Sangre de Cristo Ranches, CO Land for Sale: 5.28 Acres with Owner Financing Available
If you are shopping for rural Colorado land, this is the kind of parcel where the price is only part of the decision. Access, water, septic, county rules, and financing structure all matter before you can judge the fit.
LC25266 is a 5.28-acre vacant land parcel on Leonard Road in Sangre de Cristo Ranches, Costilla County, Colorado 81133. The parcel number is 70216490, with a listed cash price of $8,900 and an owner-finance price of $11,500.
The listing fields show Residential zoning, Dirt Road access, and Well and septic needed. Treat those as starting points for due diligence, not guarantees of buildability, utility feasibility, or year-round access.
Property snapshot for parcel 70216490
Here are the core listing facts and what each one means for a buyer evaluating the property.
These identifiers help you match the listing to county assessor, tax, GIS, and title records.
The acreage is the primary scale reference for privacy, site planning, and potential rural use.
This places the parcel in a rural Costilla County subdivision context where road and utility verification are especially important.
Cash and financed purchase paths are priced differently, so compare total cost and contract terms before choosing.
The listing indicates a warranty deed, but buyers should still review title, vesting, and the full legal description before closing.
Residential is the supplied listing field; confirm allowed uses, permits, setbacks, and any subdivision limits with the county.
The listing notes road access and off-grid-style utility needs, but road condition, maintenance, power availability, well feasibility, and septic approval remain buyer checks.
This is the tax figure supplied in the listing and should be verified with the county for current billing, assessments, and any charges.
Area setting: rural Costilla County land context
Sangre de Cristo Ranches is a rural subdivision/community context in Costilla County, Colorado. For buyers, the practical takeaway is that land ownership here often requires more self-sufficient planning than a serviced residential lot in town.
For this specific parcel, the supplied listing data places it on Leonard Road in ZIP 81133, with Dirt Road access and Well and septic needed. Those are parcel-specific listing facts; they do not confirm the quality of the road, who maintains it, whether power is nearby, or whether a well and septic system can be permitted on the site.
Because rural subdivision rules can affect daily use, buyers should verify road maintenance responsibility, legal access, permitted structures, temporary occupancy rules, and any HOA or POA obligations directly through official records or governing documents.
Potential uses for this 5.28-acre land parcel
This parcel may appeal to buyers looking for affordable rural acreage in Colorado, but its best use depends on what Costilla County and any subdivision rules allow. The most important constraint is not the acreage alone; it is whether access, water, septic, permits, and site conditions support the intended plan.
Use the ideas below as possibilities to investigate, not promises that the land is ready for a specific use.
- Future homesite planning, if county zoning, building permits, setbacks, legal access, well feasibility, and septic approval all support the plan.
- Manufactured home or mobile home concept, only if local rules and any subdivision restrictions allow that housing type on this parcel.
- RV or camping-style recreation, if temporary occupancy, sanitation, water handling, access, and fire-safety rules permit it.
- Low-intensity weekend or recreational land use, subject to legal access, seasonal road conditions, and any local restrictions.
- Longer-term land hold for a buyer comfortable with rural utility development, taxes, and ongoing due diligence before improvements.
Due diligence checklist before you buy
A rural land purchase should be verified from the parcel number outward. Start with parcel 70216490, then confirm title, taxes, access, utilities, flood risk, and the exact use you want.
Confirm assessor and tax records
Use parcel number 70216490 to confirm the owner of record, assessed value, legal description, current tax amount, due dates, and whether any special assessment or district charge applies.
Verify zoning and building path
Ask Costilla County whether the listed Residential zoning supports your intended use. Confirm dwelling rules, manufactured home rules, RV or temporary occupancy limits, setbacks, address assignment, and required permits.
Check legal access and road maintenance
The listing says Dirt Road access, but buyers should verify legal ingress and egress, whether Leonard Road is county-maintained, privately maintained, or subdivision-maintained, and whether access is realistic in wet or winter conditions.
Research well feasibility and water rules
Because the listing says Well and septic needed, confirm whether a domestic well permit is feasible, what water uses are allowed, and what costs or engineering steps may be involved.
Confirm septic suitability
Before planning a residence or long-term occupancy, ask about septic permitting, soil or site evaluation requirements, setbacks from wells and drainage, and any county health department approvals.
Investigate power and other utilities
No installed electric service or connection distance is supplied. Ask the relevant utility provider whether service is available near Leonard Road and what extension, transformer, or off-grid alternatives might cost.
Check flood and environmental conditions
Use official flood mapping for the parcel location and review whether drainage, seasonal runoff, low spots, or other environmental constraints could affect access or building plans.
Review title and owner-finance documents
If buying on contract for deed, review the purchase contract, payment schedule, default terms, fees, deed-transfer timing, and title condition carefully before signing.
For flood diligence, FEMA identifies its Map Service Center as the official public source for flood hazard information. Use it to check the parcel area and keep a record of any map or FIRMette you rely on.
Owner-financing terms to review carefully
This listing offers two purchase paths: a $8,900 cash price and a $11,500 owner-finance price. The advertised owner-finance structure is a contract for deed, with the deed transferred after final payment.
The supplied terms list a $7,500 down payment, 10% APR, and a $249 processing and origination fee. Sample payments shown in the listing are $106.24 per month for 5 years, $83.01 per month for 7 years, and $66.08 per month for 10 years.
Owner financing can make a land purchase more accessible, but it also makes the contract terms central to the decision. Ask for the current written agreement and compare the financed total cost against the cash price before committing.
- What is the total amount paid over the full term, including down payment, interest, and the $249 fee?
- When exactly is the deed transferred, and what happens if a payment is late or missed?
- Are property taxes, recording costs, servicing fees, or other charges billed separately?
- Can the buyer prepay without penalty?
- What title evidence is provided before or during the contract-for-deed period?
How to compare this parcel with other Costilla County land
When comparing this property with other rural Colorado parcels, do not stop at acreage and price. The more meaningful comparison is verified access, permitted use, water and septic feasibility, title condition, taxes, and road maintenance responsibility.
For a buyer choosing between cash and owner financing, compare the $8,900 cash price with the $11,500 owner-finance price plus down payment, APR, fees, and payment schedule. The best option depends on available cash, time horizon, and comfort with contract-for-deed terms.
If another parcel appears similar on paper, ask the same questions: Is access legal and usable? Are utilities already present or only possible? Are there restrictions on RVs, mobile homes, or dwellings? Has flood risk been checked through an official source?
Questions buyers may ask about this property and area
Bottom line for parcel 70216490
This 5.28-acre Sangre de Cristo Ranches parcel is priced for buyers looking at affordable rural Colorado land, with a clear parcel number, listed Dirt Road access, and both cash and owner-finance purchase options.
The opportunity is straightforward, but the diligence is not optional. The listing does not confirm installed utilities, buildability, flood status, road maintenance, or HOA/POA obligations, so the right buyer will verify those items before making plans.
If your goal is a future homesite, RV retreat, manufactured home site, or longer-term land hold, make the decision only after confirming that Costilla County rules, legal access, water, septic, and financing terms fit your intended use.
Ready to review the full property details?
Open the LandCentury listing to see the current availability, pricing, seller details, and next steps for parcel 70216490.
Helpful next research paths
If you are still comparing options, review similar Colorado land, broader vacant land listings, and owner-finance land deals while using the same due-diligence checklist for each property.
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