Mountain Valley 5 Acres, Level
Jaroso, CO 81138
Costilla County, Colorado
Farm Description
Off-Grid Mountain Paradise Near Rio Grande River
Jaroso, CO 81138
Costilla County, Colorado
Land Description
Your Gateway to Colorado's Last Frontier - 5 Acres of Pure Mountain Freedom
Welcome to an exceptional 5.0-Acre property in the heart of Colorado's legendary San Luis Valley, where the untamed spirit of the Old West meets modern off-grid opportunity. This pristine parcel in Rio Grande Ranches Unit 7 combines everything land buyers seek in Colorado real estate - level, buildable terrain at 7,621 feet elevation, spectacular 360-Degree mountain views, proven access via county-maintained roads, and complete freedom from HOA restrictions that plague most Colorado properties.
Located in Costilla County's vast ranching country, this property offers the increasingly rare opportunity to own substantial acreage in Colorado without breaking the bank. The generous irregular dimensions (approximately 325.6 ft x 328.7 ft x 618.8 ft x 621.9 ft) create a unique parcel shape that maximizes privacy while providing multiple excellent building sites. The level terrain eliminates expensive site preparation while the high desert vegetation of native grasses and sagebrush creates that authentic Western landscape that defines rural Colorado.
This property sits at the intersection of recreation and investment opportunity. Just minutes from the legendary Rio Grande River's world-class fly fishing, surrounded by some of Colorado's best elk and deer hunting units, and perfectly positioned for off-grid development or recreational use. With Estate Residential zoning allowing everything from traditional homes to manufactured housing to extended RV camping, your options are limited only by imagination.
Payment Options
Owner Financing Available:
Reserve Today: $358 total ($159 down + $199 documentation fee)
Monthly Investment: $159/Month for 72 months
No interest charges
No credit check required
No prepayment penalties
Plus prorated taxes
Cash Discount Price: $7,499
Immediate ownership
$299 down payment deducted from cash price
Plus $199 documentation fee
No monthly obligations
Build or hold indefinitely
Property Facts
Apn: 71507250
Account: R037365
Size: 5.00 acres (217,800 square feet)
Legal Description: R.G.R. Unit 7 BLK 0 Lot 34 Cont. 5.00 Ac
Subdivision: Rio Grande Ranches Unit 7
State: Colorado
County: Costilla
GPS Center: 37.063056° N, 105.717578° W
Gps Corners:
Nw: 37.06391, -105.71816
Ne: 37.06392, -105.71704
Se: 37.06222, -105.71701
Sw: 37.06222, -105.71814
Elevation: 7,621.4 feet
Terrain: Level with native grasses and sagebrush
Annual Taxes: $73.76 (2024)
Assessed Land Value: $1,339
Zoning: Estate Residential (Er)
Flood Zone: Zone X - minimal flood risk
Wetlands: None identified
School District: Centennial School District R-1
Building & Use Options
Residential Building Freedom:
Site-built homes - 600 sq ft minimum for single story
Manufactured/mobile homes allowed (post-1976 Hud-Approved)
Modular homes perfect for quick construction
Vacation cabins and retirement homes welcome
Multiple structures permitted with proper permits
No architectural review committee
No HOA oversight or restrictions
RV and Camping Flexibility:
Camp or RV 14 days every 3 months without permits
Extended RV stays available with septic and county permit
Long-term RV permit available up to 180 days annually
Perfect for staying on-site during construction
Ideal for seasonal recreational use
Agricultural and Commercial Potential:
Agricultural buildings and structures permitted
Livestock and horses allowed
Greenhouses and grow operations possible
Potential for off-grid Airbnb/vacation rentals
Solar farms and renewable energy projects
No restrictions on business use (check county)
Utilities & Infrastructure
Access: County Road F (dirt/gravel), War Eagle Trail, Vallejo Road
Water: Well drilling or cistern installation (permit required)
Sewer: Septic system required for permanent structures
Electric: Solar/wind recommended; grid connection possible
Gas: Propane delivery available from local suppliers
Internet: Satellite internet (Starlink, HughesNet, Viasat)
Phone: Cell coverage from major carriers varies by location
Location And Setting Overview
The Heart of Colorado's San Luis Valley - America's Largest Alpine Valley
Your 5.0-Acre property sits in the legendary San Luis Valley, a massive 8,000-Square-Mile alpine valley that represents one of North America's most unique geographical features. At 7,621 feet elevation, you're positioned in Colorado's high desert - a land of dramatic temperature swings, crystal-clear air, and over 340 days of sunshine annually. This is serious mountain country where the Sangre de Cristo Mountains rise to over 14,000 feet to the east while the San Juan Mountains dominate the western horizon.
Rio Grande Ranches Heritage: You're becoming part of one of Colorado's largest subdivisions, Rio Grande Ranches, carved from historic ranch lands that supported cattle operations for over a century. The subdivision maintains the authentic Western character with wide-open spaces, minimal development, and the freedom to live as you choose. This isn't a manicured suburban development - it's real Colorado ranch country where neighbors wave but mind their own business.
Costilla County Character: Costilla County remains Colorado's most affordable and least populated county, offering a glimpse of Colorado before the crowds arrived. With just 3,500 residents across 1,230 square miles, you'll enjoy true elbow room. The county's Hispanic heritage dating back 400 years adds rich cultural depth, with historic villages, traditional adobe architecture, and authentic Southwest culture.
Strategic Proximity to the Rio Grande: Your property lies just minutes from the Rio Grande River, North America's fourth-longest river system. This isn't just proximity to water - it's access to one of the West's most important riparian corridors supporting diverse wildlife, world-class fishing, and the cottonwood galleries that provide crucial habitat in this high desert environment.
Climate and Weather Excellence: The San Luis Valley's unique geography creates a high desert climate with low humidity, minimal precipitation (7-10 inches annually), and extreme temperature variations that eliminate many pests and diseases. Winter days often reach 40°F despite nighttime lows near zero. Summer days hit 80°F while nights drop to the 40s, providing natural air conditioning. The dry climate preserves structures and equipment while the intense UV at elevation provides excellent solar power potential.
Recreational Opportunities
Your Basecamp for Southwest Colorado Adventures
Living in Rio Grande Ranches means unlimited access to recreation that Front Range residents drive hours to enjoy. Your property provides immediate access to hunting, fishing, hiking, and off-road adventures that define the Colorado outdoor lifestyle.
Rio Grande River Fly Fishing - 15 minutes: The Rio Grande offers some of Colorado's most underrated fly fishing with healthy populations of brown and rainbow trout. Unlike crowded Front Range rivers, you'll often have entire stretches to yourself. The river's character changes seasonally - high spring flows from snowmelt, perfect summer conditions, and excellent fall fishing when browns spawn.
Sanchez Reservoir - 45 minutes: This 900-Acre reservoir provides excellent warm-water fishing for northern pike, walleye, and perch. The state park offers camping, boat ramps, and picnic areas. Ice fishing in winter draws dedicated anglers for trophy pike. The reservoir's remote location means minimal crowds even on summer weekends.
San Luis Lakes State Park - 1 hour: These unique lakes in the San Luis Valley provide both warm and cold water fishing opportunities. San Luis Lake offers boating and water sports while Head Lake remains motors-free for peaceful paddling. The adjacent sand dunes create a surreal landscape perfect for photography.
Great Sand Dunes National Park - 1 hour 30 minutes: North America's tallest sand dunes rise 750 feet against the Sangre de Cristo Mountains, creating one of Colorado's most spectacular landscapes. Activities include sandboarding, sand sledding, hiking to High Dune, and splashing in seasonal Medano Creek. The night sky programs showcase some of the darkest skies in the country.
Wheeler Geologic Area - 2 hours: This hidden gem features bizarre volcanic rock formations resembling an alien landscape. The remote location via rough 4WD roads keeps crowds minimal. The formations, created by volcanic ash deposits 25 million years ago, offer incredible photography and hiking opportunities.
Wolf Creek Ski Area - 2 hours 30 minutes: Colorado's snowiest ski resort averages 430 inches annually, providing legendary powder skiing from November through April. The family-owned resort maintains reasonable prices and a local vibe despite world-class terrain. Summer activities include hiking, mountain biking, and scenic chairlift rides.
Hunting Paradise: Costilla County offers exceptional hunting opportunities with over-the-counter elk tags, quality mule deer populations, and pronghorn antelope. Your property provides perfect basecamp for accessing nearby public lands including BLM and state trust lands. Turkey hunting in spring and fall adds variety to big game pursuits.
Wildlife And Natural Environment
Living Among Colorado's Wildlife Heritage
Your 5.0 acres sits within crucial wildlife habitat supporting year-round and migratory species. The property's location at the intersection of multiple ecosystems - high desert, riparian corridors, and mountain foothills - creates exceptional biodiversity rarely found in single locations.
Big Game Populations: Elk migrate through the area seasonally, moving between summer mountain ranges and winter valley feeding grounds. Mule deer are year-round residents, browsing sagebrush and native grasses. Pronghorn antelope, North America's fastest land animal, inhabit the open valley floor. Black bears occasionally wander down from mountain forests while mountain lions maintain large territories throughout the region.
Avian Diversity: The San Luis Valley serves as crucial habitat for sandhill cranes during migration, with thousands gathering in nearby wetlands. Golden eagles and red-tailed hawks patrol for prey. Great horned owls and prairie falcons nest in the area. The Rio Grande corridor supports great blue herons, belted kingfishers, and various waterfowl species.
Small Mammals and Reptiles: Jackrabbits and cottontails provide prey base for predators. Prairie dogs create colony towns supporting burrowing owls and rattlesnakes. Coyotes serenade nightly with their distinctive howling. The ecosystem's complexity supports everything from tiny shrews to badgers.
Building And Development Excellence
Perfect Canvas for Your Colorado Dream
Your 5.0-Acre level property provides ideal building conditions rare in mountainous Colorado. The flat terrain eliminates expensive excavation, retaining walls, and specialized foundations required on slopes. The stable, well-draining soil simplifies septic installation and foundation work. Multiple potential building sites allow strategic placement for views, solar orientation, and wind protection.
Estate Residential Zoning Benefits: The ER zoning provides maximum flexibility while maintaining property values. Build your primary residence, guest house, workshop, barn, or combination. The 600-Square-Foot minimum for site-built homes keeps costs reasonable for retirement cabins or vacation retreats. No maximum size limits allow estate-sized homes if desired. Agricultural buildings support homesteading, livestock, or equipment storage.
Off-Grid Building Paradise: The remote location and supportive county regulations make this ideal for off-grid development. Solar power systems work exceptionally well at this elevation with 340+ sunny days. Wind power supplements solar during storms. Rainwater harvesting, though limited by low precipitation, can supplement well water. Composting toilets reduce water usage and septic costs. Passive solar design works brilliantly in this climate.
Phased Development Strategy: Start with temporary RV placement while developing infrastructure. Install well or cistern first to secure water supply. Add septic system when ready for permanent structures. Build in phases - perhaps starting with a workshop/garage that can store materials and provide temporary shelter. The no-timeline requirement means you can develop at your own pace and budget.
Off-Grid Living And Self-Sufficiency
Colorado's Premier Off-Grid Opportunity
This property represents one of Colorado's best values for off-grid living, combining affordable land, supportive regulations, excellent solar resources, and the isolation necessary for true independence. The San Luis Valley has become a mecca for off-grid enthusiasts due to its combination of cheap land, minimal regulations, and extreme solar resources.
Solar Power Excellence: At 7,621 feet with minimal cloud cover, your solar panels operate at maximum efficiency. The cool temperatures prevent overheating that reduces panel efficiency at lower elevations. Winter snow reflection can actually increase panel production. A 5-10Kw system can power a comfortable off-grid home with modern amenities.
Water Independence: While the area receives limited precipitation, successful wells are common at 150-300 feet depth. Modern drilling techniques and local knowledge increase success rates. Cistern systems provide backup or primary water storage. Conservative water use and greywater recycling extend resources. The dry climate reduces water needs for landscaping.
Food Production Potential: Despite the short growing season (approximately 90 frost-free days), greenhouse growing extends production year-round. The intense UV and cool nights produce exceptionally flavorful vegetables. Root cellars using the constant ground temperature preserve harvest. Small livestock like chickens and rabbits thrive with proper shelter. The five acres supports significant food production with proper management.
Energy and Heating Solutions: Passive solar design can provide significant heating. Wood stoves using local piñon and juniper provide backup heat and cooking. Propane remains available for convenience appliances. The extreme daily temperature swings allow passive cooling through thermal mass. Energy-efficient construction minimizes heating and cooling needs.
Investment And Growth Potential
Colorado Land Banking at Pre-Development Prices
Colorado's population has grown 15% in the last decade with no signs of slowing. The Front Range's extreme prices push buyers toward affordable areas like the San Luis Valley. Your 5.0 acres at current prices represents exceptional value that likely won't last. Costilla County remains Colorado's most affordable, positioning it for eventual discovery and development.
Airbnb and Vacation Rental Potential: The growing "glamping" and off-grid tourism market creates income opportunities. Build unique accommodations like tiny homes, yurts, or converted containers. Market to hunters, fishermen, astronomers, and adventure seekers. The remote location and dark skies appeal to city dwellers seeking escape. Low property taxes and no HOA maximize profitability.
Recreational Property Demand: As public lands become more crowded and restricted, private recreational property gains value. Your 5 acres provides personal hunting, camping, and outdoor space. The proximity to public lands adds value beyond your boundaries. Future subdivision potential exists as demand increases (check county regulations).
Climate Migration Factor: As water becomes scarcer in the Southwest, Colorado's water resources gain importance. The San Luis Valley's aquifer, though regulated, provides more security than many regions. The elevation provides cooling as lower elevations become unbearable. Climate refugees from heat, drought, and sea level rise may drive future demand.
Why This Property Won't Last
Five Full Acres Under $10K: Finding 5 acres in Colorado for under $10,000 is virtually impossible in today's market. Most Colorado land has been discovered and priced accordingly. This represents pre-development pricing that smart investors recognize won't last.
Level Building Land: Flat, buildable land in Colorado commands premium prices due to construction cost savings. Most affordable Colorado land sits on steep slopes requiring expensive site work. This level terrain saves tens of thousands in development costs.
No HOA Freedom: Properties without HOA restrictions become increasingly valuable as Americans seek freedom from neighborhood oversight. The ability to live as you choose - RV, manufactured home, off-grid - has quantifiable value. This freedom disappears as areas develop and organize.
River Proximity: Being near the Rio Grande without paying waterfront prices attracts strong interest. Water access becomes increasingly valuable as the West faces ongoing drought. The recreational opportunities add lifestyle value beyond mere investment.
Owner Financing Availability: Traditional lenders rarely finance raw land, locking out many buyers. Our owner financing opens ownership to those with vision but limited credit. This opportunity won't remain as properties sell and company policies change.
Perfect For Buyers Who Want:
Off-Grid Homesteaders: Build your self-sufficient mountain compound
Hunting Basecamp: Strategic location for Colorado big game hunting
Fly Fishing Retreat: Quick access to the Rio Grande's solitude
Investment Land Banking: Hold appreciating Colorado acreage
Retirement Freedom: Escape HOAs and regulations in your golden years
Weekend Camping: Your private Colorado campground
Airbnb Development: Create unique off-grid rental experiences
Prepper Paradise: Remote, defensible, self-sufficient potential
RV Nomads: Seasonal or permanent RV living allowed
Colorado Dreams: Finally own your piece of the Rocky Mountains
Regional Services And Access
Essential Services:
Mesita - 15 minutes (8.1 miles): Basic supplies
Jaroso - 17 minutes (9.4 miles): Small community
San Acacio - 26 minutes (18.1 miles): Gas, groceries
San Luis - 30 minutes (23.6 miles): Full services, medical, shopping
Alamosa - 54 minutes (43.9 miles): Regional hub, hospital, airport
Supply Runs:
Jack's Market - 39 minutes: Groceries and supplies
San Luis Health Center - 30 minutes: Medical services
Conoco Gas Station - 30 minutes: Fuel and convenience
San Luis Valley Health - 39 minutes: Hospital services
Major City Access:
Colorado Springs - 3 hours: Major city amenities
Denver - 4 hours: International airport, metropolitan services
Santa Fe - 3 hours: Culture, art, unique Southwest experience
Albuquerque - 4 hours: Major services and airport
100-Day Satisfaction Guarantee
We stand behind our properties with a 100-Day money-back guarantee. If you're not completely satisfied with your purchase within 100 days, we'll refund your principal payments (excluding fees) or exchange for another property in our inventory. This allows you to buy with confidence, knowing you can visit and verify the property meets your expectations.
Annual Ownership Costs
Property taxes: $73.76 (2024) - about $6.15/Month
No HOA fees
No special assessments
No metro district taxes
No transfer fees
Optional road maintenance contribution
Secure Your Colorado Mountain Escape Today
This exceptional 5.0-Acre property at 7,621 feet elevation in Colorado's San Luis Valley represents one of the last opportunities to own substantial Colorado acreage at pre-development prices. The combination of level terrain, Estate Residential zoning, no HOA restrictions, proximity to the Rio Grande River, and world-class recreation creates unmatched value in today's Colorado land market.
With flexible owner financing requiring just $399 down, proven road access, and the freedom to develop as you choose, this property provides the perfect foundation for your Colorado dreams - whether that's an off-grid homestead, hunting basecamp, investment land bank, or retirement retreat.
Properties offering five full acres in Colorado for under $10,000 with owner financing have become virtually extinct. Don't let this opportunity slip away while researching other options that pale in comparison.
Ready to claim your 5 acres of Colorado freedom? Contact us today using the Contact Owner section to reserve this property with just $399 down. Your Colorado mountain adventure starts now.
Note: Information presented in this listing is deemed accurate but is not guaranteed. Buyers are advised to conduct their own due diligence and verify all details independently. Property is sold as-is where-is.
Farm Maps & Attachments
Directions to Farm
Driving Directions
From San Luis, CO:
Head southwest on N Church Pl
Turn left onto CO-159 S/Main St for 10.9 miles
Continue on Rd H, then take Uncompahgre Trail for 12.6 miles to Rd F
Turn right on Rd H, then left to stay on Rd H for 1.3 miles
Turn left again, continue onto Vista Dr, then Uncompahgre Wy
Follow Uncompahgre Trail for 3 miles
Turn left onto Vallejo Rd
Turn right onto War Eagle Trl and continue onto Rd F
Property is located at GPS coordinates: 37.063056, -105.717578
