Own 5 Acres Blanca CO 189 MO
Blanca, CO 81123
Costilla County, Colorado
Land Description
Land Description
You have been renting long enough.
Every month you write a check, you are building someone else's equity, funding someone else's dream, and paying for the privilege of rules you did not make and walls that are not yours. This 5.19-Acre parcel on Estrella Road in Costilla County, Colorado offers a different path. No landlord. No lease. No permission required to camp on your own ground, park your rig, or stay the weekend without counting the clock.
This is 5.19 acres of flat, buildable Colorado land in one of the most affordable counties in the state - and you can own it for $169 down.
The parcel sits in San Luis Valley Ranches, Unit 20, at 7,650 feet above sea level in the wide-open San Luis Valley. The terrain is flat and cleared, with native brush on a 330 x 680 foot rectangle of Colorado ground that is already zoned Estate Residential and ready to receive your plans. Power poles are visible along the north side of Estrella Road, meaning a grid connection is closer here than on many comparable properties in the valley. The county maintains Estrella Road. You can access your land year-round.
To the west, Great Sand Dunes National Park and Preserve - home to the tallest dunes in North America - sits just 22 minutes away. Smith Reservoir State Wildlife Area, one of the best fishing and waterfowl hunting destinations in southern Colorado, is just 13 minutes down the road. Zapata Falls, the hidden waterfall tucked into the Sangre de Cristo foothills, is 26 minutes away. The historic Fort Garland Museum and Cultural Center is 16 minutes east. Alamosa, the regional hub of the San Luis Valley with full grocery, dining, hospital, and shopping, is 21 minutes west.
This is not raw land in the middle of nowhere. This is an established subdivision with county-maintained roads, legal access, and a zoning framework that gives you real flexibility - build a house, bring a manufactured home, park your RV during construction, invite the family to camp. And you can step into ownership today for less than the cost of a single month's rent in most American cities.
Owner financing is available with no credit check required.
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Property Specifications
- Parcel Number (Apn): 70362840
- Account Number: R024573
- Subdivision: San Luis Valley Ranches, Unit 20, Block 27, Lot 5
- Legal Description: S.L.V.R. Unit 20 Blk 27 Lot 5
- Property Address: Estrella Rd, Blanca, CO 81123
- County: Costilla County, Colorado
- Acreage: 5.19 acres
- Lot Dimensions: 330 ft x 680 ft
- Shape: Rectangle
- Terrain: Flat, Cleared, Brush
- Elevation: Approximately 7,650 feet above sea level
- GPS Coordinates (Center): 37.44225, -105.60835
- GPS Corners: NE 37.4431, -105.6076 | SE 37.4413, -105.6079 | SW 37.4414, -105.6091 | NW 37.4432, -105.6088
- Road Access: Estrella Rd (dirt, county-maintained)
- Flood Zone: Zone C - above the 500-Year floodplain (no flood insurance required)
- Wetlands: None present
- HOA: None
- HOA Dues: $0.00
- Annual Property Taxes: $116.84
- Zoning: Estate Residential (Er)
- School District: Sierra Grande School District R-30
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Zoning and Permitted Uses
This parcel is zoned Estate Residential (Er) under Costilla County regulations, one of the most flexible rural residential zoning designations in southern Colorado. Here is what the zoning allows:
Single Family Dwelling: You may build a permanent site-built home on this parcel. The county issues building permits valid for one year from issuance, with the option to extend with approval.
Manufactured and Mobile Homes: Manufactured homes are permitted with proper placement and utility access. Homes manufactured after 1976 are eligible. This opens the door to affordable move-in options that would never be allowed in an HOA-Governed community.
Minimum Dwelling Size: Per county regulations, the minimum dwelling size is 600 square feet. The subdivision Cc&Rs set a minimum of 800 square feet, so plan accordingly when sizing your structure.
Camping: You may camp on this property for up to 14 days every three months without a septic system in place. This means you can begin enjoying your land immediately - camping, stargazing, weekend stays - while you plan and execute your long-term build.
RV Parking and Use: RVs are permitted on the property for the same 14-day window every three months without septic. Once a septic system is installed, extended stays become practical, and the property transforms into a permanent base of operations.
Short-Term Rentals: Short-term vacation rentals are permitted under county regulations, subject to Colorado state guidelines. This creates a potential income option for owners who may not be using the land year-round.
No HOA: There is no homeowners association governing this property. No approval committees, no architectural review boards, no dues, no fines. Your land, your rules - within the county framework.
Building permits are obtained through Costilla County Planning and Zoning at.
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Utility Infrastructure
Water: This parcel requires a well for water supply. Costilla County has an established process for domestic well permits. Contact a licensed Colorado well driller for site-specific depth estimates and costs for this area of Unit 20. The San Luis Valley sits atop significant underground aquifer systems that have served the region's agricultural and residential needs for generations.
Sewer/Septic: A septic system with leach field is required for full-time or permanent residential use. Contact the Costilla County Health Officer in San Luis for permit requirements prior to installation. Many landowners in this area install a simple tank-and-field system as a first step toward buildable status.
Electric: Power poles are visible on the north side of Estrella Road. To bring power to your parcel, contact Xcel Energy at to assess line extension costs. Alternatively, solar and wind energy systems are highly practical at this elevation and latitude - the San Luis Valley receives over 340 days of sunshine annually, making off-grid solar systems among the most cost-effective in Colorado.
Propane: For heating and cooking, contact A-1 High Valley Propane at for service in this area.
Waste Removal: Private hauler service is available through G T Trash Services at.
Internet and Communications: Satellite internet including Starlink provides high-speed broadband connectivity at this location. The San Luis Valley's open skies and low obstruction terrain make satellite service especially reliable here, supporting full-time remote work, streaming, and video communication with no dead zones.
Cell Service: Service varies by carrier in this area of Costilla County. Satellite communication remains the most dependable backup for remote property owners.
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The San Luis Valley: America's Most Spectacular High-Desert Basin
Your property occupies a position in one of the most geographically remarkable landscapes in North America. The San Luis Valley stretches across 8,000 square miles at elevations between 7,500 and 8,000 feet, making it the world's largest high-altitude valley. Bounded by the Sangre de Cristo Mountains to the east and the San Juan Mountains to the west, this vast high-desert basin creates a living environment that combines dramatic scenery, clean air, abundant sunshine, and genuine open space.
At 7,650 feet elevation, this property sits above the inversion layers that trap smog and particulate matter in lower valleys. The air here tests among the cleanest in the continental United States. The combination of altitude and low humidity accelerates sun exposure for solar generation, creates comfortable summer temperatures that rarely exceed the mid-80s, and delivers four full seasons of distinctly Colorado weather without the extremes of higher-elevation mountain properties.
The San Luis Valley averages more than 340 days of sunshine per year. Summers are mild with low humidity, cool evenings, and occasional afternoon thunderstorms typical of the high desert. Fall arrives early with brilliant color and crisp mornings. Winter brings occasional snow and cold temperatures, but the valley floor's relatively low elevation compared to mountain communities means roads typically clear quickly and access is maintained year-round. Spring transitions fast, and by April the valley is greening up and outdoor recreation windows are wide open.
The geography here produces some of the darkest skies in the continental United States. Great Sand Dunes National Park and Preserve holds International Dark Sky Park designation, and the light pollution levels across the surrounding valley floor are among the lowest in Colorado. You can observe the Milky Way without optical equipment and follow the arc of the galaxy across the sky on any clear night - which in the San Luis Valley means most nights of the year.
Costilla County itself encompasses approximately 1,227 square miles with a population of around 3,500 residents, giving it a density of fewer than three people per square mile. This is genuine elbow room. Your neighbors are few, your horizon is unobstructed, and the pace of life reflects a community where families have ranched and farmed the same ground for generations.
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Blanca and the Eastern San Luis Valley
Your property sits approximately 8 miles from the town of Blanca, a small but well-positioned community at the junction of Us-160 and Co-159. Blanca serves as the practical gateway for eastern San Luis Valley Ranches properties and provides essential services including:
- Basic supplies, fuel, and a local market
- Us-160 access connecting east to Fort Garland (12.7 miles) and west to Alamosa (16.5 miles)
- Co-159 access running north and south through Costilla County
- A community character shaped by Colorado's agricultural traditions and the Hispanic heritage of the San Luis Valley
Fort Garland, just 15 minutes east at 12.7 miles, adds a Conoco fuel station, additional services, and the Fort Garland Museum and Cultural Center - one of the best small-town Western heritage museums in Colorado, preserving the history of the U.S. Army's frontier presence and the multicultural history of the region.
Alamosa, 21 minutes west at 16.5 miles, is the San Luis Valley's full-service hub. Adams State University, SLV Health Regional Medical Center, a full retail corridor, diverse dining options, and Colorado's main gateway services are all accessible within a half-hour drive. Alamosa also serves as the departure point for the popular Rio Grande Scenic Railroad, which runs seasonal passenger service through the valley.
Colorado Springs, the closest major city, sits approximately 2 hours and 33 minutes northeast via Us-160 and I-25. Denver is reachable in roughly 3.5 hours. Albuquerque, New Mexico is approximately 3.5 hours to the southwest.
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Great Sand Dunes National Park and Preserve: Your Backyard National Park
At 22 minutes (21.2 miles) to the west, Great Sand Dunes National Park and Preserve is the most dramatic natural landmark accessible from your property. This is not a typical national park experience.
The dunes rise over 700 feet above the valley floor, making them the tallest sand dunes in North America. They cover more than 19,000 acres and create a surreal landscape where high-desert scenery meets alpine mountains in a geological setting that began forming approximately 440,000 years ago. The park encompasses not just the dunes themselves but a full mosaic of ecosystems: grasslands, wetlands, forests, alpine lakes, and tundra - ranging in elevation from 7,520 feet at the valley floor to 13,604 feet at Tijeras Peak.
Activities at the park include sand sledding and sandboarding on the dunes year-round, hiking to the summit of High Dune for a 650-Foot elevation gain through sand, backcountry camping with a free permit in the dunefield, 4WD exploration of Medano Pass Primitive Road, and ranger-led astronomy programs during the summer months. Medano Creek, which flows seasonally between May and July at the base of the dunes, creates a beach-like wading experience that draws families from across the region.
The park carries International Dark Sky designation and hosts special astronomy programming from May through September. For a property owner living just 22 minutes away, this is essentially your local park - accessible for weekday morning hikes, evening sandboarding sessions, or overnight stargazing trips without the crowds that hit the park during peak summer weekends.
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Smith Reservoir State Wildlife Area: World-Class Fishing and Waterfowl
Smith Reservoir State Wildlife Area lies just 13 minutes from your property (8.4 miles) and represents one of the genuinely underappreciated outdoor assets of the San Luis Valley. The 278-Acre wildlife area centers on Smith Reservoir, a 14,058 acre-foot lake at 7,716 feet elevation created in 1914 by the construction of Smith Dam, which impounds Sangre de Cristo Creek, Trinchera Creek, and several smaller waterways.
Fishing: The reservoir supports rainbow trout and other species. Ice fishing is popular when the water freezes in winter, extending the angling season year-round. The open water season draws fly fishers, bait anglers, and kayak fishers who take advantage of two boat ramps on the southwest shore.
Waterfowl Hunting: Smith Reservoir is recognized as one of the best waterfowl hunting destinations in southern Colorado. The area draws ducks, geese, and a remarkable variety of shorebird species during migration seasons. Birders regularly identify terns, gulls, hawks, herons, and rare vagrant species - more shorebird diversity has been documented here than anywhere else in Costilla County.
Primitive Camping: Three designated dispersed camping areas along the reservoir shoreline are available for visitors with a valid Colorado hunting or fishing license or State Wildlife Area pass. Sites accommodate both tents and larger RVs. The camping is free with the appropriate pass and is first-come, first-served.
The backdrop of Mount Blanca visible across the reservoir water to the north creates one of the most scenic camping views in southern Colorado, with the Sangre de Cristo Range rising from the valley floor behind the shoreline.
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Zapata Falls: The Valley's Hidden Waterfall
Zapata Falls sits 26 minutes from your property (19.5 miles) along the base of the Sangre de Cristo Mountains west of Great Sand Dunes National Park. The falls are hidden inside a narrow canyon slot accessible via a short hike - roughly 0.4 miles from the trailhead parking area - that ends with a wade through a cold stream in a rock passage before revealing the falls thundering inside the canyon.
The Zapata Falls Recreation Area offers the falls hike plus expanded views of the San Luis Valley from elevated trailhead parking, making it a favorite for visitors who want more physical engagement than the flat dune walking at the national park. The falls are accessible from spring through fall, with early summer producing the highest flows from snowmelt.
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Fort Garland Museum and Cultural Center: Living History
The Fort Garland Museum and Cultural Center at 29477 Co-159, Fort Garland, just 16 minutes east, preserves the history of one of the U.S. Army's frontier outposts and the rich multicultural heritage of the San Luis Valley. Fort Garland was commanded by the legendary frontiersman Kit Carson from 1866 to 1867. The museum features original adobe fort buildings, period military equipment, Hispanic cultural exhibits, and rotating collections covering four centuries of history in the San Luis Valley.
For owners who bring family to the property or who plan to incorporate cultural experiences into a rural retreat lifestyle, the Fort Garland museum offers a genuinely educational half-day excursion.
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Wildlife, Hunting, and Outdoor Recreation
Costilla County and the surrounding San Luis Valley provide exceptional wildlife habitat and hunting opportunity across millions of acres of public land, state wildlife areas, and open range.
Pronghorn Antelope: The San Luis Valley floor supports one of Colorado's largest pronghorn antelope populations. These fast-moving animals are frequently visible from the highway and county roads in the Estrella Road area, particularly in the early morning and late afternoon.
Mule Deer: Mule deer inhabit the brushy areas throughout the valley floor and move regularly between the lower valley and the foothills of the Sangre de Cristo Range. The flat terrain and brushy cover of San Luis Valley Ranches Unit 20 provides foraging habitat close to your property.
Elk: Elk herds use the broader Costilla County region seasonally, with larger concentrations moving to lower elevations during late fall and winter. Colorado Parks and Wildlife manages elk hunting seasons across Costilla County's Game Management Units.
Waterfowl: Smith Reservoir's proximity makes it one of the most practical waterfowl hunting access points in the immediate area. The reservoir draws nearly every waterfowl species native to Colorado during migration, and the irrigated fields surrounding the San Luis Valley provide additional concentrated hunting opportunity.
Upland Birds: The brushy terrain of the San Luis Valley Ranches provides habitat for mourning doves and other upland game birds. The sage and grassland transition zones between the valley floor and the foothills add additional hunting variety.
Raptors and Eagles: The open skies over the San Luis Valley are among the best raptor-watching environments in Colorado. Red-tailed hawks, Swainson's hawks, American kestrels, northern harriers, and golden eagles are regularly observed hunting the valley floor. Ferruginous hawks - the largest hawk in North America - are documented in the Costilla County area with some regularity.
Stargazing and Astronomy: The valley's dark skies and low light pollution create exceptional amateur astronomy conditions. The Bortle Class 2-3 darkness across the rural San Luis Valley floor allows observation of the Milky Way core, nebulae, star clusters, and deep sky objects with binoculars or a small telescope. The International Dark Sky Park designation at Great Sand Dunes confirms the quality of the darkness conditions in this part of Colorado.
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Costilla County: Colorado's Most Affordable Rural County
Costilla County consistently ranks among the most affordable rural counties in Colorado for land ownership, with property taxes that reflect genuine rural land values rather than the inflated assessments common in resort and front-range counties.
Annual taxes on this 5.19-Acre parcel are $116.84 - approximately $9.74 per month. Over a 30-year period, your total tax obligation at this rate would be approximately $3,505. Compare that to a single month's property tax in a Colorado Springs or Denver suburb, and the math of owning rural Costilla County land becomes immediately clear.
No HOA fees. No special district assessments. No mandatory water/sewer tap fees. The only annual cost beyond a mortgage-free ownership scenario is the property tax itself.
Costilla County operates as a traditional rural Colorado county with a history rooted in the Spanish land grant era of the mid-1800s. San Luis, the county seat, is Colorado's oldest continuously occupied town, founded in 1851. The county's heritage - Spanish colonial, Native American, and Anglo-American frontier traditions layered across four centuries - gives it a cultural depth that most generic rural counties simply do not have.
County services include maintained dirt roads (Estrella Road is county-maintained), planning and zoning administration at , and a county assessor, treasurer, and recorder all reachable at through. The county website is Perspective: Why Land in the San Luis Valley Keeps Moving
Colorado land markets have maintained their trajectory across multiple economic cycles. Costilla County, specifically, has drawn growing buyer interest from remote workers seeking affordable rural alternatives to overpriced front-range communities, retirees stretched out of California and Texas looking for Colorado land they can actually afford, and investors who recognize the combination of low carrying costs, no HOA encumbrances, and durable recreational demand.
At $116.84 per year in property taxes, this parcel has among the lowest annual carrying costs of any buildable residential lot in Colorado. The investment case does not require rapid appreciation - the math works simply from holding costs alone.
Comparable lots in Costilla County's San Luis Valley Ranches subdivision have been trading in the $5,000 to $12,000 range depending on location, road access, and seller terms. This listing is priced at $8,999 cash, with owner financing available for as little as $169 per month. The combination of established subdivision infrastructure (surveyed lots, county-maintained roads, legal access), Estate Residential zoning, proximity to Great Sand Dunes National Park, and low carrying costs creates a durable value floor that straightforward rural vacant land elsewhere cannot match.
Land does not generate rent. Land does not throw off cash flow. But land in Colorado at $9.74 per month in holding costs, with a national park 22 minutes away and a state wildlife area 13 minutes away, in a county that will not assess you into insolvency - that is a different kind of asset than a money-market account. It is a place you can stand.
Exit Strategies: Buyers of rural Colorado lots in established subdivisions typically hold, build, or resell to the next buyer attracted by identical factors. The depth of the owner-financed land market in Costilla County means your buyer pool, should you choose to sell, is wide. You are not competing with institutional sellers - you are holding a tangible, finite piece of Colorado with recreational, residential, and investment appeal.
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Why This Property for Remote Workers and Off-Grid Lifestyle Seekers
The remote work revolution permanently expanded the geographic range of where professionals can live and work. If your employer does not require daily office presence, there is no longer a compelling reason to pay front-range or coastal rent prices when Colorado's rural counties offer this alternative.
Starlink satellite internet delivers 100-200 Mbps download speeds at this location, sufficient for video conferencing, cloud collaboration, large file transfers, and streaming simultaneously. The open sky access from a flat San Luis Valley parcel is ideal for Starlink dish installation - no tree cover, no canyon obstruction, direct northern sky view.
No HOA means no rules about home office equipment visible from the exterior, no restrictions on the number of vehicles, no prohibition on business use of the property, and no committee to approve your plans. The estate residential zoning framework is set by Costilla County - the same authority that maintains your road and records your deed - not by a private association.
The climate is conducive to year-round productivity. The 340+ sunny days per year mean your solar array generates reliably through winter. Summers stay comfortably in the 70s and low 80s during working hours. The relative isolation of the San Luis Valley floor - wide open, low traffic, no urban pressure - creates an environment where focus comes naturally.
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Purchase Options
This parcel is offered at three entry points. All options convey ownership via recorded Warranty Deed after closing.
Cash Purchase
Sale Price: $8,999
Down Payment: $500
Documentation Fee: $249
Total Due Today: $749
Recording: Warranty Deed recorded after closing
Super Saver Financing - 3-Year Plan (Best Value)
Monthly Payment: $308.74/Month
Loan Term: 30 months
Down Payment: $299
Documentation Fee: $249
Total Due Today: $548
No credit check required
No prepayment penalty
Easy Financing - 6-Year Plan
Monthly Payment: $189/Month
Loan Term: 72 months
Down Payment: $169
Documentation Fee: $249
Total Due Today: $418
No credit check required
No prepayment penalty
All financing options are owner-financed directly. There is no bank, no mortgage broker, no credit bureau, and no approval committee between you and your land. You are approved when you choose to proceed.
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100-Day No-Nonsense Guarantee
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 lets you secure the property confidently before visiting in person.
On owner financing, we refund principal paid, excluding fees (closing costs, documentation fees, note maintenance fees, and taxes). Any late or missed payments during the guarantee period will automatically void the guarantee.
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Annual Ownership Cost Summary
Property taxes: $116.84 per year ($9.74/Month)
HOA fees: $0
Special assessments: None
Mandatory improvements: None
Time limit to build: No (permits are valid 1 year from issuance and renewable)
The cost of owning this land outright - after the cash purchase price - is $9.74 per month. You are not required to build anything. You are not required to improve the land. You are not required to maintain membership in any organization. You own the land and it is yours until you decide otherwise.
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Property Details at a Glance
Property ID: 1091
Apn: 70362840
Address: Estrella Rd, Blanca, CO 81123
County: Costilla, Colorado
Subdivision: San Luis Valley Ranches, Unit 20
Lot: Block 27, Lot 5
Acreage: 5.19 acres
Dimensions: 330 ft x 680 ft
Shape: Rectangle
Terrain: Flat, Cleared, Brush
Elevation: 7,650 ft above sea level
Flood Zone: C - above the 500-Year floodplain
Wetlands: None
Road: Estrella Rd - dirt, county-maintained
Zoning: Estate Residential (Er)
HOA: None
Annual Taxes: $116.84
Back Taxes: None
Tax Liens: None
Power: Poles visible north of Estrella Rd (Xcel Energy: )
Water: Well required
Sewer: Septic required
Internet: Starlink satellite recommended
GPS Center: 37.44225, -105.60835
Cash Price: $8,999
Super Saver: $308.74/Mo - $299 down + $249 doc $548 today
Easy Finance: $189/Mo - $169 down + $249 doc $418 today
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Contact us today to reserve this parcel. The San Luis Valley is a finite resource, and land at this price point - with access to a national park, a state wildlife area, and county-maintained road frontage - does not sit long.
Disclaimer: Information is deemed reliable but not guaranteed. Buyers are encouraged to conduct independent due diligence prior to purchase.
Land Maps & Attachments
Directions to Land
Directions To Property
APN 70362840 | Estrella Rd, Blanca, CO 81123
San Luis Valley Ranches, Unit 20, Block 27, Lot 5
GPS Center: 37.44225, -105.60835
Primary Starting Point: Alamosa, Colorado
(Regional hub - full services, airport, hospital)
1. From Alamosa, head east on US-160 East.
2. Continue approximately 16 miles east through the San Luis Valley.
3. Pass through the small community of Blanca.
4. Continue east on US-160 approximately 0.5 miles past Blanca.
5. Turn right (south) onto Estrella Rd (dirt road).
6. The property is along Estrella Rd. Watch for your GPS coordinates: 37.44225, -105.60835.
Approximate travel time: 21 minutes (16.5 miles from Alamosa)
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Secondary Starting Point: Blanca, Colorado
(Nearest small town - 10 min / 8.2 miles)
1. From Blanca, head east on US-160 East approximately 0.5 miles.
2. Turn right (south) onto Estrella Rd.
3. The property is along Estrella Rd. Use GPS: 37.44225, -105.60835.
Approximate travel time: 10 minutes (8.2 miles)
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Secondary Starting Point: Fort Garland, Colorado
(15 min / 12.7 miles - fuel and services available)
1. From Fort Garland, head west on US-160 West.
2. Continue approximately 12 miles west toward Blanca.
3. Shortly before or at Blanca, turn left (south) onto Estrella Rd.
4. Proceed south along Estrella Rd to GPS: 37.44225, -105.60835.
Approximate travel time: 15 minutes (12.7 miles)
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Secondary Starting Point: Colorado Springs, Colorado
(Closest major city - 2 hr 33 min / 153 miles)
1. From Colorado Springs, head south on I-25 South.
2. Take exit 52 toward Walsenburg / US-160 West.
3. Head west on US-160 West through Walsenburg, La Veta, and over La Veta Pass.
4. Continue west through Fort Garland (approximately 1 hour 45 min from Colorado Springs).
5. Continue west on US-160 approximately 12 miles past Fort Garland toward Blanca.
6. Turn left (south) onto Estrella Rd.
7. Proceed to GPS: 37.44225, -105.60835.
Approximate travel time: 2 hours 33 minutes (153 miles)
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NOTE: Estrella Rd is a maintained county dirt road. Standard vehicles are typically adequate under normal dry conditions. A high-clearance vehicle is recommended for wet or snow conditions. The property is accessed from the south side of US-160 via Estrella Rd.
Note from DD report: Railroad tracks run parallel to Estrella Rd just north of the property.
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