Pending Contract
Listing Name: Fort Morgan
Get this property before its gone!
Size: 4.88
Discounted Cash Price: $3,995
Or you could get this property today for just $1,200!
Ask us how!
Usage: Residential
Location: Fort Morgan Rd (near Blanca/Alamosa)
Highlights
- Manufactured houses allowed
- Wide-open San Luis Valley skies with mountain scenery nearby
- Flat parcel not in flood zone
- Dirt-road access on Fort Morgan Rd
- Estate Residential zoning
Details
Own 4.88 acres of open San Luis Valley land on Fort Morgan Rd near Blanca, Colorado. This flat, brush-covered parcel sits in San Luis Valley Ranches Unit 21 with wide views toward Blanca Peak and the Sangre de Cristo Range.
The location keeps you close to the best of southern Colorado: Smith Reservoir State Wildlife Area, Fort Garland Museum, Great Sand Dunes National Park and Preserve, Zapata Falls, Colorado Gators, UFO Watchtower, and the Cumbres & Toltec Scenic Railroad are all realistic day-trip options from this part of Costilla County.
Estate Residential zoning points this parcel toward a home or 1976-or-newer manufactured/mobile home, subject to County permitting and recorded San Luis Valley Ranches CC&Rs. The approximately 325 ft x 650 ft lot shape gives you room to plan a future home site or hold a simple piece of high-country Colorado land.
Want this property? Call or text us at 520-445-3288 to ask about availability and getting started.
Road access to property
Great Sand Dunes National Park and Preserve, about 21 miles from the property.
Zapata Falls, a short hike south of Great Sand Dunes.
Blanca Peak and the Sangre de Cristo Range near the property.
Stats
APN: 70369010
Short-Term Rentals: County information indicates no local STVR regulation; state rules still apply
Account Number: R025195
Address / Location: Fort Morgan Rd, Blanca, CO 81123
GPS Center: 37.42375, -105.59480
County / State: Costilla County, Colorado
Acreage: 4.88 acres
Subdivision: San Luis Valley Ranches Unit 21
Lot / Block: Lot 6, Block 6
Legal Description: S.L.V.R. Unit 21 Blk 6 Lot 6
Zoning: Estate Residential (ER)
Terrain: Flat to gentle, brush-covered high-desert land
Elevation: Approximately 7,680 ft
Approximate Dimensions: 325 ft x 650 ft
Access: Dirt-road access via Fort Morgan Rd
Road Maintenance: County
Nearby Towns: Blanca 8.4 miles, Fort Garland 12.8 miles, Alamosa 20.2 miles
Closest Major City: Colorado Springs, Colorado, approximately 153 miles
Annual Property Taxes: $116.84 for 2025; taxes shown current through 2024
Water: Well or alternative water source needed
Sewer / Wastewater: No public sewer confirmed; approved private wastewater system needed
Electric: No visible nearby power poles; alternative power likely needed
Area Electric Provider: Xcel Energy is noted as the provider in the broader area
Gas: Propane likely needed
HOA / POA: No HOA or POA located; recorded CC&Rs apply
Manufactured / Mobile Homes: Allowed by County if 1976 or newer; permits and CC&Rs apply
Minimum Dwelling Size: County minimum is 600 sq ft; CC&Rs indicate 800 sq ft for one-story homes
RV / Camping: Limited temporary use; longer stays require permits and CC&R review
Disclosures
- All information is deemed reliable but not guaranteed. Buyer is responsible for verifying all facts that are important to their purchase, including (but not limited to) acreage, boundaries, access, utilities, zoning/land use, permits, HOA/covenants (if any), and buildability.
- Images and maps are for marketing/illustration only. Parcel boundary lines shown are approximate and not a survey.
- No representation is made that the property can be used for any particular purpose. Consult Costilla County officials and qualified professionals for definitive answers.
All information is deemed reliable but is not guaranteed. Buyer must perform independent due diligence before purchase.
Buyer should verify property boundaries, zoning, permitted uses, building requirements, access, utilities, taxes, association rules, title, environmental conditions, and all permits with the appropriate county, township, association, utility, and professional sources.
Seller and marketer are not providing legal, financial, engineering, surveying, zoning, environmental, or tax advice.
Availability, pricing, and financing terms are subject to change until a written purchase agreement is fully executed. Financing is subject to seller approval.
Buyer is responsible for verifying all information with the County as to what can and can’t be done with the property. Buyer will need to work with the County to obtain the proper permits if needed. Buyer will also need to confirm the availability of any utilities.
Common Buying Options
Cash and Same as Cash
Get the best pricing with the Discounted Cash price. This always results in the least total amount paid!
On some properties, we are also able to offer the cash price with no interest if you are able to fully complete the purchase in 6 months or less. For this to work, we ask for 50% of the total cash price up front, and then you’ll have the following 5 months to pay the remaining 50% in whichever fashion works best for you (2 payments of 25% each, 5 payments of 10% each, 2 payments of 20% each and 1 of 10%, etc). The funds are held in escrow by a state licensed Title Agency until closing, so everyone is secure. Title will close the sale once the total purchase price has been paid.
Financing
Yes! WE DO offer seller financing!
Keep in mind that we are a small family business, we don’t pull a credit report and we don’t charge any origination or early payment fees… so we need to charge a somewhat higher interest rate and cannot offer the discounted cash price on seller financed sales. Our annual interest rate varies, but if you have other sources of financing we encourage you to investigate those options first because if you can bring outside financing, that will allow you to take advantage of the discounted cash price!
The down payment amount for most properties has been established at a level that allows for a traditional close – you will own the property at closing! The future monthly payments are secured by a Mortgage or Deed of Trust, depending on the state the property is in.
If the down payment required for a traditional close is a problem, on select properties we also offer a lease purchase option with a much lower up front cost. With this option, you don’t immediately own the property. However you will have the right to access and use it as vacant land, and you will be building credit monthly towards its eventual purchase.
The monthly payment amount and the number of payments are negotiable in either case! It will basically depend on how long will you need to complete the payoff.
Note that not all options are available on all properties.
Give us a call to find the terms that work best for you!
Option 1: Low Upfront Payment + Low Monthly, but longest terms (No rush! Get it done when you can, with a higher total amount paid)
Option 2: Low Upfront Payment + High Monthly, for mid duration terms (Get it done at a comfortable pace, with moderate total amount paid)
Option 3: High Upfront Payment + Mid Monthly, but shortest terms! (Get it done and over with quickly, with less total amount paid)