Listing Name: Road West
Flat 5-Acre San Luis Valley Land Near Mountain Recreation!
Size: 5.00 acres
Discounted Cash Price: $3,995
Or you could get this property today for just $1,200!
Ask us how!
Usage: Residential
Location: Near San Luis and Blanca
Highlights
- Flat to gentle terrain
- Road access from Road West (aka S 2nd St, aka County Road 80.5)
- Mount Blanca Valley Ranches
- Near San Luis and Blanca
- Reservoir recreation nearby
- Great Sand Dunes day trip
Details
This 5-acre Costilla County parcel sits in Mount Blanca Valley Ranches, close to San Luis, Blanca, Fort Garland, and Alamosa. The setting is simple and open: flat-to-gentle San Luis Valley terrain, road access from Road West (also known as S 2nd St), and a rural land pattern that is easy to understand before you start planning.
For a buyer planning ahead, the best-supported land-use framework is Estate Residential, subject to Costilla County Planning and Zoning confirmation. That framework supports a single-family residential path, with manufactured or mobile-home possibilities handled through county review, permit, age, hookup, and utility requirements.
The surrounding area adds the Colorado story: San Luis and the Stations of the Cross Shrine, Fort Garland history, nearby CPW reservoirs for fishing, camping, hunting, and nature viewing, and Great Sand Dunes National Park and Preserve as a regional day trip.
Call or text 520-445-3288 to ask questions, check availability, or take the next step.
Blanca Peak, a major mountain landmark in the broader San Luis Valley region. Photo: Meniscus~commonswiki, CC BY-SA 3.0 / GFDL options.
Smith Reservoir / Smith Dam in Costilla County, representing nearby reservoir recreation. Photo: Jeffrey Beall, CC BY-SA 4.0.
Great Sand Dunes National Park and Preserve, a regional day-trip attraction from the San Luis Valley. NPS Photo/M. Reed, public domain; no National Park Service endorsement implied.
Stats
County / State: Costilla County, Colorado
Acreage: 5.00 acres
Subdivision: Mount Blanca Valley Ranches
Situs Address: Currently unassigned
Nearest Road / Access: S 2nd St at the north edge; buyer to verify access and road labels
GPS Coordinates: 37.282348, -105.495469
Zoning / Land-Use Framework: Best-supported as Estate Residential under county subdivision rules, subject to county verification
Potential Residential Path: Single-family dwelling listed for Administrative review; manufactured/mobile homes require county review, permits, age requirements, hookups, utilities, and approvals
Terrain: Flat to gentle; slope analysis shows all buildable area
Flood Zone: No flood zone or wetlands mapped in the area; buyer to verify if material
Annual Property Tax: $79.04 for the 2025 completed tax year; buyer to verify current taxes
HOA / POA: Fee shown as $0; buyer to verify association status, dues, amenities, and restrictions
Utilities: No verified water, sewer, gas, or electric hookups; buyer to verify power, well/cistern, septic/OWTS, extension costs, and permits
Natural Gas: Costilla County is not served by natural gas
Nearby Towns: Approx. straight-line distances: San Luis 7 mi, Blanca 11 mi, Fort Garland 11 mi, Alamosa 24 mi
Nearby Recreation: Approx. straight-line distances: Smith Reservoir SWA 8 mi, Mountain Home Reservoir SWA 10 mi, Sanchez Reservoir SWA 12 mi, Great Sand Dunes visitor-center area 31 mi
Disclosures
Parcel-level zoning is blank in the parcel and assessor sources. Estate Residential is the best-supported classification from county subdivision rules, but buyers should confirm the zoning classification and all intended uses with Costilla County Planning and Zoning.
Utility availability, extension costs, water source, septic/OWTS feasibility, permits, and all development requirements must be independently verified. Natural gas service should not be assumed in Costilla County.
RV and camping use is limited and permit-dependent. Do not assume unrestricted RV living, long-term camping, or vacation-residence use without county confirmation.
Manufactured or mobile homes may require county review, a 1976-or-newer home, hookup permits, utilities, and other approvals before placement or occupancy.
Road labels vary across source materials, so buyers should verify the final road name, legal access, boundaries, and any private restrictions that matter to their plans.
Floodplain, wetlands, buildability, association status, dues, restrictions, and current taxes should be verified by the buyer before purchase.
Seller is offering to assign seller’s equitable interest in this real property, in compliance with C.R.S. § 4-2-210.
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)