Property ID: 1035
5 Acres Near Rio Grande River
Costilla, Colorado
5
Residential
Mobile Homes Allowed, Manufactured Homes Allowed, Part-Time Camping Allowed, Off the Grid, Single Family Dwelling Allowed
Description
Located in the wide-open beauty of southern Colorado’s San Luis Valley, this 5-acre property in Rio Grande Ranches offers level terrain, high-desert charm, and off-grid potential for camping, recreation, or future development. Location & Access: Situated off County Road F with access via War Eagle Trail and Vallejo Road, this property lies at GPS coordinates 37.063056, -105.717578. It’s approximately 18 minutes from CO-142 and 30 minutes from San Luis, offering peaceful seclusion with modest access to town resources. The elevation is about 7,621 feet, ideal for stargazing and open-sky living. Drive Times to Nearby Towns: 15 min to Mesita, 17 min to Jaroso, 26 min to San Acacio, 30 min to San Luis. Recreation & Wilderness: With proximity to Sanchez Reservoir, Cano’s Castle, and Fort Garland Museum, this location offers a variety of day-trip options. Public lands and surrounding nature make it a great jumping-off point for fishing the Rio Grande, big game hunting, camping, and off-road exploration in the San Luis Valley. Zoning & Use: Zoned Estate Residential, the land permits single-family homes, cabins, or vacation homes of at least 600 sq ft. Camping and RV stays are allowed up to 14 days every 3 months, with longer stays requiring permits. Mobile/manufactured homes are permitted if placed on permanent foundations and built after 1976. Power options include solar or generator; water via well or cistern; septic required. A Secluded Retreat Without the Hassle: With no HOA, low property taxes, and easy road access, this parcel is perfect for anyone seeking freedom, affordability, and room to roam in southern Colorado.
Location
1035
Rd F / War Eagle Trl.
Jaroso
Colorado
81138
Costilla
37.063056, -105.717578
Property Specifics
71507250
$73.76
None
$0.00
Rio Grande Ranches
R.G.R. UNIT 7 BLK 0 LOT 34 CONT. 5.00 AC
N/A
N/A
Property Characteristics
5
Rectangle
Level
Appx. 7621.4 ft above sea level
Flat, Desert, Plain
Dirt
Via County Rd F
Approx. 330 ft × 660 ft rectangular lot with level terrain and open views near the Rio Grande River area.
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 requirement to build. Property may remain vacant indefinitely. If a permit is issued, construction must be completed within 12 months.
Estate Residential (ER)
No required timeframe to build. Costilla County allows property to remain vacant indefinitely; if a permit is pulled, completion must occur within 12 months
Zoned Residential (Estate Residential). Allows single-family homes, modular, and manufactured homes. RV and camping permitted with conditions. [Costilla County Land Use Code](https://costillacounty.colorado.gov/building-planning)
Modular homes are permitted under Estate Residential zoning. Must be placed on a permanent foundation per county code.
Manufactured homes are allowed with a permit. Home must be 1976 or newer, built to HUD standards, and set up under county and state installation rules (HUD tag, CO DOH certificate, and state electrical/plumbing inspections required).
Mobile homes are allowed under Estate Residential zoning if 1976 or newer and HUD-approved. Must be placed on a permanent foundation with permitted septic and power connections.
Yes. Per County, minimum of 600 sq ft (single story) or 800 sq ft (two story). Tiny homes are permitted when built to residential or HUD code and placed on a permanent foundation. Wheels-on units may be used short-term with a temporary use permit.
Driveway or culvert access from a county road requires a permit from the Costilla County Road & Bridge Department before installation.
No building moratoriums. County permits required prior to construction of any permanent structure.
Zone X — land is outside the 500-year flood area and protected from 100-year flood risk. No special flood insurance required.
Allowable Uses
Not permitted full-time; short-term use allowed up to 14 days every 3 months
Yes, short-term RV camping allowed; septic required for longer stays
Yes – 14 days every 3 months (longer with permit)
Yes – 14 days every 3 months
Properties back onto or are near Rio Grande and BLM lands with excellent access to GMU 83 hunting units
Reside, Camping, Fishing, Outdoor Adventures, Mountain Biking, Big Game Hunting, Off-Grid Living, Stargazing & Photography, ATV / Off-Roading
Water
None – water by well or cistern
Well or cistern. Contact Rocky Mountain Drilling – (719) 589-6438 for depth and pricing.
Yes
50–150 ft (shallower near Rio Grande River)
Yes – water tanks and cisterns allowed
Yes – legal in Colorado for residential use
Sewer, Septic or Other
No – area not served by public systems
Yes – must meet county regulations
Electricity
No – most parcels are off-grid
Off-grid solar or contact San Luis Valley REC (719-852-3538) for nearest power availability
Yes – small residential wind systems permitted
Yes – solar power common in area
Gas
No natural gas service. Off-grid energy users typically rely on propane or solar alternatives. Contact San Luis Propane Company – (719) 672-3398 for delivery or tank installation.
Yes. Portable or buried propane tanks permitted with County approval and standard safety setbacks.
Flexible plans for your needs
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