Property ID: 1037
Cast, Catch, Repeat—on 5 Wild Acres
Costilla, Colorado
5
Residential
Mobile Homes Allowed, Manufactured Homes Allowed, Part-Time Camping Allowed, Off the Grid, Single Family Dwelling Allowed
Description
This 5-acre lot in the Rio Grande Ranches subdivision combines big sky views, level terrain, and low-cost land ownership just minutes from some of Colorado’s most iconic natural wonders. Whether you're looking to build, explore, or invest, this parcel delivers a strong foundation for off-grid living. Location & Access: Located off Bannock Trail with road access via Road 7 and Uncompagre Way, the property is easily reached by well-established dirt roads. The GPS center coordinates are 37.066637, -105.720950, and it sits at an elevation of 7,623 feet. The lot is about 19 minutes from CO-142 and just over 30 minutes to San Luis. Drive Times to Nearby Towns: 15 min to Mesita, 27 min to San Acacio, 31 min to San Luis, 36 min to San Pablo. Recreation & Wilderness: Just a short drive from the Rio Grande River, this location offers access to exceptional fly fishing, including native trout and seasonal runs. Nearby, enjoy iconic attractions like the Great Sand Dunes National Park, Rio Grande Gorge, and Fort Garland Museum. Whether your passion is hunting, hiking, fishing, stargazing, or weekend camping, the San Luis Valley is a haven for outdoor adventure. Zoning & Use: The parcel is zoned Estate Residential, allowing for single-family homes, cabins, or vacation homes with a minimum of 600 sq ft. RV camping is allowed up to 14 days every 3 months, with long-term use requiring permits. Mobile and manufactured homes are permitted if placed on permanent foundations (post-1976). Water would be by well or cistern; power via solar or generator; septic system required. Your Basecamp in the San Luis Valley: With no HOA, low annual taxes, and wide-open access to public lands and the Rio Grande River, this parcel is ideal for those looking to claim their own private escape in Southern Colorado—with flexibility, affordability, and a view.
Location
1037
Bannock Trl.
Jaroso
Colorado
81138
Costilla
37.066637, -105.72095
Property Specifics
71522270
73.76
None
$0.00
Rio Grande Ranchos
R.G.R. UNIT 22 BLK 0 LOT 15 CONT. 5.00 AC
N/A
N/A
Property Characteristics
5
Rectangle
Level
Appx. 7623.5 ft above sea level
Flat, Desert, Plain
Dirt
Via Bannock Trl
Approx. 330 ft × 690 ft rectangular lot with gentle southern slope and views toward Sangre de Cristo Mountains. Approx. 330 ft × 665 ft rectangular lot with gradual grade and solid access via Slegers Rd. Approx. 315 ft × 630 ft rectangular lot with level terrain and quiet location near 27th St. Approx. 320 ft × 665 ft rectangular lot with flat, open space and full sun exposure along Sixth St. Approx. 320 ft × 660 ft rectangular lot with grassy open terrain just outside Fort Garland. Approx. 330 ft × 660 ft rectangular lot with level terrain and easy access off 5th St. Approx. 500 ft × 500 ft square lot with flat, open terrain and easy access via 8th St. Approx. 330 ft × 660 ft rectangular lot with level terrain and open views near the Rio Grande River area. Approx. 330 ft × 660 ft rectangular lot with gentle grade near Bannock Trail; ideal for RV or cabin setup.
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
Up to 14 days in any consecutive three-month period without a permit. For longer recreational stays, Costilla County offers a long-term camping permit - reported at up to 180 days per calendar year for a $200 fee, requiring an approved septic system and a water supply on the parcel. Confirm current terms with Costilla County Planning & Zoning at (719) 937-7668. Living on site during a build is handled separately under the Temporary RV Occupancy During Home Construction permit.
Up to 14 days in any consecutive three-month period without a permit. Longer stays are possible under Costilla County's long-term camping permit - reported at up to 180 days per calendar year for a $200 fee, requiring an approved septic system and a water supply on the parcel. Confirm current terms with Costilla County Planning & Zoning at (719) 937-7668.
The Rio Grande, a noted trout fishery, runs through the valley nearby, and waterfowl hunting is available at Smith Reservoir State Wildlife Area. Mountain Home, Smith and Sanchez Reservoirs all offer fishing within a short drive. Big game is a drive from here: GMU 83 is largely private ground, so hunters in this area typically use a landowner tag or head for National Forest, which is normal practice across much of the West. Anyone 16 or older needs a valid hunting or fishing license, or an SWA pass, to access a State Wildlife Area. For current seasons, licenses, unit boundaries and regulations, refer to Colorado Parks & Wildlife at cpw.state.co.us.
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.
This property has been SOLD.
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