Property ID: 1103
9.78 Acres near Blanca, CO — Off-Grid Homestead Ground, No HOA
Costilla, Colorado
9.78
Residential
Manufactured Homes Allowed, Mobile Homes Allowed, Off the Grid, Part-Time Camping Allowed, Ag Buildings, Single Family Dwelling Allowed
Description
Nearly ten acres of off-grid homestead ground in San Luis Valley Ranches, 8.6 miles from Blanca, Colorado, with Blanca Peak and the Sangre de Cristo range filling the northern horizon.Two adjoining lots make up one square 9.78-acre parcel of gently rolling high-desert ground at 7,880 to 7,900 feet — flat stretches with low rises, open sagebrush and scattered small trees. County-maintained dirt roads run along two sides at Ute Avenue and 22nd Street. The land is off-grid: no power at the lot, water by private well or cistern, septic by county OWTS permit, propane in place of natural gas. Not in a high-risk flood zone (FEMA Zone X).Zoned Estate Residential under the Costilla County Land Use Code: one single-family home per lot, with manufactured, modular and mobile homes (1976 or newer, on a permanent foundation) allowed by permit. Subdivision covenants set an 800 sq ft minimum for a single-story home. No deadline to build. Camp up to 14 days in any three-month period without a permit; Costilla County also offers a long-term camping permit for extended stays — confirm current terms with Planning & Zoning at (719) 937-7668. Fish Mountain Home, Smith and Sanchez Reservoirs within a short drive.No property owners association and no dues. Fort Garland is 9 miles for fuel and supplies; Alamosa is 28 miles. Owner financing with no credit check from $348 a month on the 7-Year Easy Financing Plan, or $19,999 cash.
Location
1103
Ute Ave & 22nd St.
Blanca
Colorado
81123
Costilla
37.3638, -105.49495
Property Specifics
70317521+70317522
246.96
None. There is no property owners association and no dues.
$0.00
San Luis Valley Ranches
SAN LUIS VALLEY RANCHES UNIT K BLK 6 LOT 15 & 16
N/A
N/A - no association.
Property Characteristics
9.78
Square
Gently rolling — flat areas with low rises
7,880 - 7,900 ft above sea level
Open rural high-desert / lightly treed
Dirt
Yes -- road access via Ute Ave & 22nd St
Approximately 664 ft (north) x 644 ft (east) x 649 ft (south) x 641 ft (west)
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 deadline to begin building - the land may be held vacant indefinitely, and the subdivision covenants set no construction deadline. County permits run one year and may be renewed annually up to three times.
Estate Residential (ER)
Estate Residential (ER) under the Costilla County Land Use Code. Low-density rural residential, one single-family dwelling per lot, with agricultural use incidental. Verify current zoning with Costilla County Planning & Zoning at (719) 937-7668.
Yes. Minimum 800 sq ft of habitable floor space for a single-story home and 600 sq ft for a two-story, excluding basements, porches and garages, per the subdivision covenants. Note the single-story minimum is higher than the county's 600 sq ft floor.
Yes. The subdivision covenants place no restriction on modular homes; county rules apply.
Yes, with a permit. Must be 1976 or newer, built to HUD standards, and installed under county and state rules. The subdivision covenants add no further restriction.
Yes, if manufactured 1976 or newer and built to HUD standards. Mobile homes made before 1976 are prohibited county-wide. The subdivision covenants add no further restriction.
Yes, subject to the covenant minimum of 800 sq ft single-story or 600 sq ft two-story of habitable floor space. A single-story tiny home under 800 sq ft would not meet the covenant.
A Costilla County Road Access Permit is required for a new driveway connecting to a county or public road.
No county-wide building moratorium is in effect.
Not in a high-risk flood zone — FEMA Zone X (0.2%-1% annual chance area)
Allowable Uses
No. An RV may not be used as a permanent residence. A Temporary RV Occupancy During Home Construction permit allows on-site RV living while you build - 90 days at a time, renewable, up to 18 months total, one RV per parcel.
Yes, under the Temporary RV Occupancy During Home Construction permit. Requires an approved septic system, a permitted well or installed cistern, and an active construction permit for a new residence.
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. Subdivision covenants also bar using a tent, shack, garage or barn as a dwelling except as authorised during construction.
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.
Waterfowl hunting is available at Smith Reservoir State Wildlife Area, and Mountain Home, Smith and Sanchez Reservoirs all offer fishing within a short drive. The Rio Grande, a noted trout fishery, runs through the valley nearby. Big game is a drive - GMU 83 is largely private ground. For seasons, licenses and regulations refer to Colorado Parks & Wildlife at cpw.state.co.us.
Reside, Fishing, Sightseeing, Outdoor Adventures, Big Game Hunting, Camping, Hiking & Exploring, ATV / Off-Roading, Wildlife Viewing, Photography
Water
None. Water is by private well or cistern - there is no public water.
Private well or cistern. Well permitting is through the Colorado Division of Water Resources. Hauled water into a cistern is common practice.
Yes, with a permit from the Colorado Division of Water Resources.
Commonly 150-350 ft, varies by parcel. Confirm with a licensed local well driller before budgeting.
Yes. Cisterns and water storage tanks are permitted and widely used.
Yes. Rooftop rainwater collection is legal in Colorado for residential use, subject to state volume limits.
Sewer, Septic or Other
No. There is no public sewer; an OWTS septic system is required.
Yes, with a county OWTS permit. Parcels under one acre do not qualify.
Electricity
Most parcels are off-grid with no power at the lot. Confirm the nearest connection point for your specific parcel.
Off-grid solar is the common solution. For grid extension, contact San Luis Valley Rural Electric Cooperative at (719) 852-3538 to confirm availability and cost.
Small residential wind generators are allowed subject to county administrative review.
Yes. Solar panels for single-family homes are exempt from county permit requirements in all zoned districts.
Gas
No natural gas service. Propane is standard.
Yes. Portable or buried propane tanks are permitted with standard safety setbacks.
Flexible plans for your needs
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