Sangre Cristo, 5.3 Acres, $258 Down
Sauder Rd : Fort Garland, CO 81133
Costilla County, Colorado
Farm Description
Welcome to 5.308 acres of flat, lightly shrubbed Colorado high-country land in the Sangre de Cristo Ranches - one of the most established rural land communities in the San Luis Valley - positioned just 0.9 miles from Interstate 160, 8 minutes from Fort Garland, and 33 minutes from Great Sand Dunes National Park. The property sits at 8,166 to 8,177 feet above sea level on a nearly level 1.6% average slope, with a minor creek running along the western boundary that adds natural riparian character to what is otherwise a clean, flat rectangle ready for development, investment, or simply the patient hold of appreciating Colorado mountain acreage.
This is Unit U, Block 164, Lot 2927 of the Sangre de Cristo Ranches - a 5.308-Acre rectangular parcel accessed via county-maintained Sauder Road, carrying Estate Residential (Er) zoning, no mandatory HOA dues, and annual property taxes of $151.20. The creek along the western edge is a natural asset - it attracts wildlife, establishes a riparian corridor, and defines the western boundary in a way that open shrub terrain cannot. Buyers should verify creek and wetland extent with Costilla County planning prior to placing structures or beginning septic permitting, as riparian setbacks may affect the development footprint on the western edge. The eastern and central portions of the lot are unaffected and provide a full buildable envelope for the structures, utilities, and improvements most buyers plan.
Three financing options are available with no credit check and no bank required. Reserves start at $258 down - less than a tank of gas and a night in a hotel.
The Land Banker's Case For This Property
The investment thesis here is simple. Flat, rectangular 5+ acre parcel in an established Colorado mountain land subdivision. Annual taxes of $151.20. No HOA. No mandatory dues. No prepayment penalty on owner financing. And an Interstate 160 on-ramp 0.9 miles from your property line - which means this parcel is not remote and inaccessible rural land. It is a productive Colorado outdoor recreation position with highway-quality access.
The Sangre de Cristo Ranches is a finite subdivision. No new lots are being created. The supply of 5-acre-plus parcels in this community with flat terrain, direct road access, and no encumbrances has been declining steadily as more buyers discover the San Luis Valley's value-recreation equation. Comparable river-adjacent and mountain-access properties in more recognized Colorado markets trade at multiples of this price. The gap between current Costilla County pricing and the recreational and lifestyle value embedded in this location is the land banker's entry window.
At $151.20 per year to hold, the cost of patience on this position is essentially zero. If you own this parcel for five years and do nothing with it, your total out-of-pocket holding cost is under $800. If you develop it, the RE zoning and the location give you multiple paths: primary residence, retirement retreat, hunting and fishing basecamp, short-term vacation rental, or resale. If you finance with owner financing, you can pay it off early at any time - no prepayment penalty - and your exit is clean the moment you are ready to move.
Five acres with highway access, mountain recreation proximity, and sub-$200/year carrying cost. That is the case.
Property Highlights At A Glance
Parcel: Unit U, Block 164, Lot 2927 - Sangre de Cristo Ranches
Apn: 70264300
Legal Description: S.D.C.R. Unit U Blk 164 Lot 2927 Cont 5.308 Ac
Address: Sauder Rd, Fort Garland, CO 81133
County: Costilla County, Colorado
GPS Center: 37.450611, -105.363694
Gps Corners: Not provided in DD report - obtain from Costilla County GIS before publishing
Parcel Size: 5.308 acres
Shape: Rectangle
Slope: 1.6% average (flat/level)
Elevation: 8,166.5 ft - 8,177.1 ft above sea level
Terrain: Flat, lightly shrubbed rural terrain
Flood Zone: Zone X - outside mapped floodplain
Creek/Wetlands: Minor creek along western property boundary - riparian features present; buyers verify setback requirements with county prior to development
Road Access: Sauder Rd - dirt, county-maintained, legal access confirmed
Distance to I-160: 0.9 miles / 3 minutes
Zoning: ER - Estate Residential, Costilla County
Single-Family Home: Yes - 600 sq ft minimum
Manufactured Home: Yes - 1979 or newer, Hud-Certified
Modular Home: Yes
Mobile Home: Yes - 1979 or newer, county-compliant
Tiny Home: No - 600 sq ft minimum applies
Time Limit to Build: 3 years from permit issuance
Camping: 14 days per year without permit; longer stays available with construction permit and installed septic
RV: 14 days per year without permit; longer with permit and septic
Full-Time RV: Not permitted without permanent dwelling
Solar: Permitted
Wind Generator: Permitted - small residential
Propane: Permitted - portable or buried
Short-Term Rentals: Yes
HOA: Voluntary Sdcr Community Association - no mandatory dues; optional $25/Year
Annual Taxes: $151.20 (2025) - current, no back taxes, no liens
Fort Garland, CO: 8 min / 4.9 miles
Blanca, CO: 13 min / 9.6 miles
San Luis, CO: 21 min / 20.1 miles
Alamosa, CO: approx. 44 min / 37 miles
Great Sand Dunes National Park: 33 min / 31.0 miles
Colorado Springs: 2 hr 4 min / 135 miles
Cash Sale Price: $14,999
Owner Financing: From $258 down - no credit check, no bank required
Location And Access
Interstate 160 - 0.9 Miles Away: Most rural Colorado land listings require a buyer to accept significant access compromise. This one does not. Interstate 160 is 0.9 miles and 3 minutes from the property, providing one of the shortest drives from a major highway to a Costilla County parcel available at this price point. That access translates directly to liquidity - buyers can find this property, visit this property, and resell this property without the access friction that makes some rural land difficult to move.
Fort Garland - 8 Minutes / 4.9 Miles: The closest service hub for Sangre de Cristo Ranches landowners in the northern valley. Fort Garland provides gas (Conoco 7 min / 4.7 miles), a post office, diners, and the Fort Garland Museum and Cultural Center - the restored 1858 military outpost where Kit Carson served as commanding officer. Everything a rural landowner needs for a day on the property is within a 10-minute radius.
Blanca - 13 Minutes / 9.6 Miles: The small community of Blanca sits at the base of the Blanca Massif - the 14,345-Foot summit that dominates the northern horizon from this parcel. Blanca provides additional gas and convenience services and serves as the gateway for hikers and mountaineers accessing Colorado's fourth-highest peak.
Alamosa - Under 1 Hour: The regional hub of the San Luis Valley. San Luis Valley Health hospital, Walmart Supercenter, Home Depot, Adams State University, and Alamosa Regional Airport - all accessible within one hour for medical needs, major supply runs, and travel connections.
San Luis - 21 Minutes: Colorado's oldest incorporated town, established 1851. Authentic Hispanic heritage, the Stations of the Cross Shrine, local dining, and cultural depth that predates Colorado statehood by a quarter century.
Road Access - Sauder Road: County-maintained dirt road with confirmed legal access to Lot 2927. Costilla County maintains roads throughout the Sangre de Cristo Ranches subdivision, providing year-round legal access.
Major City Access:
Colorado Springs - 2 hr 4 min / 135 miles
Denver - 3 hr 15 min / 208 miles
Santa Fe, NM - approximately 2.5 hours south
Zoning And Permitted Uses
Estate Residential (Er) - Costilla County: The Estate Residential designation is Costilla County's most flexible rural residential zoning classification. No mandatory HOA. No architectural review committee. No minimum build timeline pressure from a homeowners association. Your land use choices are governed by Costilla County zoning - which is designed to support landowner rights, not restrict them.
Single-Family Home: Build a site-built home of 600 square feet or larger. No maximum size. A 600-Square-Foot cabin or a 3,000-Square-Foot retirement home - both are permitted.
Manufactured Home: Permitted - 1979 or newer, Hud-Certified. One of the most cost-effective and fastest paths to permanent occupancy on rural Colorado land.
Modular Home: Permitted. Factory-built quality with site-built design flexibility.
Mobile Home: Permitted - 1979 or newer, county-compliant.
Three-Year Building Window: Permits run for three years from issuance, with the first year available before permit - giving you meaningful planning runway before committing to construction timelines.
Camping and RV: Permitted for 14 days per year without a permit. For landowners who want to spend more time on-site during the development phase, a construction permit combined with an installed septic system unlocks extended camping and RV use - a practical arrangement used widely throughout the Sangre de Cristo Ranches community.
Solar and Wind: Both permitted. Costilla County's 340+ sunshine days per year and the high-altitude solar resource make off-grid solar the practical power choice for this parcel. Small residential wind generators are an approved supplemental energy source.
Short-Term Vacation Rentals: Permitted per county.
Voluntary HOA - No Mandatory Dues: The Sdcr Community Association is entirely voluntary. Optional membership dues are $25 per year - less than a streaming subscription. There is no mandatory fee, no enforcement authority over your property decisions, and no HOA approval required for improvements.
Recreational Opportunities
Great Sand Dunes National Park - 33 Minutes / 31.0 Miles: North America's tallest sand dunes - some rising over 750 feet - set against the Sangre de Cristo Mountains. Sand sledding, sandboarding, wading in seasonal Medano Creek, backcountry hiking, International Dark Sky Park stargazing, and the most surreal landscape in Colorado. Great Sand Dunes draws 600,000-Plus visitors annually and its national profile continues to grow. At 33 minutes, this parcel is one of the closest ownership opportunities in the Sangre de Cristo Ranches to the park entrance. For short-term rental developers, that proximity is a primary marketing asset.
Rio Grande River - Gold Medal Trout, 25-35 Minutes: The Rio Grande flows through the San Luis Valley approximately 25 to 35 minutes west of this parcel. Gold Medal trout water designations on certain reaches reward fly anglers with brown trout exceeding 20 inches. Public BLM walk-in access points along the river provide reliable entry without needing riverfront land. Spring through fall, the Rio Grande is one of Colorado's premier fishing destinations - accessible on a weekday afternoon from a cabin on this parcel.
Blanca Peak - Colorado's Fourth-Highest Fourteener, 13 Minutes: The 14,345-Foot summit of Mount Blanca stands directly on the northern horizon from this parcel - massive, isolated, and immediately recognizable. Summit routes via Lake Como Road put the peak within reach for fit hikers and technical climbers. At 8,166 feet, you are already nearly 60% of the way up the mountain in elevation.
GMU 83 - Over-The-Counter Elk Hunting: This parcel sits in Game Management Unit 83, home to the Trinchera elk herd - approximately 7,000 animals. OTC bull elk licenses are available for the second and third rifle seasons without a draw. Mule deer, pronghorn, and upland birds round out the hunting portfolio.
Sangre de Cristo Wilderness - 30 Minutes: 220,000 acres of pristine backcountry. Over 100 miles of maintained trails. Alpine lakes, wilderness ridgelines, and solitude at a scale that most western wilderness areas can no longer offer.
Rio Grande National Forest - 45 Minutes: 1.86 million acres surrounding the San Luis Valley - unlimited dispersed camping, hundreds of miles of hiking and ATV routes.
Wolf Creek Ski Area - 2.5 Hours: Colorado's snowiest resort. 430 inches of annual snowfall, legendary powder terrain, and reasonable prices without the crowd and cost of Vail-corridor resorts.
Fort Garland Museum - 8 Minutes: The restored 1858 military outpost where Kit Carson served. A Colorado history resource worth repeat visits for anyone spending significant time in the area.
Dark Sky Stargazing: Bortle Class 2-3 conditions across the San Luis Valley. One of the finest night sky environments available on privately owned land in the continental United States - 340+ clear nights per year at 8,100 feet.
Wildlife And Natural Environment
Creek Corridor Wildlife: The minor creek along the western boundary creates a riparian micro-habitat that draws wildlife uncommon on purely upland parcels. Deer and elk use creek corridors for water and cover. Migratory birds follow watercourses through the valley. The creek is not a liability - it is a natural amenity that distinguishes this parcel from the flat, featureless lots that define much of the Sangre de Cristo Ranches.
GMU 83 Big Game: Elk from the Trinchera herd move through the valley seasonally - herds of 50 to 100 animals visible on valley grasslands during late fall and winter. Mule deer browse year-round as permanent residents, active on the property morning and evening.
Pacific Flyway Raptors and Cranes: Golden eagles, red-tailed hawks, and Swainson's hawks patrol the open terrain above the Sangre de Cristo Ranches year-round. Sandhill crane migrations peak in March and October - tens of thousands of birds moving through the valley in visible, audible waves.
Predators and Small Mammals: Black bear, mountain lion, coyote, fox, and jackrabbit complete an intact high-desert ecosystem. Birdwatchers document over 200 species in the San Luis Valley annually - the valley's position on a major raptor migration corridor makes avian diversity exceptional even by western Colorado standards.
Utilities And Off-Grid Living
Power - Off-Grid Solar and Wind: The nearest power line is approximately 1.01 miles from the property. Grid extension at that distance would be a substantial cost - off-grid solar is the practical and economically superior path. At 8,166 feet with 340+ sunshine days annually, this parcel sits in one of the highest solar irradiance environments in the United States. A properly sized 5 to 10 kW solar array with lithium battery storage reliably powers a well-equipped cabin or manufactured home year-round. Small residential wind generators are permitted for hybrid production.
Water - Well Drilling: No water source on site. Well drilling is standard throughout the Sangre de Cristo Ranches. Area well depths run 150 to 350 feet - a cost-predictable range that makes water independence achievable and financially plannable. At approximately $35 per foot, a complete well installation at area depths runs $10,000 to $15,000 including pump, pressure tank, and electrical. Water hauling to a cistern provides a practical interim solution during the permitting and installation process.
Sewer - Septic System: Required for permanent occupancy. Costilla County manages permits and site evaluation. Standard leach field designs throughout the subdivision. Budget $5,000 to $8,000 for a complete installation. Note that septic permitting in creek-adjacent areas may require additional county review to confirm placement outside any applicable riparian setbacks - verify with Costilla County planning before finalizing septic design.
Propane - Heating and Cooking: No natural gas service available. Portable or buried propane tanks are permitted. Local propane providers serve the Sangre de Cristo Ranches area with established delivery routes.
Internet - Starlink: Consistent broadband throughout Costilla County. Unobstructed sky at 8,100 feet - ideal Starlink conditions year-round.
Waste: Owner responsibility - private hauler or transfer station. Standard for rural Costilla County parcels.
Climate And Terrain
8,166 to 8,177 Feet - Flat and Buildable: At 1.6% average slope, this is among the flattest terrain available in the Sangre de Cristo Ranches. Flat land at this elevation means lower excavation and grading costs, straightforward foundation options including slab-on-grade, and maximum flexibility in siting structures, driveways, and solar arrays. The rectangle shape and level terrain combine to minimize construction complexity on every project from a modest cabin to a full homestead development.
San Luis Valley Climate at Elevation: Approximately 340 days of sunshine annually. Summer highs in the mid-70s Fahrenheit, nights in the 40s. No air conditioning required. Winter brings cold and snow with primary county roads maintained. The extreme daily temperature variations - 40-degree swings between day and night - allow passive cooling through thermal mass and strategic window placement in properly designed structures.
Creek and Riparian Character: The minor creek along the western boundary is the defining natural feature of this parcel. Creeks at this elevation in the San Luis Valley are not always perennial - verify seasonal flow characteristics during your site visit. What the creek does provide year-round is wildlife habitat, a natural property boundary marker, and a riparian corridor that adds visual and ecological character to the western edge of the lot. The central and eastern portions of the 5.3-Acre rectangle - the primary development envelope - sit on clear, flat, unburdened ground.
Investment And Growth Potential
$151.20 Per Year. Highway Access. Five Acres. No HOA: The arithmetic on this position is straightforward. Annual carrying cost on vacant land - taxes plus a minimal liability policy - runs under $200 per year. Highway-adjacent, nationally recognized outdoor recreation in every direction. Finite supply of 5-acre-plus flat parcels in an established subdivision. This is a land banking position that costs almost nothing to maintain.
I-160 Access as a Liquidity Premium: Rural land that sits 0.9 miles from an interstate is fundamentally different from rural land accessed via 10 miles of county dirt road. Interstate access means your land is easy to find, easy to visit, and easy to sell. Buyers drive past it on their way somewhere else and stop to look. That visibility and accessibility compound into a liquidity premium that purely remote rural land simply does not have.
Great Sand Dunes Proximity - National Park Halo: Properties within a 45-minute radius of Great Sand Dunes National Park benefit from the park's growing national and international recognition. The park draws 600,000-Plus visitors annually and that number grows year-over-year. Every visitor who drives past your property on Us-160 on the way to the dunes is a potential future buyer or tenant. National park proximity is one of the most durable long-term location premiums documented in rural land markets across the American West.
Colorado Population Growth - The Underlying Current: Colorado's population has grown 15% in the last decade. Front Range density, pricing, and congestion continue pushing buyers south. The San Luis Valley, with its affordable land, exceptional outdoor recreation, and authentic rural character, sits directly in the path of that migration. Costilla County remains significantly underpriced relative to comparable mountain counties in Colorado - that gap has been narrowing steadily and will continue to narrow.
Multiple Exit Strategies: Hold and resell. Build and occupy as a primary residence or retirement retreat. Build and rent short-term, leveraging Great Sand Dunes proximity and the I-160 corridor. Exchange into a different property. Owner finance provides a no-prepay exit whenever you are ready. All four strategies are supported by ER zoning and the absence of mandatory HOA restrictions.
Your Three Paths To Ownership - No Credit Check, No Bank Required
Option 1 - Cash Purchase
Best Total Value - Immediate Full Ownership
Cash Sale Price: $14,999
Down Payment: $499
Documentation Fee: $199
Total Due Today: $698
Conveyance: Recorded Warranty Deed after closing
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Option 2 - Super Saver Financing
Best Value With Financing - Fastest Path to Full Ownership
Monthly Payment: $598.53
Loan Term: 2.5-Year Super Saver Plan
Total Monthly Payments: $565 x 30 months
Down Payment: $300
Documentation Fee: $249
Total Due Today: $549
Own your Colorado land free and clear in 2.5 years.
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Option 3 - Easy Financing
Lowest Entry Point - Start for $507 Today
Monthly Payment: $291.53
Loan Term: 6-Year Easy Financing Plan
Total Monthly Payments: $258 x 72 months
Down Payment: $258
Documentation Fee: $249
Total Due Today: $507
Five-Plus acres of Colorado mountain land. $258 down.
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All Three Plans Include:
No Credit Check - Your credit history is not a factor.
No Bank Involvement - No applications, no appraisals, no denials.
No Prepayment Penalties - Pay it off early at any time, no extra cost.
Simple Process - Reserve today. Ownership transfers in 1-2 business days.
Perfect For Buyers Who Want
Highway-Adjacent Colorado Land Banking: 0.9 miles from I-160, flat terrain, 5.3 acres, $151.20/Year taxes, no HOA - the ideal hold position for a patient Colorado land investor.
Great Sand Dunes Country: North America's tallest dunes 33 minutes away - one of the strongest national park proximity premiums available in the San Luis Valley.
Gold Medal Trout Access: Rio Grande Gold Medal reaches 25-35 minutes west - brown trout over 20 inches in Colorado's legendary high-desert river country.
Blanca Peak Views: Colorado's fourth-highest fourteener dominates the northern horizon from your land - visible daily, summitable on a clear weekend.
GMU 83 Elk Hunting Basecamp: Over-the-counter bull elk tags, Trinchera herd of 7,000 animals, flat terrain easy to camp on - an established hunting country position.
Creek-Side Character: A minor creek along the western property boundary adds riparian habitat, wildlife attraction, and natural boundary definition that purely upland parcels cannot offer.
Dark Sky Stargazing: Bortle Class 2-3 from 5.3 open acres at 8,166 feet - one of the finest private stargazing positions in the continental United States.
Short-Term Rental Development: Great Sand Dunes 33 minutes, Gold Medal trout access, GMU 83 hunting, highway proximity - a short-term rental location thesis backed by multiple demand drivers.
Zero-Overhead Patient Hold: $151.20/Year. No HOA. No assessments. Five-plus Colorado acres appreciating while you decide what comes next.
Take Action - Five Acres Of Colorado Mountain Country, $507 To Start
What You Are Getting: 5.308 flat, rectangular acres in the Sangre de Cristo Ranches, Costilla County, Colorado. Elevation 8,166 to 8,177 feet. ER zoning - manufactured homes allowed, no time limit to build beyond permit window, no mandatory HOA. Legal road access via Sauder Road. 0.9 miles from Interstate 160. Annual taxes of $151.20. No back taxes, no liens. Fort Garland 8 minutes. Great Sand Dunes 33 minutes. Rio Grande Gold Medal trout 25-35 minutes. Blanca Peak on the northern horizon. GMU 83 elk country. Bortle Class 2-3 stargazing. 340-Plus sunshine days per year. Creek along the western boundary. Owner financing from $258 down - no credit check, no bank required.
Why This Will Not Wait: Flat, highway-adjacent 5-plus acre parcels in the Sangre de Cristo Ranches with ER zoning and no HOA at this price point represent exactly the kind of Colorado land position that experienced investors recognize and move on quickly. The combination of I-160 access, Great Sand Dunes proximity, and sub-$200/year carrying cost does not present itself often. When it does, the window is narrow.
Your Next Move: Drop 37.450611, -105.363694 into your Gps. Drive out on I-160 and take the Sauder Road exit. Walk the flat ground. Look north at Blanca. Look south toward the dunes. Call us when you are ready to make it yours.
100-Day No-Nonsense Guarantee
When you purchase this property and change your mind within 100 days of your down payment, let us know. We will either refund your principal payment or exchange it for another property in our inventory that better suits your needs. This guarantee allows you to secure the property confidently before visiting in person. On owner financing, we refund principal paid excluding fees (closing costs, doc fees, note maintenance fees, and taxes). Any late or missed payments during the guarantee period will automatically void the guarantee.
Five flat acres. Interstate access. Great Sand Dunes 33 minutes. The land is yours for $507.
Start living wild - your Colorado investment begins today.
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Note: Information presented in this listing is deemed accurate but not guaranteed. Buyers are advised to conduct their own due diligence and verify all details independently. Property is sold as-is where-is.
Annual Ownership Costs
Property Taxes: $151.20/Year (2025) - approximately $12.60/Month
HOA Fees: $0 mandatory - voluntary Sdcr Community Association, optional $25/Year
Special Assessments: $0
Metro District Taxes: $0
Transfer Fees: $0
Mandatory Road Maintenance Fees: $0
Farm Maps & Attachments
Directions to Farm
Directions To Apn 70264300
Sangre de Cristo Ranches, Unit U, Block 164, Lot 2927
Sauder Rd, Fort Garland, CO 81133
GPS Center: 37.450611, -105.363694
Gps Coordinates
Center: 37.450611, -105.363694
CORNERS: Not provided in DD report - obtain from Costilla County GIS before publishing.
DIRECTIONS FROM FORT GARLAND, CO (8 min / 4.9 miles)
1. Start at the intersection of US-160 and CO-159 in Fort Garland, Colorado.
2. Head EAST on US-160 for approximately 3 miles.
3. Turn RIGHT (south) onto Sauder Road.
4. Continue south on Sauder Road to Unit U, Block 164, Lot 2927.
5. Confirm arrival: GPS 37.450611, -105.363694.
Note: Property is 0.9 miles / 3 minutes from the I-160 corridor - one of the most accessible parcels in the Sangre de Cristo Ranches. Sauder Road is county-maintained dirt. Passable in a standard passenger vehicle under dry conditions; high-clearance recommended after rain or snow.
Nearest fuel: Conoco, Fort Garland - 7 min / 4.7 miles.
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