San Luis Valley, 4.54 Acres $169 Dn
Boulder Rd : Blanca, CO 81123
Costilla County, Colorado
Lot Description
Welcome to 4.54 acres in the San Luis Valley Ranches of Costilla County, Colorado - a flat, open high-desert parcel at 7,602 feet above sea level, positioned near the community of Blanca at the base of Mount Blanca, one of Colorado's four sacred peaks and the state's fourth-highest summit at 14,345 feet. Estate Residential zoning. No HOA. Annual property taxes of $115.08. Legal access via Boulder Road. Owner financing from $169 down - no credit check, no bank required.
One important disclosure before anything else: A county road runs through this parcel, physically dividing it into two sections on the ground. The parcel is sold as a single legal unit of 4.54 acres total under APN 70394860. Legal road access is confirmed via Boulder Road. Buyers should visit the property in person and confirm the road's position relative to their intended use before purchasing. The price reflects this characteristic - $8,999 cash for a titled 4.54-Acre Costilla County parcel with ER zoning, confirmed GPS corners, and no back taxes or liens is a straightforward value at current market.
This is Unit 24, Block 36, Lot 6 of the San Luis Valley Ranches - a flat, level rectangle of open high-desert terrain accessed via county-maintained road in one of the most affordable rural land communities in Colorado. The San Luis Valley Ranches subdivision sits in the broad, flat valley floor south of Blanca - in the shadow of a 14,345-Foot peak, within reasonable reach of Great Sand Dunes National Park, and carrying the same ER zoning and Costilla County off-grid development permissions that have made this region an increasingly recognized entry point into Colorado land ownership.
Property Highlights At A Glance
Parcel: Unit 24, Block 36, Lot 6 - San Luis Valley Ranches
Apn: 70394860
Legal Description: S.L.V.R. Unit 24 Blk 36 Lot 6
Address: Boulder Rd, Blanca, CO 81123
County: Costilla County, Colorado
GPS Center: 37.367805, -105.660514
Gps NW Corner: 37.368608, -105.659667
Gps NE Corner: 37.367678, -105.659258
Gps SE Corner: 37.367058, -105.661383
Gps SW Corner: 37.367992, -105.661800
Parcel Size: 4.54 acres (single legal parcel)
Shape: Rectangle
Slope: Flat/Level
Elevation: 7,602 ft above sea level
Terrain: Flat, open desert/plain terrain
Flood Zone: Zone X - outside mapped floodplain
Road Disclosure: A county road runs through this parcel, dividing it into two physical sections; sold as a single legal unit; legal access via Boulder Road; buyers should visit and verify before purchasing
Road Access: Boulder Road - dirt, county-maintained, legal access confirmed
Zoning: ER - Estate Residential, Costilla County
Single-Family Home: Yes - 600 sq ft minimum
Manufactured Home: Yes - 1976 or newer
Modular Home: Yes
Time Limit to Build: None
Camping: 14 days every 3 months
RV: 14 days every 3 months
Full-Time RV: Not permitted
Solar: Permitted
Wind Generator: Permitted - small residential
Propane: Permitted - portable or buried
Short-Term Rentals: Yes
HOA: None
Annual Taxes: $115.08 (2025) - current, no back taxes, no liens
Blanca, CO: immediate vicinity
Fort Garland, CO: approx. 15 min
Alamosa, CO: approx. 30 min
Great Sand Dunes National Park: approx. 35-40 min
Cash Sale Price: $8,999
Owner Financing: From $169 down - no credit check, no bank required
The Price In Context
Sub-$9,000 cash for a titled 4.54-Acre Costilla County parcel with ER zoning, confirmed GPS corners, legal road access, no back taxes, and no liens is a straightforward offer. The road that runs through this property is the reason the price is where it is - and it is priced to reflect that characteristic honestly.
What you are actually getting: a legitimate legal interest in 4.54 acres of Colorado high-desert land near Blanca and Mount Blanca, in a county where Estate Residential zoning supports residential development, manufactured homes, and off-grid living without HOA interference, with taxes of $115.08 per year and no mandatory association dues. The road disclosure is a known condition, not a hidden defect. Drive out, walk both sections, confirm what works for your intended use, and make your decision with full information.
For the first-time land buyer who has been priced out of every other Colorado option - this is what $169 down and $188 per month actually looks like in Costilla County. Not a perfect parcel. A real Colorado deed, in your name, for a payment that costs less than most cell phone plans.
Location And Setting
Blanca, Colorado - At the Base of Colorado's Fourth-Highest Peak: The community of Blanca sits at the foot of the Blanca Massif - the 14,345-Foot Mount Blanca that dominates the northern horizon from this parcel and much of the southern San Luis Valley. Mount Blanca is one of the four sacred peaks of the Diné (Navajo) Nation and one of Colorado's most iconic fourteeners. Summit routes via Lake Como Road put the peak within reach for experienced mountaineers. From this parcel at 7,602 feet, you are already more than halfway up the mountain in elevation terms.
San Luis Valley Ranches - An Established Valley-Floor Community: The San Luis Valley Ranches subdivision occupies the flat, open desert terrain of the southern San Luis Valley floor - the same broad basin rimmed by the Sangre de Cristo Mountains to the east and the San Juan range to the west that defines the entire region. ER zoning, county-maintained roads, and no mandatory HOA are common features across the subdivision. This is not an isolated frontier parcel - it is an established rural community with a history of residential and recreational land use.
Fort Garland - Approximately 15 Minutes: Gas, grocery, post office, and the Fort Garland Museum - the nearest full-service hub for San Luis Valley Ranches landowners in the northern portion of the subdivision.
Alamosa - Approximately 30 Minutes: San Luis Valley Health hospital, Walmart Supercenter, Home Depot, Adams State University, and regional airport. The full suite of urban services within a comfortable drive.
Great Sand Dunes National Park - Approximately 35-40 Minutes: North America's tallest sand dunes. Over 600,000 annual visitors. National park proximity provides a measurable long-term location premium for all Costilla County land within reasonable driving distance.
Highways: US Hwy-160 and Route 159 serve the broader area.
Zoning And Permitted Uses
Estate Residential (Er) - Costilla County: Full residential flexibility. No mandatory HOA. No architectural review. No time limit to build. Your land use decisions are governed by Costilla County zoning.
Single-Family Home: 600 sq ft minimum, no maximum.
Manufactured Home: 1976 or newer. A cost-effective and fast path to permanent occupancy.
Modular Home: Permitted. Factory quality, site-delivered.
No Time Limit to Build: Develop on your own schedule, your own budget, your own terms.
Camping and RV: 14 days every 3 months each without a permit. Practical for site visits, planning trips, and phased development.
Solar and Wind: Both permitted. At 7,602 feet with approximately 340 sunshine days annually, off-grid solar delivers reliable power without grid infrastructure.
Propane: Portable or buried tanks permitted.
Short-Term Vacation Rentals: Permitted per county.
No HOA - No Dues, No Restrictions: There is no property owners association for this parcel.
Recreational Opportunities
Mount Blanca - Immediate Vicinity: The 14,345-Foot summit of Mount Blanca is the defining geographic feature of this location. Visible from the property on any clear day. One of Colorado's 58 fourteeners and one of the Navajo people's four sacred mountains. Summit routes via Lake Como Road are accessible for experienced mountaineers.
Great Sand Dunes National Park - 35-40 Minutes: North America's tallest sand dunes - some over 750 feet - against the Sangre de Cristo backdrop. Sand sledding, sandboarding, Medano Creek wading, International Dark Sky Park astronomy. One of the most photographed landscapes in the United States.
Rio Grande River - Gold Medal Trout, 30-40 Minutes: Gold Medal trout water on certain Rio Grande reaches. Brown trout exceeding 20 inches. Public BLM walk-in access. Consistently lighter pressure than comparable Front Range fisheries.
GMU 83 Elk Hunting: This parcel sits within Game Management Unit 83 - home to the Trinchera herd of approximately 7,000 elk. Over-the-counter bull elk licenses for the second and third rifle seasons. Mule deer, pronghorn, and upland birds throughout the valley.
Sangre de Cristo Wilderness - 30-40 Minutes: 220,000 acres of backcountry. Over 100 miles of maintained trails. Alpine lakes and genuine high-country solitude.
Fort Garland Museum - 15 Minutes: The restored 1858 military outpost where Kit Carson served. Colorado History Museum site.
Dark Sky Stargazing: Bortle Class 2-3 from 4.54 open acres on the San Luis Valley floor. One of the finest dark sky environments in the continental United States - the Milky Way overhead on a clear night is not subtle.
Utilities And Off-Grid Living
Power - Off-Grid Solar: No grid power on site. Off-grid solar is the practical path - approximately 340 sunshine days per year at 7,602 feet in the San Luis Valley, one of the highest solar irradiance zones in the United States. A properly sized solar array with battery storage reliably powers a cabin or manufactured home year-round. Small residential wind generators are also permitted.
Water - Well Drilling: No water source on site. Well drilling is permitted - contact the Colorado Division of Water Resources for a well permit. Area well depths in the San Luis Valley Ranches run 150 to 350 feet. Complete installation approximately $10,000 to $15,000. Water hauling to a cistern provides an interim solution.
Sewer - Septic Required: County evaluation and permit required before installation.
Propane: Standard fuel for heating, cooking, and hot water throughout the area. Portable or buried tanks permitted.
Internet - Starlink: Reliable broadband throughout Costilla County at this elevation. Open sky on the flat valley floor - ideal Starlink operating conditions.
Waste: GT Trash pickup service available, or use the nearby transfer station.
Investment And Hold Value
$115.08 Per Year. No HOA. Mount Blanca on the Horizon: Annual holding cost on vacant land - taxes plus minimal insurance - under $140 per year. The road characteristic is known and disclosed. The ER zoning is genuine. The title is clean. The location is the San Luis Valley floor, 35 minutes from Great Sand Dunes and within sight of a 14,345-Foot national landmark. Hold at near-zero cost or develop when ready.
Entry Price for the Costilla County Market: At $8,999 cash, this parcel represents one of the lowest entry points in the current Costilla County inventory for a titled, legally accessed, ER-zoned parcel. The road disclosure is the reason the price is here. Buyers who visit the property and confirm the road's position relative to their specific plans have the opportunity to acquire titled Colorado land at a price that reflects a real characteristic rather than hidden risk.
Your Three Paths To Ownership - No Credit Check, No Bank Required
Option 1 - Cash Purchase
Best Total Value - Immediate Full Ownership
Cash Sale Price: $8,999
Down Payment: $249
Documentation Fee: $249
Total Due Today: $498
Conveyance: Recorded Warranty Deed after closing
---------------------------------------------------------------
Option 2 - Super Saver Financing
Best Value With Financing - Fastest Path to Full Ownership
Monthly Payment: $338.74
Loan Term: 2.5-Year Super Saver Plan
Total Monthly Payments: $319 x 30 months
Down Payment: $349
Documentation Fee: $249
Total Due Today: $598
Own your Colorado land free and clear in 2.5 years.
---------------------------------------------------------------
Option 3 - Easy Financing
Lowest Entry Point - Start for $418 Today
Monthly Payment: $188.74
Loan Term: 6-Year Easy Financing Plan
Total Monthly Payments: $169 x 72 months
Down Payment: $169
Documentation Fee: $249
Total Due Today: $418
Your Colorado deed. $169 down. $188 a month.
---------------------------------------------------------------
All Three Plans Include:
No Credit Check - Your credit score is not a barrier.
No Bank Involvement - No applications, no appraisals, no denials.
No Prepayment Penalties - Pay off early at any time, no extra cost.
Simple Process - Reserve today. Ownership transfers in 1-2 business days.
Perfect For Buyers Who Want
The Most Accessible Entry Point Into Colorado Land: $169 down, $188/Month, no credit check - titled Colorado acreage with the lowest entry cost in the current inventory.
Mount Blanca Country: The fourth-highest peak in Colorado visible from your land daily. Summit access via Lake Como Road for mountaineers.
Great Sand Dunes Proximity: North America's tallest dunes 35-40 minutes away - a national park proximity premium built into every acre of southern Costilla County land.
Gold Medal Trout Country: Rio Grande Gold Medal reaches 30-40 minutes west. Brown trout over 20 inches in uncrowded, productive water.
GMU 83 Elk Hunting: Trinchera herd, OTC bull licenses, valley-floor basecamp for the fall seasons.
Dark Sky Colorado: Bortle Class 2-3 on the open San Luis Valley floor. The Milky Way is a nightly constant.
Zero-Cost Land Banking: $115.08/Year to hold a titled Colorado parcel at 7,602 feet near a 14er and a national park.
An Honest Deal: The road is disclosed. The title is clean. The price reflects the condition. No surprises.
Take Action - Titled Colorado Acreage, $498 Total To Start
What You Are Getting: 4.54 acres in the San Luis Valley Ranches of Costilla County, Colorado. Elevation 7,602 feet. ER zoning - no HOA, no mandatory dues. Legal access via Boulder Road. Annual taxes of $115.08. No back taxes, no liens. All four GPS corners confirmed. County road runs through the parcel dividing it into two physical sections - disclosed clearly; buyers should visit and verify before purchasing. Mount Blanca at 14,345 feet on the northern horizon. Great Sand Dunes 35-40 minutes away. Rio Grande Gold Medal trout within range. GMU 83 elk country. Bortle Class 2-3 dark skies. Off-grid solar paradise. Owner financing from $169 down - no credit check, no bank required.
Why This Is Priced Where It Is: The county road running through this parcel is the disclosed characteristic that accounts for the pricing. Clean title. ER zoning. Confirmed GPS corners. No back taxes. No liens. Legal road access. These are not negotiable facts - they are present. The road is also present. The price reflects all of it. Visit the property, walk both sections, and decide with full information.
Your Next Move: Drop 37.367805, -105.660514 into your Gps. Drive to Boulder Road. Walk both sections on either side of the road. See what the land looks like from ground level. Look north at Blanca Peak. Look west toward the San Juan range on the horizon. If the parcel works for your plans, contact us and make it yours.
100-Day No-Nonsense Guarantee
When you purchase this property and change your mind within 100 days of your down payment, let us know. We will either refund your principal payment or exchange it for another property in our inventory that better suits your needs. This guarantee allows you to secure the property confidently before visiting in person. On owner financing, we refund principal paid excluding fees (closing costs, doc fees, note maintenance fees, and taxes). Any late or missed payments during the guarantee period will automatically void the guarantee.
Mount Blanca on the horizon. $115 a year in taxes. The land is yours for $498.
Start living wild - your Colorado land begins today.
---
Note: Information presented in this listing is deemed accurate but not guaranteed. Buyers are advised to conduct their own due diligence and verify all details independently. Property is sold as-is where-is.
Annual Ownership Costs
Property Taxes: $115.08/Year (2025) - approximately $9.59/Month
HOA Fees: $0 - no HOA
Special Assessments: $0
Metro District Taxes: $0
Transfer Fees: $0
Mandatory Road Maintenance Fees: $0
Lot Maps & Attachments
Directions to Lot
Directions To Apn 70394860
San Luis Valley Ranches, Unit 24, Block 36, Lot 6
Boulder Rd, Blanca, CO 81123
GPS Center: 37.367805, -105.660514
Gps Corner Coordinates
Center: 37.367805, -105.660514
NW Corner: 37.368608, -105.659667
NE Corner: 37.367678, -105.659258
SE Corner: 37.367058, -105.661383
SW Corner: 37.367992, -105.661800
DIRECTIONS FROM BLANCA, CO (immediate vicinity)
1. From Blanca, CO head SOUTH on CO-159 or local roads into the San Luis Valley Ranches subdivision.
2. Navigate to Boulder Road (also known as Boulder Blvd per GIS map).
3. The parcel is accessed via Boulder Road - confirm parcel location using GPS: 37.367805, -105.660514.
4. Note: Internal access roads also include Longmont and Gypsum Ct per the DD report.
Note: A county road runs through this parcel dividing it into two physical sections. Walk both sections during your site visit to confirm the road position relative to your intended use.
DIRECTIONS FROM FORT GARLAND, CO (approx. 15 min)
1. Start at the intersection of US-160 and CO-159 in Fort Garland, Colorado.
2. Head SOUTH on CO-159 toward Blanca for approximately 9 miles.
3. In the Blanca area, navigate into the San Luis Valley Ranches subdivision toward Boulder Road.
4. Confirm arrival: GPS 37.367805, -105.660514.
Nearest fuel: Conoco in Blanca area - fuel up before entering subdivision roads. Subdivision roads are county-maintained dirt; standard passenger vehicle under dry conditions. High-clearance recommended after rain or snow.
More Lot Details
More Lots from Collin Pettet
5.1 AC : $15K- 5.7 AC : $10K
- 5.6 AC : $8.5K
- 0.2 AC : $9K
- 0.2 AC : $9K
- 5.3 AC : $19K
- 5.1 AC : $8.5K
- 1 AC : $8.5K
- 6.2 AC : $34.2K
- 1.6 AC : $9K
- 5.4 AC
- 0.2 AC : $9K
