lows near zero. Summer days hit 80°F while nights drop to the 40s, providing natural air conditioning without mechanical systems. The dry climate preserves structures and equipment while the intense UV at elevation provides exceptional solar power potential for off-grid living.
Recreational Opportunities
Your Basecamp for Colorado Mountain Adventures
Living in Mount Blanca Valley Ranches means immediate access to recreation that Front Range residents drive hours to enjoy. Your property provides a strategic base for hunting, fishing, hiking, mountaineering, and off-road adventures that define the authentic Colorado outdoor lifestyle.
Mount Blanca Summit Attempts - 15 minutes to trailhead: Mount Blanca (14,345 feet) stands as one of Colorado's most accessible fourteeners, with established routes that ambitious hikers tackle from late spring through early fall. The standard route gains over 5,000 vertical feet through alpine terrain, aspen groves, and rocky summit approaches. Successfully summiting a genuine 14er remains a bucket-list achievement for Colorado outdoor enthusiasts, and you will live at the base of one of the state's most iconic peaks. Even if you never summit, the hiking opportunities throughout the Blanca massif provide endless exploration.
Sangre de Cristo Wilderness Access - 20 minutes: The Sangre de Cristo Wilderness encompasses 220,000 acres of pristine backcountry immediately east of your property. Over 100 miles of maintained trails connect alpine lakes, wilderness ridgelines, and remote high-country basins. Backpackers find solitude that disappeared from Front Range wilderness areas decades ago. Day hikers access waterfalls, wildflower meadows, and scenic overlooks within short distances of trailheads. This wilderness sees a fraction of the traffic that crushes more accessible Colorado wilderness areas, preserving the authentic backcountry experience.
Rio Grande River Fly Fishing - 8-10 miles: The Rio Grande offers some of Colorado's most underrated fly fishing with healthy populations of brown and rainbow trout. Unlike crowded Front Range rivers where anglers stand shoulder-to-shoulder during peak seasons, you will often have entire Rio Grande stretches to yourself. The river's character changes seasonally - high spring flows from snowmelt, perfect summer conditions with excellent dry-fly hatches, and excellent fall fishing when browns spawn. The Gold Medal Waters designation on certain reaches indicates trophy-sized trout and exceptional habitat quality.
Sanchez Reservoir - 40 minutes: This 900-Acre reservoir provides excellent warm-water fishing for northern pike, walleye, and perch. The state park offers camping, boat ramps, and picnic areas for family outings. Ice fishing in winter draws dedicated anglers pursuing trophy pike through several feet of ice. The reservoir's remote location means minimal crowds even on summer weekends, and the fishing pressure remains light compared to reservoirs closer to Denver and Colorado Springs.
Great Sand Dunes National Park - 50 minutes: North America's tallest sand dunes rise 750 feet against the Sangre de Cristo Mountains, creating one of Colorado's most spectacular and surreal landscapes. Activities include sandboarding down massive dunes, sand sledding, hiking to High Dune summit, and splashing in seasonal Medano Creek. The night sky programs showcase some of the darkest skies in the country, and the International Dark Sky Park designation ensures light pollution protection for stargazing. Over 500,000 annual visitors make this one of Colorado's most popular parks, yet it remains uncrowded compared to Rocky Mountain National Park.
Zapata Falls - 40 minutes: This hidden waterfall requires a short but spectacular hike through a narrow rock canyon where a 30-foot waterfall plunges through a crevasse. The trail gains minimal elevation but delivers maximum scenery, making it perfect for families or anyone seeking a quick nature fix without committing to all-day hikes. Snow and ice persist in the canyon well into summer, creating a natural refrigerator effect that feels remarkable on hot valley days.
Wolf Creek Ski Area - 2 hours 30 minutes: Colorado's snowiest ski resort averages 430 inches of annual snowfall, providing legendary powder skiing from November through April. The family-owned resort maintains reasonable prices and a local vibe despite world-class terrain spanning 1,600 skiable acres. Summer activities include hiking, mountain biking, and scenic chairlift rides. For serious skiers and snowboarders, Wolf Creek delivers the deep powder that defines Colorado's reputation without the crowds and expense of Vail or Aspen.
Hunting Paradise - GMU 83: Costilla County sits within Game Management Unit 83, offering exceptional hunting opportunities with over-the-counter elk tags in certain seasons, quality mule deer populations, and pronghorn antelope across the open valley floor. Your property provides the perfect basecamp for accessing nearby public lands including BLM tracts and state trust lands where hunting pressure remains moderate compared to units closer to Denver. Turkey hunting in spring and fall adds variety to big game pursuits, and the combination of habitat types from desert floor to alpine wilderness supports remarkable wildlife diversity.
Wildlife And Natural Environment
Living Among Colorado's Wildlife Heritage
Your 5.0 acres sits within crucial wildlife habitat supporting year-round residents and seasonal migrants. The property's location at the intersection of multiple ecosystems - high desert valley floor, riparian corridors along distant waterways, and mountain foothills rising to alpine wilderness - creates exceptional biodiversity rarely found concentrated in single locations.
Big Game Populations: Elk migrate through the area seasonally, moving between summer mountain ranges at high elevation and winter valley feeding grounds where snow depths remain manageable. Mule deer browse year-round as permanent residents, feeding on sagebrush and native grasses across the valley floor and foothills. Pronghorn antelope - North America's fastest land animal capable of speeds exceeding 55 mph - inhabit the open valley floor in small herds. Black bears occasionally wander down from mountain forests during berry season, while mountain lions maintain large territories throughout the region, rarely seen but definitely present.
Avian Diversity: The San Luis Valley serves as crucial habitat for sandhill cranes during spring and fall migration, with thousands gathering in nearby wetlands and agricultural fields. Their prehistoric calls fill the air during migration peaks in March and October. Golden eagles and red-tailed hawks patrol overhead hunting for rabbits and prairie dogs. Great horned owls and prairie falcons nest in the area, while the Rio Grande corridor to the west supports great blue herons, belted kingfishers, and various waterfowl species. Birdwatchers find species diversity that rivals dedicated refuges elsewhere in Colorado.
Small Mammals and Reptiles: Jackrabbits and cottontails provide the prey base supporting predator populations. Prairie dogs create colony towns that support burrowing owls and provide hunting opportunities for raptors and coyotes. Coyotes serenade nightly with their distinctive howling choruses that define the western outdoor experience. The ecosystem's complexity supports everything from tiny deer mice to badgers. Western rattlesnakes inhabit rocky areas and require awareness but rarely cause problems for cautious property owners. The wildlife community here reflects a healthy, functioning ecosystem operating at scale.
Building And Development Excellence
Perfect Canvas for Your Colorado Mountain Dream
Your 5.0-Acre flat to gently sloping property provides ideal building conditions rare in true mountain real estate. The minimal slope eliminates expensive excavation, retaining walls, and specialized foundations required on steep terrain. The stable, well-draining soil simplifies septic installation and foundation work. Multiple potential building sites allow strategic placement for mountain views, solar orientation, and wind protection from the valley's occasional strong breezes.
Estate Residential Zoning Benefits: The ER zoning provides maximum flexibility while maintaining property values through baseline standards. Build your primary residence, guest house, workshop, barn, or combination of structures. The 600-Square-Foot minimum for site-built homes keeps costs reasonable for retirement cabins or vacation retreats while preventing the trailer park atmosphere that destroys property values in unregulated areas. No maximum size limits allow estate-sized homes if budget permits. Agricultural buildings support homesteading, livestock operations, or equipment storage without special permits.
Off-Grid Building Paradise: The remote location and supportive county regulations make this ideal for off-grid development that approaches or achieves complete self-sufficiency. Solar power systems work exceptionally well at 7,600 feet elevation with 340+ sunny days annually. The thin air at altitude increases solar panel efficiency compared to sea-level installations. Wind power supplements solar during storms and overnight hours when panels produce nothing. Rainwater harvesting remains legal in Colorado with proper permitting, though limited precipitation makes this supplemental rather than primary. Composting toilets reduce water usage and septic costs for those pursuing maximum sustainability. Passive solar design works brilliantly in this climate with proper south-facing orientation and thermal mass.
Phased Development Strategy: Start with temporary RV placement while developing infrastructure at your own pace and budget. Install well or cistern first to secure water supply - the most critical utility for any development. Add septic system when ready for permanent structures - required before long-term occupancy. Build in phases, perhaps starting with a workshop/garage that stores materials and provides temporary shelter during construction of your primary residence. The no-timeline requirement means you develop at whatever pace makes financial and practical sense without artificial deadlines imposed by HOAs or county regulations.
Cost-Effective Foundation Options: The flat terrain and stable soils support various foundation types from simple slab-on-grade to full basements. Frost depth in this area requires foundations extending below the freeze line, but the minimal excavation required on flat ground keeps costs reasonable. Pier and beam foundations work well for manufactured homes and provide elevation above snow accumulation. The well-draining soil prevents the water table issues that complicate basement construction in other regions.
Off-Grid Living And Self-Sufficiency
Colorado's Premier Off-Grid Mountain Opportunity
This property represents one of Colorado's best values for off-grid living, combining affordable land, supportive regulations, excellent solar resources, and the mountain setting most people associate with Colorado living. The San Luis Valley has become a destination for off-grid enthusiasts due to its combination of cheap land, minimal regulations, and extreme solar resources that make energy independence genuinely practical.
Solar Power Excellence: At 7,600 feet with minimal cloud cover and thin atmosphere, your solar panels operate at maximum efficiency throughout the year. The cool temperatures prevent the overheating that reduces panel efficiency at lower elevations and hotter climates. Winter snow reflection can actually increase panel production on clear days following storms. A properly sized 5-10Kw system can power a comfortable off-grid home with all modern amenities including refrigeration, lighting, electronics, power tools, and entertainment systems. The difference from grid-connected living is you own your power system outright and never receive another electric bill for the life of the system.
Water Independence: While the area receives limited precipitation - only 7-10 inches annually - successful wells are common at depths between 150 and 300 feet. Modern drilling techniques and local driller knowledge of the aquifer increase success rates substantially. Cistern systems provide backup or primary water storage for those preferring to avoid well drilling costs or for properties where well production proves marginal. Conservative water use through efficient fixtures, greywater recycling for landscaping, and drought-tolerant native plantings extend resources. The dry climate actually reduces water needs for any landscaping compared to humid regions where evapotranspiration runs much higher.
Food Production Potential: Despite the short growing season of approximately 90 frost-free days between late May and mid-September, greenhouse growing extends production year-round for dedicated gardeners. The intense UV radiation and cool nights produce exceptionally flavorful vegetables - especially tomatoes, peppers, and root crops. Root cellars using the constant ground temperature at depth preserve harvest through winter months. Small livestock like chickens and rabbits thrive with proper shelter from temperature extremes and predators. The five acres supports significant food production with proper management, raised beds, season extension, and intensive gardening techniques.
Energy and Heating Solutions: Passive solar design provides significant heating if you orient your home properly with south-facing glass and thermal mass. Wood stoves using local piñon and juniper provide backup heat and cooking capability during extended cloudy periods. Propane remains available for convenience appliances like ranges and on-demand water heaters where efficiency matters. The extreme daily temperature swings - 40-degree differences between day and night - allow passive cooling through thermal mass and strategic window operation. Energy-efficient construction with proper insulation minimizes heating and cooling needs year-round.
Off-Grid Living Costs - Real Numbers: Initial infrastructure investment runs $15,000-$35,000 depending on system sizes and whether you DIY or hire contractors. Solar: $8,000-$20,000 for complete systems. Well: $6,000-$12,000 at 150-300 feet depth. Septic: $5,000-$8,000 installed. Propane tank and setup: $1,500-$2,500. Add a quality manufactured home ($60,000-$120,000) and total investment for a complete off-grid mountain property runs $80,000-$175,000 all-in. These numbers simply do not exist anywhere else in Colorado mountain country at this elevation and view quality.
Investment And Growth Potential
Colorado Land Banking at Pre-Discovery Prices
Colorado's population has grown 15% in the last decade with no signs of slowing as people flee overcrowded and overpriced coastal cities, unaffordable Front Range markets, and regions experiencing climate stress. The Front Range's extreme prices push buyers toward affordable areas like the San Luis Valley. Your 5.0 acres at current prices represents exceptional value that likely will not last as national attention turns toward Colorado's remaining affordable regions.
Mount Blanca Premium Value: Properties with genuine views of 14,000-Foot peaks command premium prices throughout Colorado. Most accessible fourteener-view land sold decades ago at prices current buyers cannot afford. This property delivers direct Mount Blanca views - Colorado's fourth-highest peak and one of the most visually distinctive mountains in the state - at prices that reflect Costilla County's current obscurity rather than the mountain-view premium this land will eventually command. Early buyers position before the market recognizes what this represents.
Vacation Rental and Glamping Potential: The growing "glamping" and off-grid tourism market creates income opportunities for landowners willing to develop unique accommodations. Build tiny homes, yurts, converted shipping containers, or safari-style tents and market to hunters, anglers, astronomers, and adventure seekers. The remote location, dark skies, and mountain views appeal to city dwellers seeking authentic escape from urban environments. Low property taxes and no HOA fees maximize profitability compared to resort-market short-term rentals burdened with high carrying costs.
Recreational Property Demand: As public lands become more crowded, restricted, and difficult to access, private recreational property gains value beyond simple real estate appreciation. Your 5 acres provides personal space for camping, target shooting, stargazing, and outdoor activities without competing for permits or dealing with crowds. The proximity to wilderness areas, fourteeners, and the Rio Grande adds value beyond your property boundaries through location and access.
Climate Migration Factor: As water becomes scarcer throughout the Southwest and heat makes lower elevations increasingly unpleasant, Colorado's elevation and mountain water resources gain strategic importance. The San Luis Valley's aquifer provides more long-term water security than most Western regions despite current regulations. The elevation provides natural cooling as Phoenix, Las Vegas, and even Denver experience temperature extremes. Climate refugees from heat, drought, and coastal flooding may drive future demand toward exactly these types of properties.
Remote Work Revolution: The permanent shift toward remote work has fundamentally changed where people can live while maintaining professional careers and income. Software developers, writers, consultants, designers, and countless other professionals now work from anywhere Starlink reaches. A property that seemed impractically remote five years ago now serves perfectly for remote professionals seeking mountain living, dark skies, and escape from urban problems while maintaining big-city salaries.
Why This Property Won't Last
Five Full Acres Under $10K: Finding 5 acres in Colorado for under $10,000 is virtually impossible in today's market anywhere with mountain views. Most Colorado land was discovered and priced accordingly years ago. This represents pre-discovery pricing that smart investors recognize won't last once the San Luis Valley gains the attention it deserves.
Flat Building Land with Mountain Views: Flat, buildable land in Colorado with genuine fourteener views commands premium prices due to the construction cost savings and the view quality. Most affordable Colorado land sits on steep slopes requiring expensive site work or occupies valley floors with distant or no mountain views. This property delivers both flat terrain and exceptional mountain views - a combination that rarely appears at this price point.
No HOA Freedom: Properties without HOA restrictions become increasingly valuable as Americans seek freedom from neighborhood oversight, mandatory fees, and architectural control. The ability to live as you choose - manufactured home, off-grid systems, RV during construction, agricultural use - has quantifiable value that increases as more subdivisions organize HOAs and restrict property rights. This freedom disappears as areas develop and owners seek to control their neighbors.
Mount Blanca Views Without Summit Prices: Being positioned directly below Mount Blanca without paying mountain resort prices attracts serious interest from buyers who understand Colorado geography. The peak's prominence, cultural significance, and visual impact create property value that the current market has not yet recognized. Early buyers capture this value before the market adjusts.
Owner Financing Availability: Traditional lenders rarely finance raw land, locking out buyers with vision and commitment but limited credit history. Our owner financing opens ownership to those who see what this land represents before the broader market discovers it. This opportunity will not remain indefinitely as properties sell and financing policies change.
Perfect For Buyers Who Want:
Off-Grid Mountain Homesteaders: Build your self-sufficient mountain compound with fourteener views
Fourteener Enthusiasts: Live at the base of Colorado's 4th highest peak
Hunting Basecamp: Strategic location for Colorado big game seasons
Fishing Cabin: Reasonable access to Rio Grande Gold Medal waters
Investment Land Banking: Hold appreciating Colorado mountain acreage before discovery
Retirement Freedom: Escape HOAs and restrictions with mountain views
Weekend Camping: Your private Colorado mountain campground
Vacation Rental Development: Create unique mountain glamping experiences
Mountain Photography: Own your shooting location for sunrise/sunset on 14ers
Colorado Dreams: Finally own your piece of the Rocky Mountains with real views
Regional Services And Access
Essential Services:
San Acacio - 8 miles: Small historic community, Mission San Acacio (Colorado's oldest standing church built 1860S)
San Luis - 14 miles: Colorado's oldest town (established 1851), gas, groceries, medical clinic, Stations of the Cross shrine
Alamosa - 38 miles (45 minutes): Regional hub, Walmart, Safeway, Home Depot, San Luis Valley Health hospital, Adams State University
Supply Runs:
San Luis Valley Health - 38 miles: Hospital services, emergency room, surgical capabilities
Home Depot Alamosa - 38 miles: Building materials and contractor supplies
Safeway Alamosa - 38 miles: Full-service grocery and pharmacy
San Luis Health Center - 14 miles: Basic medical services
Major City Access:
Colorado Springs - 3 hours: Major city amenities, shopping, medical specialists
Denver - 4 hours: International airport (Dia), metropolitan services
Pueblo - 2 hours: Regional shopping and services
Santa Fe, NM - 2.5 hours: Culture, art, unique Southwest experience
Taos, NM - 2 hours: Ski resort, artistic community, Rio Grande Gorge
Annual Ownership Costs
Property taxes: $79.04 (2024) - about $6.59/Month
No HOA fees
No special assessments
No metro district taxes
No transfer fees
No mandatory road maintenance fees
Secure Your Colorado Mountain Paradise Today
This exceptional 5.0-Acre property at 7,600 feet elevation in Mount Blanca Valley Ranches represents one of the last opportunities to own substantial Colorado mountain-view acreage at pre-discovery prices. The combination of flat to gently sloping terrain, direct views of Mount Blanca (Colorado's 4th highest peak), Estate Residential zoning flexibility, no HOA restrictions, reasonable proximity to the Rio Grande River, and world-class mountain recreation access creates unmatched value in today's Colorado land market.
With flexible owner financing requiring just a $388 reservation ($139 down + $249 doc fee), proven legal access via county-maintained Road 10, and the freedom to develop as you choose on your own timeline, this property provides the perfect foundation for your Colorado mountain dreams - whether that is an off-grid homestead with fourteener views, a mountain hunting basecamp, an investment land bank positioned for appreciation, or a retirement retreat with genuine Rocky Mountain character.
Properties offering five full acres in Colorado with direct fourteener views for under $10,000 with owner financing have become virtually extinct everywhere else in the state. The San Luis Valley remains Colorado's last affordable mountain-view region, and Mount Blanca properties represent the premium tier within that market. Don't let this opportunity disappear while researching other options that cannot match the mountain views, recreational access, and development potential this land delivers.
Ready to claim your 5 acres of Colorado mountain freedom at the base of Mount Blanca? Contact us today using the Contact Owner section to reserve this property for just $388. Your Colorado mountain adventure starts now.
Note: Information presented in this listing is deemed accurate but is not guaranteed. Buyers are advised to conduct their own due diligence and verify all details independently. Property is sold as-is where-is. Back taxes of $155.86 for 2021-2022 will be paid current at closing.
Farm Maps & Attachments
Directions to Farm
Driving Directions To Property 70802013
Mount Blanca Valley Ranches, Unit 3, Block 16, Lot 2
GPS Center: 37.2601, -105.5805
FROM ALAMOSA, CO (45 minutes):
Step 1: From Alamosa, head south on US Highway 285 South.
Step 2: Continue south on US-285 S for approximately 21.4 miles to Romeo, CO.
Step 3: At Romeo, turn left (east) onto Colorado Highway 142 East (CO-142 E/Main St). This is part of the Los Caminos Antiguos Scenic Byway.
Step 4: Continue east on CO-142 E for approximately 18 miles through San Acacio. You will pass through the historic San Acacio community (Colorado's oldest standing church is visible from the highway).
Step 5: Turn right (south) onto Road 10 (dirt road, county-maintained).
Step 6: Continue on Road 10 for approximately 2-3 miles. Use GPS coordinates 37.2601, -105.5805 to locate the property center.
Step 7: Property has legal access via Road 10.
Property Corner Gps Coordinates:
Nw: 37.2613, -105.5814
Ne: 37.2613, -105.5797
Se: 37.2589, -105.5796
Sw: 37.2589, -105.5813
Road Conditions:
Road 10 is a dirt road maintained by Costilla County. High-clearance vehicles recommended but not required in dry conditions. Four-wheel drive advisable during spring mud season or after heavy snow.
