Property ID: 1081
1.02 Acres near Mosca, CO — Gated Zapata Lot by the Great Sand Dunes
Alamosa, Colorado
1.02
Residential
Manufactured Homes Allowed, Single Family Dwelling Allowed, Modular Homes Allowed, Off the Grid, Part-Time Camping Allowed
Description
The parcel is a flat to gently sloping rectangle of open grassland at 25 Mill Run Road, a dirt road. No power at the lot itself, though power runs within the subdivision — confirm the connection point with the utility and the HOA. Water by private well or cistern, septic by county OWTS permit. Outside FEMA flood zones.
Zoned RL, Residential Low, under the Alamosa County Land Use and Development Code: site-built, modular and manufactured homes are permitted uses, with a 500 sq ft county minimum and the Zapata HOA's architectural standards applying on top. RV and tent camping up to 180 cumulative days a year once an approved septic system is in place — confirm current requirements with Alamosa County Land Use & Building at (719) 589-3812.
Zapata is a gated community with a mandatory homeowners association — confirm current dues and covenants with the HOA. Owner financing with no credit check is available — ask for current terms.
Location
1081
25 Mill Run Rd
Mosca
Colorado
81146
Alamosa
37.64806, -105.57836
Property Specifics
514506201034
296.4
Yes - Zapata HOA, a mandatory association in a gated community.
$15.00/month ($180/year). Confirm the current assessment with the Zapata HOA.
Zapata Subdivision
Lot 34, Zapata Subdivision
https://www.zapatahoa.com/
Gated community with a security gate. The association provides road maintenance including grading and repairs, snow removal, and trash service. Confirm current amenities and assessments with the Zapata HOA.
Property Characteristics
1.02
Rectangular
Flat to Gentle
Appx 7,921 ft above sea level
Valley / Open Grassland
Dirt
Yes
Approx. 330 ft x 350 ft
Building Information
READ THIS: We are not the Planning & Zoning department and while we try to answer common questions about what the property can be used for, we can't provide a yes or no answer for every circumstance. Below we provide helpful contact information to complete due diligence. Wild Domain Land or its affiliates make no warranty or guarantee, either expressed or implied relative to usability, the exact location, desirability, or usefulness of the properties or boundary lines of the properties. Buyer is solely responsible for determining the condition of the property, the physical aspects of the land, its geographical location, accessibility, and correct acreage. All information contained herein is deemed reliable but not guaranteed. Buyer is required to complete Buyer's own due diligence prior to purchasing any property from Wild Domain Land or its affiliates.
No county deadline to begin building. The Alamosa County Land Use and Development Code, updated through March 2026, sets no time limit to start construction. HOA architectural approval is required before construction begins. Confirm the building permit validity period with Alamosa County Land Use & Building at (719) 589-3812, and the architectural process with the Zapata HOA.
RL - Residential Low. Confirm this parcel's district against the official Alamosa County zoning map, (719) 589-3812.
RL, Residential Low, under the Alamosa County Land Use and Development Code, within a gated community governed additionally by the Zapata HOA. The district provides for low-density suburban-scale residential development. Minimum density is one unit per acre. Setbacks are 25 ft front, 8 ft interior side, 30 ft street side, 25 ft rear, with a 35 ft height limit and 20 percent maximum lot coverage. HOA architectural standards apply on top and are stricter.
Yes. Single-family detached homes are a permitted use in every residential district in Alamosa County. The county minimum floor area is 500 sq ft, but the HOA's architectural standards set a minimum of approximately 950 sq ft, and the HOA figure is what governs here. A lot with both a well and a septic system must be at least one acre. Confirm current architectural requirements with the Zapata HOA.
Yes, subject to HOA architectural standards including the approximate 950 sq ft minimum, and to county rules requiring a permanent foundation.
Permitted subject to HOA architectural standards including the approximate 950 sq ft minimum. County rules also apply: a double-wide may not be older than 1976 and needs a minimum 24 ft horizontal wall dimension on at least two non-opposing sides. A single-wide must have been manufactured no more than fifteen years before the install application, and outside the RMH district it requires Special Use Review from the county. All manufactured homes need a minimum 600 sq ft footprint, a foundation designed by a Colorado Registered Design Professional Engineer, installation by a Colorado-licensed installer, wheels and axles and towing gear removed, and siding of wood, brick or stone or a lookalike material.
Traditional mobile homes are NOT permitted by the HOA. Only manufactured homes meeting the association's architectural standards, including the approximate 950 sq ft minimum, are allowed. County age limits apply on top - double-section not older than 1976, single-section manufactured no more than fifteen years before the install application, and single-section units need Special Use Review outside the RMH district.
Not practical here. The HOA requires residential structures to meet its architectural standards including a minimum of approximately 950 sq ft, which a typical tiny home will not meet. Separately, under the Alamosa County code a tiny home on wheels - park-model or any tiny home on a trailer frame or axles and titled as a vehicle - is classified as a recreational vehicle and is limited to 180 days of occupancy per year rather than being a permanent dwelling. Confirm with the Zapata HOA before buying for a tiny home.
A county driveway access permit is required for any new driveway taking access from a county-maintained road; the HOA maintains the interior roads. A residential driveway serving one home must be at least 10 feet wide and no more than 24 feet, with one access point per lot and no more than two. Confirm with Alamosa County Land Use & Building at (719) 589-3812 and with the Zapata HOA.
No. No building moratorium appears in the Alamosa County Land Use and Development Code as updated through March 2026. Confirm current status with Land Use & Building at (719) 589-3812.
No — outside FEMA flood zone
Allowable Uses
No. An RV is not a dwelling unit under the Alamosa County code and may not be used as a permanent residence. County recreational use is capped at 180 cumulative days per year and requires an approved septic connection, and HOA rules apply on top and may be tighter. Contact the Zapata HOA before planning any stay.
Alamosa County allows temporary RV occupancy during construction of a residence for 12 months, renewable to a cumulative total of 24 months. It requires connection to an approved OWTS, proof of a well or other legal and adequate water source, a building permit already obtained for the residence, proof of ownership, and no violations on the property. Renewal requires at least one inspection passed in the prior 180 days. HOA rules apply on top - confirm the sequence with the Zapata HOA before planning to live on site during a build.
Alamosa County allows up to 180 calendar days per year, cumulative, but the septic system comes first - the RV must be connected to an approved On-Site Wastewater Treatment System (OWTS) or to permitted sanitation facilities connected to one before approval. Privies and outhouses are not allowed anywhere in the county, and the code sets out no shorter allowance for camping before a septic is installed. The county also requires that placement conform to any covenants on the property, so the Zapata HOA's rules govern on top and may be tighter. Use must be non-commercial. Confirm current limits with the Zapata HOA and with Alamosa County Land Use & Building at (719) 589-3812 before planning a stay.
Alamosa County applies the same 180-day-per-year cumulative limit to tents and other temporary structures as it does to RVs, with the same condition that sanitation connect to an approved OWTS septic system before approval. The county also requires placement to conform to any covenants on the property, so HOA rules govern on top and may be tighter. Confirm with the Zapata HOA and with Alamosa County at (719) 589-3812.
Hunting inside this gated community is governed by the association - confirm the rules with the Zapata HOA before planning any use. Hunting is not addressed in Alamosa County's published land use material. The San Luis Valley offers extensive public land hunting nearby. For seasons, licenses, unit boundaries and regulations refer to Colorado Parks & Wildlife at cpw.state.co.us.
Camping, Fishing, Sightseeing, Outdoor Adventures, Wildlife Viewing, Gardening / Homesteading, RV Use, Photography, Hiking & Exploring
Water
None at the lot. Water is by private well or cistern.
Private well or cistern. Household-use well permitting is through the Colorado Division of Water Resources. Confirm any HOA restriction on well use with the Zapata HOA.
Yes, with a permit from the Colorado Division of Water Resources. Confirm HOA rules.
Approximately 150-350 ft, varies by parcel. Confirm with a licensed local well driller before budgeting.
Yes, permitted. Check with the Zapata HOA for any restriction on visible tanks.
Yes. Rooftop rainwater collection is legal in Colorado for residential use, subject to state volume limits. Check with the Zapata HOA for any restriction.
Sewer, Septic or Other
No public sewer. An OWTS septic system is required.
Yes, with an Alamosa County OWTS permit and a licensed county installer. Whether the county sets a minimum parcel size for septic is not published - confirm at (719) 589-3812.
Electricity
No power at the lot itself. Power is available within the subdivision - confirm the connection point and cost for your specific parcel with the utility provider and the HOA.
Power is available nearby within the subdivision, and fiber optic is reported at the street. Contact San Luis Valley Rural Electric Cooperative and the Zapata HOA to confirm service availability, connection requirements and cost for your parcel.
A wind generator is classified as a structure under the Alamosa County code, so it requires a permit and must meet the district's setbacks and the 35-foot maximum height in a residential district. HOA architectural approval applies as well, and a gated community association may not permit one at all. Confirm with both the Zapata HOA and Alamosa County at (719) 589-3812.
Yes. Solar energy systems are an expressly permitted residential accessory use in the Alamosa County code. A state electrical permit for solar applies and the county charges a $100 solar PV permit fee. HOA architectural approval also applies. Note this differs from neighbouring Costilla County, which exempts solar from permitting entirely.
Gas
No natural gas service. Propane is commonly used.
Propane is commonly used. Confirm any setback or screening requirement with Alamosa County at (719) 589-3812 and with the Zapata HOA.
Contact information
Email: Sales@WildDomainLand.com or Call: (435) 500-6064