Good Road & Near Rio Grande River
San Luis, CO 81151
Costilla County, Colorado
Farm Description
Owner Financing:
$234 down payment
$249 doc fee (1 time payment)
$134/Month for 84 Months
Discounted Cash Price: $8,134
Imagine stepping into ownership of your very own 5-acre vacant lot in the wide-open spaces of San Luis, Colorado. This secluded property is tucked away from the noise and rush of city life, making it ideal for anyone dreaming of remote living, a peaceful getaway, or a true off-grid adventure. With the majestic Rio Grande River less than 5 miles away, you'll have easy access to fishing, kayaking, and all kinds of water fun whenever the mood strikes. The land is conveniently accessed by a good dirt road via Nance Rd, so getting in and out is simple, yet you'll still feel worlds away from it all. There are only a few neighbors in the area, giving you privacy, quiet, and those big Colorado skies all to yourself. The possibilities are wide open-build a cozy tiny cabin, set up a seasonal campsite, park your RV for weekend escapes, or simply hold this land as a smart long-term investment in your portfolio. This is your chance to claim a piece of Colorado freedom and make it your own.
--Property Highlights--
Acreage: 10 Acres
Location: Costilla County, Colorado
Access: Dirt road access via Rd M
Power: Approx. 1 mile away along Rd L
HOA: None
Low holding costs: Low annual property taxes
--Camping / RV / Build Guidelines--
Camping/RV: Allowed up to 14 days per 3-month period (up to 56 days/year)
Build anytime: No time limit to start building
Minimum home size: 600 sq ft
--Everyday Essentials & Nearby Towns--
Gas + small grocery (~13 miles): Close enough for routine runs, far enough that your land stays truly quiet.
Hardware store (~28 miles): Makes weekend projects, maintenance, and build prep manageable without an all-day drive.
Walmart (~49 miles): Ideal for stocking up-bulk supplies, home goods, and everything you can't find locally-then returning to uninterrupted open space.
San Luis (~13 miles): Quick access to basic services and supplies-plus a unique historic town atmosphere.
Blanca (~24 miles): A closer option for simple errands and local essentials.
Fort Garland (~29 miles): Extra amenities and the added bonus of local history nearby.
Alamosa (~47 miles): The San Luis Valley hub for broader shopping, dining, and medical needs.
Denver (~3 hr 42 min): Far enough to preserve peace and quiet, close enough for occasional big-city trips.
--Nearby Attractions--
Sangre de Cristo Mountains: Striking mountain backdrops, trail adventures, and scenic drives.
Great Sand Dunes National Park: Massive dunes, unforgettable sunsets, and some of the best stargazing in Colorado.
Mountain Home Reservoir & Sanchez Reservoir: Great for fishing, kayaking, and relaxed days on the water.
Los Caminos Antiguos Scenic Byway: Wide valley views and classic Southern Colorado scenery.
San Luis (historic town): Colorado's oldest town-culture, heritage sites, and a distinctive local feel.
Fort Garland Museum area: Regional history and an easy day trip from the property.
--Climate Snapshot--
Expect a classic high-elevation Southern Colorado climate: sunny, dry summers, cool nights, crisp winters with seasonal snow, and big skies most of the year-excellent for stargazing, camping, and off-grid lifestyles.
--Why This Land is a Smart Buy--
Low annual property taxes help keep your carrying costs manageable, freeing up more of your budget for the things that really matter-whether that's improvements to the land, recreational use, or simply building your long-term investment portfolio. When taxes stay low year after year, you're not stuck worrying about surprise increases or burdensome bills that eat into your returns. Instead, you can enjoy the peace of mind that comes with predictable, affordable ownership costs, making it easier to hold the property long term, ride out market cycles, and watch your land grow in value over time.
--Summary of Property Details--
Apn: 71556650
Size, Acres: 4.81
Gps Coordinates (center): 37.1606, -105.6634
Gps Coordinates (4 corners):
Nw 37.1614, -105.6640
Sw 37.1597, -105.6640
Ne 37.1614, -105.6628
Se 37.1596, -105.6629
County, State: Costilla County, Colorado
Closest Town: 15 miles to San Luis. 32 miles to Alamosa. 32 miles to Fort Garland. 4 hours' drive to Denver.
Zoning: Estate Residential
Subdivision: Rio Grande Ranchos
HOA Fees: No HOA
Property Highlights: Tucked in a secluded location, this property is ideal for remote living and off-grid adventure. Located less than 5 miles from the Rio Grande River, perfect for water adventure and outdoor recreation. The property has good dirt road access via Nance Rd and a few nearby neighbors, giving you a balance of privacy and convenience.
Terms Price: $234 down payment + One-time/non-refundable $249 doc fee, then $134/Month for 84 Months
Discounted Cash: $8134
This is one of those rare moments when affordability, opportunity, and lifestyle all line up in the same place. Costilla County offers wide-open spaces, stunning mountain views, and peaceful seclusion at prices that are still within reach for everyday buyers and investors. As Colorado continues to grow and nearby areas become more crowded and expensive, Costilla stands out as a hidden gem where you can still secure generous acreage for a fraction of what you'd pay elsewhere in the state. Whether you're dreaming of a future cabin, a private camping retreat, a long-term land investment, or a place to eventually retire, buying now lets you lock in low prices before demand and development push values higher. In a world that's getting busier and more built up, owning land in Costilla County today means securing your own slice of freedom, privacy, and possibility for tomorrow.
Here at Lifetime Land Usa, our goal is to make land buying as simple as possible and we are there to walk you throughout the whole process.
- No credit check - you're automatically approved
- Everything is conveniently done electronically
- The whole land buying process usually takes 2-3 days
-Accredited by Better Business Bureau (Bbb) with an A+ rating
We believe that it's important that our customers are happy with the property that they choose and that is why we back all of our properties with a 90 day 100% Satisfaction Guarantee.
Click the orange Send Email button to the right to contact us about this property today.
More Details
--Property Highlights--
Location: Costilla County, Colorado. This beautiful property sits in Costilla County, Colorado, a hidden gem in the southern part of the state where wide-open skies, mountain views, and peaceful surroundings are part of everyday life. Costilla County offers a perfect blend of seclusion and accessibility-you're far enough from the city to enjoy true privacy, yet close enough to small towns, basic services, and outdoor recreation to make visits easy and enjoyable. The area is known for its stunning landscapes, including views of the Sangre de Cristo Mountains, abundant wildlife, and endless opportunities for hiking, camping, fishing, and off-grid living. Whether you're looking for a weekend escape, a future homesite, or a long-term land investment, Costilla County provides a scenic, affordable, and promising location to plant your flag.
Access to the property is provided by a dirt road that connects directly to Rd M, making it easy to reach while still feeling private and tucked away. This type of access is perfect if you enjoy a more rural setting without the traffic and noise of paved city streets. Dirt road access typically means less through-traffic, more peace and quiet, and a more authentic “country land” experience. With Rd M serving as your main route in and out, you'll have a clear, straightforward way to get to town for supplies, work, or weekend trips, while still coming home to a property that feels like your own private escape.
Power for this property is conveniently located approximately 1 mile away along Rd L. This gives you flexible options for development, whether you plan to bring in traditional grid power in the future or start with an off-grid setup like solar and generators. Being this close to existing power lines can help reduce the cost and complexity of connecting to electricity compared to more remote parcels, while still giving you that peaceful, wide-open feel that buyers love.
HOA: None. This property comes with no Homeowners Association, which means you enjoy full use of your land without extra monthly dues, strict community rules, or surprise special assessments. You're free to design, build, and use the property according to local county regulations and your own vision-not an HOA rulebook. For many buyers, “HOA: None” is a huge advantage, offering more privacy, flexibility, and long-term savings, while still allowing you to shape the land into the retreat, homestead, or investment property you truly want.
Low holding costs: Low annual property taxes. One of the biggest advantages of this property is its low holding cost. With low annual property taxes , you can comfortably own this land for years without feeling a financial squeeze. That means you're free to take your time-whether you want to hold it as a long-term investment, slowly plan your dream cabin or homestead, or simply enjoy knowing you own a piece of America. Lower taxes help keep your monthly budget in check and make this property an easy, stress-free addition to your portfolio or lifestyle plans.
--Camping / RV / Build Guidelines--
Camping and RV use are allowed on this property for up to 14 days during any 3-month period, giving you as much as 56 days of recreational use each year. This makes the land perfect for seasonal getaways, weekend escapes, or testing out the property before you decide to build. You can bring your RV, set up camp, and enjoy the peace and quiet without worrying about violating local rules-as long as you stay within the 14-day limit per quarter. It's a great balance of freedom and flexibility, ideal for anyone who wants a regular retreat without committing to full-time living on the land.
Build anytime: There's absolutely no deadline or pressure to start construction on your land. Whether you're ready to break ground this year, five years from now, or you simply want to hold the property as a long-term investment, the choice is completely yours. This flexibility lets you buy at today's prices, plan at your own pace, and build when it fits your life and budget-without worrying about losing the property or facing penalties for waiting.
Minimum home size: 600 sq ft. Allows for a comfortable and efficient living space with a minimum home size of just 600 square feet. This is ideal if you're dreaming of a cozy cabin, a well-designed tiny home, or a simple starter house that doesn't come with oversized building requirements. A 600 sq ft minimum gives you the freedom to build smart and affordable, while still meeting local standards. It keeps your construction costs lower, encourages creative floor plans, and lets you focus on quality over sheer size-perfect for weekend getaways, retirement retreats, or a minimalist full-time residence.
--Everyday Essentials & Nearby Towns--
Gas + small grocery (~13 miles): Close enough for routine runs, far enough that your land stays truly quiet. You're just a short drive from fuel, snacks, ice, and basic supplies, so you can grab what you need without planning an all-day trip into town. At the same time, that 13-mile buffer keeps traffic, noise, and crowds away from your property, preserving the peaceful, “away from it all” feel that makes owning land so special. It's a great balance of convenience and seclusion-easy access to essentials, with your own private retreat waiting when you get back.
Hardware store (~28 miles): With a full-service hardware store less than 30 miles away, you can tackle weekend projects, routine maintenance, and future build prep without losing an entire day to driving. Need lumber, tools, fencing, or a last-minute box of screws? It's close enough for a quick trip into town, yet far enough that your property still feels quiet and private. This balance makes it easy to improve your land over time-whether you're putting up a shed, working on a cabin, or just keeping everything in great shape.
Walmart (~49 miles): Close enough for convenience, yet far enough to keep your peace and quiet intact. This nearby Walmart is perfect for stocking up on bulk groceries, home essentials, tools, camping gear, and any of those “I'll grab it next time I'm in town” items you can't find locally. Spend a few hours loading up your cart, then head back to your land where the crowds disappear, the noise fades, and you're surrounded once again by uninterrupted open space and the freedom that comes with it.
San Luis (~13 miles): Enjoy quick, convenient access to everyday essentials while still feeling worlds away from the hustle and bustle. In town, you'll find basic services, small shops, and places to pick up supplies, groceries, or fuel-everything you need to support a comfortable stay on your land. San Luis is also the oldest town in Colorado, and it proudly shows off its history with traditional architecture, local churches, and a peaceful, small-town atmosphere. It's the kind of place where you can grab what you need, chat with friendly locals, and still be back on your property in just a short drive.
Blanca (~24 miles): A closer option for simple errands and local essentials. This small, friendly town is perfect when you don't feel like driving far but still need to get things done. You'll find basic groceries, fuel, a bite to eat, and a few local services to keep life running smoothly. It's the kind of place where you can swing in, grab what you need, chat with a local or two, and be back out on your land in no time. Blanca gives you that convenient “quick trip to town” feel without sacrificing the peaceful, rural lifestyle you're looking for.
Fort Garland, located just about 29 miles from the property, gives you easy access to extra amenities while surrounding you with authentic Colorado history. It's a convenient spot to grab supplies, fuel up, or enjoy a meal, but it's also home to the historic Fort Garland Museum, where you can walk through original adobe buildings and learn about frontier life, Buffalo Soldiers, and the early settlement of the San Luis Valley. Whether you're stocking up for a weekend on your land or spending an afternoon exploring the area's rich past, Fort Garland adds both practical value and a unique sense of place to your land ownership experience.
Alamosa (~47 miles): As the largest city in the San Luis Valley, Alamosa serves as your convenient hub for just about everything you can't get out on the open land. Here you'll find major grocery stores, hardware and farm supply shops, local boutiques, and big-box retailers to cover all your shopping needs. The town offers a variety of dining options, from casual family restaurants and coffee shops to local favorites serving classic Colorado and New Mexican flavors. Alamosa is also the regional center for medical services, with a full-service hospital, clinics, pharmacies, and specialists-giving you peace of mind that quality care is less than an hour from your property.
Denver (~3 hr 42 min): Far enough to preserve peace and quiet, close enough for occasional big-city trips. You're just under four hours from world-class dining, major sporting events, concerts, museums, and international travel connections-without having to live in the middle of the traffic, noise, and congestion. It's the perfect balance: you can enjoy your land as a private retreat most days, then head into Denver for a weekend getaway, a Costco run, or a night on the town whenever you feel like it.
--Nearby Attractions--
Sangre de Cristo Mountains: Striking mountain backdrops, trail adventures, and scenic drives. The Sangre de Cristo Mountains rise dramatically on the horizon, painting the sky with rugged peaks that glow red at sunrise and sunset. This range offers endless opportunities for adventure, from peaceful day hikes to more challenging backcountry trails that reward you with sweeping valley views and crisp mountain air. Scenic drives wind along the base of the mountains, giving you easy access to overlooks, picnic spots, and trailheads, so you can enjoy the landscape whether you're on foot or behind the wheel. Owning land near the Sangre de Cristos means these views and adventures aren't just a vacation experience-they become part of your everyday life.
Great Sand Dunes National Park is a place that feels almost otherworldly. Towering dunes-some of the tallest in North America-rise dramatically from the valley floor, inviting you to hike, sandboard, or simply sit and take in the sweeping views. As the sun begins to set, the sand glows in shades of gold, orange, and deep red, creating unforgettable sunsets that seem to stretch on forever. When night falls, the park transforms again, offering some of the best stargazing in all of Colorado, with crystal-clear skies and a brilliant display of stars, planets, and the Milky Way arching overhead. It's the kind of landscape that makes you slow down, breathe deeper, and imagine what it would be like to have your own piece of Colorado's wild beauty nearby.
Mountain Home Reservoir & Sanchez Reservoir are local favorites for anyone who loves time on the water. Both spots are perfect for peaceful days spent fishing from the shore or by boat, with trout and other species commonly caught in these clean, scenic lakes. The calm waters make them ideal for kayaking, paddleboarding, or simply drifting and enjoying the mountain views. Whether you're casting a line at sunrise, paddling in the afternoon, or relaxing with a picnic by the shore, these reservoirs offer a laid-back, low-crowd alternative to busy tourist lakes-exactly the kind of quiet, outdoor escape many landowners in this area are looking for.
Los Caminos Antiguos Scenic Byway offers the kind of wide-open valley views that make you slow down, roll down the window, and just breathe it all in. As you travel this historic route through Southern Colorado, you're surrounded by sweeping farmland, distant snow-capped peaks, and that big, endless sky the San Luis Valley is famous for. It's classic Southern Colorado scenery-old adobe towns, rustic barns, and long, quiet stretches of highway where you can actually hear yourself think. For land buyers, this byway isn't just a pretty drive; it's a glimpse into the lifestyle of the region: peaceful, spacious, and deeply connected to the land and its history.
San Luis is Colorado's oldest continuously inhabited town, and you can feel that history in every corner. Nestled in the beautiful San Luis Valley, this historic community offers a rich blend of culture, Spanish and Native American heritage, and time-honored traditions that are still very much alive today. Visitors can explore historic churches, local museums, and heritage sites that tell the story of the town's deep roots and resilient people. The streets are quiet, the pace is slow, and the town has a distinctive local feel-where neighbors still know each other by name and community events bring everyone together. For land buyers, San Luis offers more than just a place to own property; it offers a chance to be part of a living piece of Colorado history, surrounded by culture, faith, and a strong sense of place.
The Fort Garland Museum area offers a fascinating glimpse into the rich regional history of southern Colorado and makes for a perfect, easy day trip from the property. Located in the heart of the San Luis Valley, this well-preserved 19th-century fort showcases original adobe buildings, military artifacts, and exhibits that tell the story of frontier life, the Buffalo Soldiers, and the early settlers who shaped the region. Visitors can stroll through the grounds, explore the officer's quarters and barracks, and enjoy educational displays that bring the past to life. With its convenient distance from the land, you can spend a relaxed day learning about local heritage, then return to the peace and quiet of your own property by evening-blending culture, history, and the freedom of your own space all in one trip.
--Climate Snapshot--
Expect a classic high-elevation Southern Colorado climate: over 300 days of sunshine a year, low humidity, and that clean, crisp mountain air people dream about. Summers are warm and dry, perfect for camping, working on a cabin, or just sitting outside and watching the sunset, with cool nights that make sleeping easy even without air conditioning. Winters bring that refreshing chill and periodic snow-enough to feel seasonal and scenic, but typically not the relentless deep-freeze you find farther north. The big, open skies are a defining feature here: you'll see dramatic sunrises, fiery sunsets, and on clear nights, a brilliant canopy of stars that makes stargazing unforgettable. It's an ideal setting for anyone who loves the outdoors, values privacy, and is drawn to off-grid or self-sufficient living.
--Why This Land is a Smart Buy--
Low annual property taxes help keep your carrying costs manageable, freeing up more of your budget for the things that really matter-whether that's improvements to the land, recreational use, or simply building your long-term investment portfolio. Instead of watching your money disappear into tax bills year after year, you can put those dollars into grading a driveway, drilling a well, adding fencing, or setting up that weekend campsite you've always wanted. If you're thinking more like an investor, lower taxes mean you can comfortably hold the property longer, even if the market has its ups and downs, because your monthly or yearly out-of-pocket cost stays reasonable. When taxes stay low year after year, you're not stuck worrying about surprise increases or burdensome bills that eat into your returns or force you to sell before you're ready. Instead, you can enjoy the peace of mind that comes with predictable, affordable ownership costs, making it easier to ride out market cycles, wait for the right time to sell or develop, and simply watch your land grow in value over time-on your schedule, not the tax assessor's.
Click the orange Send Email button to the right to contact us about this property today.
Farm Maps & Attachments
Directions to Farm
From CO-159 at San Luis, travel west on Road M/Nance Road for 6.9 miles.
Turn right onto Rd M for 5.5 miles.
Continue to Nance Rd for 0.6 miles then travel north on Calvin Rd for 0.5 miles.
Turn left onto Leslie Rd for 1 mile then travel south to an unknown dirt road for for 396 ft.
Turn right for 0.66 miles.
Property will be on the right.
