Water Rights and River Nearby
San Luis, CO 81152
Costilla County, Colorado
Land Description
Owner Financing:
$384 down payment
$349 doc fee (1 time payment)
$184/Month for 72 Months
Discounted Cash Price: $10,384
Get ready to be amazed by this remarkable 5.1-Acre vacant lot nestled in the tranquil outskirts of San Luis, Colorado. Imagine waking up each morning surrounded by wide-open skies and breathtaking mountain views, with the peace and quiet you've always dreamed of. This property comes with valuable water rights, adding both security and flexibility to your plans-perfect for gardening, home construction, or a variety of agricultural uses. Accessing your new property is easy thanks to a well-maintained dirt road, making every visit smooth and stress-free. Just 1.5 miles from the sparkling Rio Grande River, this parcel offers endless opportunities for recreation, relaxation, and adventure. Whether you envision building a cozy cabin, cultivating a lush backyard garden, setting up your own private campground, parking your RV, or even installing a mobile home, this land is a blank canvas ready for your vision. With so much potential, you can finally create the retreat or investment property you've always wanted, all in a serene setting that feels worlds away from the hustle and bustle.
--Property Highlights--
Located on the peaceful outskirts of San Luis in Costilla County, Colorado, this property offers that classic “away from it all” feeling while still keeping you connected to small-town essentials. San Luis is the oldest town in Colorado, rich in culture and history, and your land sits just far enough outside of town to give you wide-open views, star-filled night skies, and a true sense of privacy. You'll enjoy easy drives into San Luis for groceries, fuel, and local services, yet when you return to your property, it's just you, the mountains on the horizon, and the quiet of the high desert. It's an ideal spot for a future homesite, a weekend getaway, or a long-term land investment in one of Colorado's most scenic and affordable rural areas.
-Water Rights: Valuable, transferable water rights included. This property doesn't just give you land - it gives you control over one of the most important resources in the West: water. The included water rights are legally recognized and can be transferred, adding real, tangible value to your investment. Whether you're planning a homestead, small farm, livestock operation, or simply want to secure long-term water access for future development, these rights give you options and flexibility that most properties simply don't offer. In many areas, water rights can be more valuable than the dirt itself, making this a rare opportunity to own land that's not only beautiful, but also better positioned for long-term growth, use, and resale potential.
-Access: Access to this property is a breeze, thanks to a well-maintained dirt road that leads directly to the land. You won't be fighting your way down rough trails or worrying about getting stuck after a rainstorm. The road is wide enough for regular vehicles, and it's consistently graded, making it easy for you, your family, or potential renters to come and go. Whether you're bringing in an RV, hauling building materials, or just driving out for a peaceful weekend, the reliable road access adds real convenience and long-term value to this property.
-Views: Enjoy sweeping panoramic mountain views that stretch all the way to the horizon, framed by wide-open skies that change character throughout the day. Mornings bring soft pastel sunrises over the ridgelines, while afternoons showcase crisp, clear vistas of distant peaks and rolling terrain. As the sun sets, the sky opens up into a dramatic canvas of color, and at night you're treated to an incredible display of stars, unobstructed by city lights. It's the kind of view that makes every moment outside feel peaceful, private, and just a little bit magical-perfect for a future homesite, a weekend retreat, or a long-term land investment you'll be proud to own.
-Nearby: Only 1.5 miles to the sparkling Rio Grande River Imagine owning land just a quick drive or an easy bike ride from one of the most iconic rivers in the Southwest. At only 1.5 miles away, the sparkling Rio Grande River becomes part of your everyday landscape-not just a place on the map. Spend your mornings fishing along the quiet banks, your afternoons kayaking or rafting its winding waters, and your evenings watching the sun set over the river valley. Whether you're looking for a peaceful retreat, a basecamp for outdoor adventure, or a unique long-term investment, having the Rio Grande so close adds real value, beauty, and enjoyment to your property.
-No HOA: Enjoy true freedom with zero HOA restrictions. That means no surprise fees, no strict rules about what color you can paint your home, and no board telling you what you can or can't do with your own land. You decide how to use your property-whether that's building a cabin, parking an RV, starting a garden, or simply holding it as an investment. With no homeowners association, you keep more control, more flexibility, and more peace of mind.
--Zoning Flexibility--
-Camp/RV: Enjoy the freedom to camp or park your RV on the property for up to 14 days during any 3-month period, giving you as many as 56 days each year to escape to your own private getaway. This flexible use is perfect for weekend trips, seasonal stays, or testing out the land before you build. Bring your RV, set up camp, relax under the stars, and then come back again next quarter-without the commitment of full-time living but with all the benefits of having your own spot to return to.
-Mobile Home: Permitted with county approval
-Minimum build: 600 sq ft - perfect for a tiny house, cozy cabin, or a comfortable small home. This size gives you plenty of flexibility: you can design a smart, efficient layout with one or two bedrooms, an open living area, and a functional kitchen and bath, without taking on the cost and maintenance of a large house. Whether you're dreaming of a minimalist tiny home retreat, a weekend getaway cabin, or a starter home you can expand over time, a 600 sq ft minimum keeps your options open while still protecting the character and value of the property.
-There is absolutely no time limit to build on this property. You can buy the land now, lock in your price, and then take your time deciding what you want to do with it. Build next year, in ten years, or never at all-it's completely up to you. This flexibility makes the property ideal whether you're planning a future dream home, a weekend cabin, or simply holding the land as a long-term investment. You won't be pressured by building deadlines, HOA construction schedules, or development requirements, so you can move at your own pace and build when it truly fits your life and budget.
--Convenience & Nearby Attractions--
-Gas/Groceries: Gas and groceries are conveniently located just 13 miles from the property, making everyday living simple and stress-free. Whether you're topping off the tank before a weekend adventure, grabbing last-minute ingredients for dinner, or stocking up on essentials for an extended stay, you'll appreciate having these key services within a short drive. It's close enough for quick trips, yet far enough that you still enjoy the peace, privacy, and open space that come with owning land away from the busy city.
-Hardware Store: A well-stocked hardware store is just 21 miles away, making it easy to tackle any project on your new property. Whether you're planning to build a cabin, set up fencing, install a driveway, or simply pick up a few tools and supplies, you won't have to travel far. From lumber and concrete to paint, plumbing, and electrical essentials, you'll have convenient access to everything you need to improve, customize, and maintain your land exactly the way you want it.
-Walmart: Walmart is conveniently located just 40 miles away, making it easy to handle all your major shopping and supply needs in a single trip. Whether you're stocking up on groceries, household essentials, tools, or outdoor gear for your new property, you'll have access to a full-service retail center within a reasonable drive. This balance of distance gives you the peace and quiet of rural land ownership, while still keeping big-box convenience close enough for regular runs and last-minute needs.
-Manassa: Llocated just 13 miles from this property, giving you quick and easy access to small-town conveniences while still enjoying plenty of peace and privacy on your own land. In Manassa, you'll find everyday essentials like groceries, fuel, and basic services, along with local dining and community events that give the area its friendly, down-to-earth charm. Being only a short drive away means you can run errands, attend local festivals, or connect with neighbors, then return to the quiet and open space of your property-striking a perfect balance between rural living and practical convenience.
-San Luis: Known as Colorado's oldest continuously inhabited town, sits just 19 miles from the property, giving you quick access to history, culture, and small-town charm. This historic community is famous for its traditional adobe architecture, peaceful rural atmosphere, and deep cultural roots that go back to the mid-1800s. A visit to San Luis feels like stepping into a living museum, where you can stroll quiet streets, explore local shops, and experience the Stations of the Cross Shrine overlooking the town. Whether you're picking up supplies, enjoying a local meal, or simply soaking in the rich heritage of the San Luis Valley, having this historic town less than a half-hour drive away adds both convenience and character to your land investment.
-Blanca: Located just 35 miles from the property, making it your closest go-to town for everyday needs and small-town charm. In about a half-hour drive, you can be in Blanca picking up groceries, grabbing a hot meal, or topping off your gas tank before heading back to your land. This short distance gives you the best of both worlds: peaceful, wide-open space on your own property, with convenient access to basic services, supplies, and a friendly local community whenever you need them.
-Alamosa: The primary gateway town to Great Sand Dunes National Park, sitting just about 38 miles from the park entrance. That's close enough for an easy day trip, yet far enough to enjoy a quieter small-town feel. From Alamosa, you can be on the dunes in under an hour, making it a convenient home base for exploring the tallest sand dunes in North America, hiking nearby trails, or enjoying the scenic drives of the San Luis Valley. With its grocery stores, restaurants, and lodging options, Alamosa offers the comforts and services you need while still keeping you right on the doorstep of one of Colorado's most unique natural wonders.
-Denver: A manageable 3.5 hours for big-city adventure Being just about 3.5 hours away, Denver gives you the best of both worlds: peaceful land to call your own, with easy access to big-city excitement whenever you want it. Spend the day exploring world-class restaurants, breweries, museums, and entertainment, then head back to the quiet, open skies of your property in the evening. It's close enough for a spontaneous weekend getaway, but far enough that you still enjoy true privacy and space. With Denver within comfortable driving distance, your land isn't just a place to live or invest-it's a launchpad for adventure, culture, and convenience.
--Nearby Attractions--
-Great Sand Dunes National Park: world-class hiking, sand sledding, and photography-plus some of the most surreal landscapes you'll ever see. Towering dunes rise up to 750 feet high, backed by snowcapped peaks and wide-open Colorado skies. Visitors hike along ridgelines of soft, golden sand, then race back down on sandboards and sleds like kids on a snow day. In the early morning and late evening, the light turns the dunes into a photographer's dream, with long shadows, rich colors, and endless compositions. For anyone who loves adventure, wide-open spaces, and unforgettable views, this is the kind of place that makes you start thinking, “What if I owned land near here?
-Sangre de Cristo Mountains: This rugged range offers endless opportunities for hiking, from gentle forest trails to challenging high-altitude climbs with jaw-dropping views. It's also a dream spot for camping, whether you prefer a quiet, secluded tent site under the stars or a base camp for days of exploration. Wildlife is everywhere-elk, deer, birds of prey, and smaller mountain critters all call this area home-so every outing feels like a nature documentary in real life. If you're looking for land that puts you right next to adventure, fresh mountain air, and unforgettable scenery, the Sangre de Cristo Mountains deliver in a big way.
-Joyful Journey Hot Springs: Relaxing soaks within easy reach Joyful Journey Hot Springs offers the kind of peaceful escape most people only daydream about, yet it's surprisingly easy to get to. Tucked into Colorado's scenic San Luis Valley, this intimate hot springs resort gives you front-row views of the Sangre de Cristo Mountains while you unwind in naturally heated mineral pools. The water is warm, soothing, and rich in minerals that help melt away stress after a long drive, a busy workweek, or a day of exploring nearby public lands. Whether you're planning a weekend getaway, scouting the area for your own future land purchase, or just passing through on a road trip, Joyful Journey is the perfect place to slow down, breathe deep, and imagine what it would feel like to have this kind of relaxation within easy reach of your own property.
-Historic Landmarks & Dining: Experience local Colorado charm in San Luis Discover the authentic heart of Colorado in San Luis, the state's oldest town, where history and flavor come together on every corner. Stroll past centuries-old adobe buildings, visit historic churches, and explore cultural landmarks that tell the story of the San Luis Valley's deep Hispanic and Native American roots. After a day of sightseeing, treat yourself to family-owned cafés and local restaurants serving classic New Mexican-inspired dishes, green chile specialties, and hearty comfort food made from recipes passed down through generations. In San Luis, you're not just grabbing a bite or snapping a photo-you're stepping into a living story, where every meal and every landmark reflects the rich heritage of this timeless Colorado community.
--Summary of Property Details--
Apn: 71560600
Size, Acres: 5.16
Gps Coordinates: 37.16563, -105.71466
County, State: Costilla County, Colorado
Closest Town: 13 miles to Manassa. 19 miles to San Luis. 35 miles to Blanca. 38 miles to Alamosa. 3.5 miles to Denver.
Zoning: Estate Residential
Subdivision: Rio Grande Ranches
HOA Fees: No HOA
Property Highlights: Situated in a peaceful area perfect for off-grid living, this property offers the rare advantage of water rights and is just 1.5 miles from the Rio Grande River. With easy access via a well-maintained dirt road, it delivers both privacy and added value.
Owner Financing: $384 down payment + One-time/non-refundable $349 doc fee, then $184/Month for 72 Months
There has never been a better time to buy land in Costilla County, Colorado. This region offers some of the most stunning natural landscapes in the state, with breathtaking mountain views, wide-open spaces, and clear blue skies. Land here remains affordable compared to other parts of Colorado, making it an excellent opportunity for both first-time buyers and seasoned investors. Whether you dream of building a peaceful retreat, starting a homestead, or simply holding land as a long-term investment, Costilla County provides the perfect setting. With a growing interest in rural living and outdoor recreation, the value of property in this area is expected to rise. Secure your piece of Colorado now and enjoy the freedom, privacy, and endless possibilities that come with owning land in this beautiful county.
Here at Lifetime Land Usa, our goal is to make land buying as simple as possible and we are there to walk you throughout the whole process.
- No credit check - you're automatically approved
- Everything is conveniently done electronically
- The whole land buying process usually takes 2-3 days
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Land Maps & Attachments
Directions to Land
From US Hwy at La Jara, CO head north on US Hwy 285 N for 0.5 miles.
Turn right onto CO-142 E/Main St and continue to follow CO-142 E for 14.7 miles.
Turn right onto Rio Grande Ave for 0.4 miles then turn left onto Russ Rd for 0.8 miles.
Turn right onto Adams Rd for 0.3 miles.
Property will be on the right.
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