Your Base Camp, Your Rules
San Luis, CO 81152
Costilla County, Colorado
Land Description
Owner Financing:
- $305 down (plus the $249 non refundable doc fee)
- $305 down $304.17/Mo for 60 months (plus prorated taxes and note maintenance fee)
The Trip You Keep Planning Deserves a Home Base
You have done this enough times to know the difference between a good trip and a great one. The great ones are not the ones where everything goes perfectly. They are the ones where you do not have to answer to anyone. No checkout time. No permit window closing on you. No ranger telling you the trailhead is full and to try again tomorrow.
The great ones are the ones where you already have a place.
This 1.06-Acre lot on Ridgeway Drive in San Luis, Colorado is not a vacation rental. It is not a campground with numbered spots and a host checking in on you. It is land - yours, outright - sitting at the edge of one of the most untouched and overlooked corners of the American West.
And if you have been dreaming about having a home base for your hunts, your overland routes, your long weekends where you disappear and nobody needs to know exactly where you went - this is the conversation worth having.
What This Part of Colorado Does to You
Southern Costilla County does not make headlines. That is part of why it works.
The Sangre de Cristo range rises to the west like a wall - dramatic, permanent, and the kind of view that earns its own silence. The elevation here brings big sky and cold, clear nights that make a fire feel like it actually means something. The air smells like open land. On a still morning, you can hear nothing at all.
That is not an accident. This is one of the least populated counties in Colorado. There are no ski towns here. No boutique hotels. No crowds spilling into your line of sight. What is here is the land, the mountains, the sky, and the kind of space that serious outdoor people have always been willing to drive a few extra hours to reach.
Four miles from Sanchez Reservoir - and that distance matters more than it sounds. Reservoir-adjacent land in southern Colorado does not come up often at any price, and when it does, it moves. The fishing here is the kind you can plan your whole morning around and not feel like you wasted it. The water is close enough to be part of your routine, not a day trip you have to plan around. Ten miles from San Luis - the oldest continuously occupied town in Colorado - when you need to resupply or grab a meal before heading back out. Surrounding public land gives you room to extend your range well beyond the property line, whether you are on foot, on a bike, or in a rig.
This proximity is a real part of what you are buying. It is priced accordingly - and for the right buyer, it is worth every dollar.
1.06 Acres in Costilla County: What That Actually Means
An acre is not always an acre. In a subdivision outside a growing city, it is a yard. In Costilla County, Colorado, it is a basecamp footprint with open horizon in every direction.
You have enough room here to set up the way you want to set up. A place to park the truck or the overland rig between runs. Room to come in late after a long day in the field and not have neighbors fifteen feet away wondering what time you got back. Room to organize gear the way people who actually use their gear need to organize it - spread out, accessible, and on your schedule.
There is no HOA watching what you do with the land. No deed restrictions telling you what the place has to look like or how long you can stay. No one sending you letters about the equipment parked out front. You decide what this property becomes and when. That kind of ownership is genuinely rare, even in rural Colorado.
The terrain is gently rolling, with scattered junipers that break the wind without boxing you in. Dirt road access - easy enough to reach without drama, remote enough to feel like you actually went somewhere. No utilities run to the property, and for the right buyer, that is not a limitation. That is the setup. Off-grid land Colorado buyers have been looking for - ready to be set up however you see fit.
The sky at night here is another category entirely. At this elevation, the stars are not a backdrop. They are the whole show. If you have spent enough nights in the backcountry to know what that looks like, you already understand.
The Numbers Are Straightforward
Cash Price: $13,979
Owner Financing:
$305 down
$304.17 per month
60 months
No credit check. No bank approval.
Document Fee: $249 (one-time)
Annual Property Taxes: Approximately $84
This property is priced at a premium for this part of Costilla County - and the four-mile distance to Sanchez Reservoir is the reason why. That kind of water access on land at this price point is not something you find twice. When a property brings together location, access, freedom, and honest pricing - it is worth acting on. This one does all of that.
Owner financing means the barrier to getting in is low. A few hundred dollars down and a monthly payment that costs less than most gear runs gets you into ownership. No waiting on a bank to approve your intent. No explaining why you want affordable Colorado land to someone who has never been there.
Built for a Specific Kind of Buyer
That is worth saying clearly.
If you are looking for infrastructure already in place, this is not it. No utilities on site, no existing structure - and for the right person, that is exactly the point.
If you are the kind of person who has spent nights in a tent with a headlamp and a camp stove and called that a good time - you already know how to work with land that starts from zero. You have done it before on someone else's property or on public land. The difference here is that this one is yours.
That changes everything about how a trip feels. You are not a guest. You are not working around permit systems or reservation windows. You are not getting up at 4 a.m. to beat someone else to the spot. You are already there - because it is yours.
This is for the person who has been putting together their outdoor life piece by piece for years. The person who already has the gear, already has the routes, already knows this part of Colorado has been underrated for a long time. The piece that has been missing is somewhere permanent to anchor it all.
This is that piece.
A Few Things Worth Knowing
Road access to the property is via Ridgeway Drive - a dirt road that handles the way most roads in this part of southern Colorado handle: with the expectation that you are comfortable with rural access. If you have driven to a trailhead before, you have driven something like this. It is not paved, and that is by design. The people who belong out here are not bothered by that.
Annual taxes run approximately $84. If you have been carrying the cost of renting access to the outdoors - paying for campsites, tags for land you do not control, gear storage you are renting from someone else - this is a number that starts to reframe the math on what ownership actually costs.
No HOA. No deed restrictions. No neighbors with opinions on what you are doing or when.
This is hunting land in Colorado at a price point that is hard to find with this much freedom attached to it. Southern Colorado land like this - off-grid, unrestricted, with public land nearby and a mountain view - is the kind of Colorado land for sale that outdoor buyers have been tracking for years.
If You Have Been Putting This Off Long Enough
If you have been thinking about owning your own base camp for a while - not just talking about it, but genuinely thinking about what it would mean to have a place that is yours in the part of the country where you actually want to spend your time - do not talk yourself out of this.
That feeling is not impatience. It is clarity.
This is not a decision that needs to be rushed. But it is one that deserves a real conversation, not another tab left open.
Call our team today. You will speak with someone who takes this kind of ownership seriously, who wants you to understand every detail before you commit to anything, and who will walk through it with you until it feels completely clear.
Pick up the phone and call us. Let's talk about what owning this land would actually look like for you - and whether this is the right move for you.
State: Co
County: Costilla
Zip: 81152
Size: 1.06 acres
Apn: 71230690
Legal Description: Wild Horse Mesa Section G Blk 100 Lot 32 (Jwd 254-242) (WD 383-421) (Soa 386-579) (Swdjt 389-755) (Mtn.Trct.Acc. )
Lat/Long Coordinates:
Nw: 37.105217, -105.431303
Ne: 37.104964, -105.430883
Sw: 37.104589, -105.431897
Se: 37.104344, -105.431433
Elevation: 8694 ft feet
Annual Taxes: Approx. $$84 per year
Zoning: Residential
Flood Zone: No
HOA/POA: No
Improvements: No improvements done.
Access: Dirt Road
Water: Will need to install a Well
Sewer: Will need to install a Septic System
Utilities: Utilities Available nearby
Owner Financing:
- $305 down (plus the $249 non refundable doc fee)
$305 down $304.17/Mo for 60 months (plus prorated taxes and note maintenance fee)
We do not offer owner financing for residential use or full-time living on the property during the financing term.
Land Maps & Attachments
Directions to Land
From Fort Garland, Colorado to Centennial School District R-1, Colorado
-Take Pfeiffer Ave to 4th Ave 40 sec (0.1 mi)
-Head south toward 5th Ave 112 ft
-Turn right at the 1st cross street onto 5th Ave 190 ft
-Turn left at the 1st cross street onto Pfeiffer Ave 384 ft
-Follow CO-159 S to 4th St/County Rd P.6 in San Luis 16 min (16.0 mi)
-Turn left at the 1st cross street onto 4th Ave0.2 mi
-Turn right onto CO-159 S/Miranda Ave
-Continue to follow CO-159 S 15.8 mi
-Continue on County Rd P.6. Take County Rd 21, County Rd 18. 9 and Rd 18 to Monte Vista Trail 21 min (10.0 mi)
-Turn left onto 4th St/County Rd P.6
-Continue to follow County Rd P.6 2.6 mi
-Turn right onto County Rd 21 1.5 mi
-Turn right onto County Rd L.5 0.8 mi
-County Rd L.5 turns slightly right and becomes Rd 19 0.6 mi
-Turn left onto County Rd 18. 9 1.6 mi
-Continue onto Rd 18 0.6 mi
-Turn right onto Rd 18/Mesa Dr E 1.5 mi
-Turn left onto Overland Way 0.2 mi
-Turn right onto Monte Vista Trail
-Destination will be on the left 0.6 mi
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