Fort Garland, CO Land for Sale: 8.22 Acres with Owner Financing Available
For buyers comparing rural Colorado acreage, this Fort Garland parcel is the kind of listing that deserves a closer look—but also a careful verification plan. The appeal is straightforward: meaningful acreage, a low cash price, and owner-finance terms in a sparsely populated Costilla County setting.
The property is LandCentury listing LC23572, an 8.22-acre land parcel at 331 Macnaughton Drive in Fort Garland, Colorado, ZIP 81133. The supplied listing data shows parcel number 70102340, a cash price of $12,900, an owner-finance price of $19,900, residential zoning, gravel road access, and well and septic needed.
The key caveat is buildability. Residential zoning and road access are important starting points, but they are not the same as a building permit, confirmed legal access, utility service, or approved water and septic systems. Those items should be verified with the appropriate county and permitting sources before purchase.
Property snapshot
Here are the core facts a buyer should use to identify the parcel, compare it with other Fort Garland land for sale, and begin due diligence.
Use this listing number when asking LandCentury or the seller about the property.
This is the key identifier for county tax, GIS, assessor, deed, and title research.
The legal description indicates the listing covers lots 331, 332, and 333 in the stated unit and block.
The supplied address places the property in Fort Garland, Costilla County, Colorado.
This gives buyers more room than a typical small residential lot, while still requiring site-specific planning.
The listing notes gravel road access, but buyers should verify whether access is public, private, easement-based, maintained, and reliable year-round.
The supplied data lists a warranty deed, but title, liens, easements, and exceptions should still be reviewed before closing.
This is an important recurring cost; confirm the current tax bill and any special assessments with county records.
Fort Garland and Costilla County setting
Fort Garland is a small Census-designated place in Costilla County, a rural county in southern Colorado. The research brief notes a 2020 Census population of 464 for Fort Garland CDP and a 2020 Census population of 3,499 for Costilla County, with the county estimated at 3,679 people in 2025. That context matters because rural services, emergency response, utility extensions, contractors, and road maintenance can be different from a suburban land purchase.
The supplied property data places this parcel at 331 Macnaughton Drive with coordinates 37.50797, -105.24181. Those coordinates are useful for map review, FEMA flood lookup, and preliminary planning, but they should not replace a survey, title work, or county records.
General area context should not be confused with parcel-specific approval. Fort Garland and the surrounding Costilla County landscape may attract buyers looking for open space and rural ownership, but each parcel still needs its own checks for access, zoning, water, septic, utilities, flood status, and restrictions.
Potential uses and buyer fit
This 8.22-acre parcel may fit buyers who want rural land in Costilla County and are comfortable doing the work required to verify build plans, access, and utilities. The listing categories include residential buildable land, agricultural and farm land, and owner finance land, but actual use depends on county rules, deed restrictions, water and septic feasibility, access, and permitting.
The most practical way to evaluate the property is to start with your intended use and then test it against official requirements. A buyer planning a home, cabin, manufactured home, RV use, hobby agriculture, or long-term hold will have different questions, costs, and approval steps.
- Rural residential homesite or cabin concept, only if Costilla County confirms the zoning, setbacks, access, water, septic, and building permit requirements for the proposed structure.
- Manufactured or modular home plan, subject to county approval, installation standards, utility feasibility, and any recorded restrictions.
- Recreational land ownership or a private base for occasional use, with RV, camping, fire, sanitation, and occupancy rules verified before relying on that use.
- Hobby agriculture or small-scale rural improvements, only after confirming that residential zoning, water availability, animal rules, fencing, and accessory structures support the plan.
- Longer-term land hold for buyers who understand ongoing taxes, maintenance, access issues, and the fact that resale or appreciation is not guaranteed.
Due diligence checklist before buying
Use the parcel number, legal description, address, and coordinates to verify the listing data through county, title, and official mapping sources. The goal is not just to confirm that the parcel exists, but to understand what you can legally and practically do with it.
Confirm parcel identity and current taxes
Use parcel number 70102340 and the legal description F.P. Unit B-1 Blk 13 Lot 331 & 332 & 333 to verify the assessor record, ownership, assessed value, current tax bill, and whether the listed $520.00 tax figure is still accurate.
Verify zoning and permitted uses
The listing states Residential zoning. Confirm the exact zoning district, permitted uses, minimum dwelling standards, setbacks, lot requirements, RV rules, accessory structures, agricultural uses, and any overlay restrictions with the appropriate local office.
Check legal access and road maintenance
The listing notes gravel road access. Verify whether Macnaughton Drive access is public, private, or easement-based, who maintains it, whether maintenance is funded, and whether the route is reliably passable in winter or after storms.
Investigate well and septic feasibility
The listing says well and septic are needed. Confirm whether a domestic well permit is feasible for the intended use and whether the soil, slope, drainage, and county requirements can support an approved septic system.
Confirm power, internet, and service availability
No confirmed utility hookups are provided in the supplied data. Before planning to build or occupy the land, ask utility providers about distance to service, extension costs, timelines, internet options, and emergency-service access.
Run flood and environmental checks
Use official flood mapping to see whether the parcel is in or near a mapped flood hazard area. Also consider drainage, wetlands, wildfire exposure, erosion, and any site-specific geologic constraints before closing.
Review title, easements, covenants, and restrictions
Even with a listed warranty deed, buyers should review title commitments, recorded easements, access rights, mineral or water considerations, deed restrictions, and any HOA or POA obligations that may affect use or cost.
Read the owner-finance contract carefully
The listing describes a contract for deed with deed transfer after final payment. Review the full contract for payment schedule, late fees, prepayment rules, default terms, taxes, insurance responsibilities, and closing or recording procedures.
FEMA Flood Map Service Center is the selected official public tool for checking whether this parcel area is mapped in a flood hazard zone. Use the address, parcel location, or coordinates as part of the buyer review process.
Owner-financing terms in plain English
The listing offers both a cash price and an owner-finance option. The cash price is listed at $12,900. The owner-finance price is listed at $19,900, with a $3,500 down payment and 10% APR.
The supplied owner-finance information states that no credit check or income verification is required. It also describes the structure as a contract for deed, with the deed transferred after final payment. A $249 processing and origination fee is listed, and the finance amount is stated as $16,400 after down payment and fees.
Payment examples provided in the listing are $350.58 per month for 5 years, $273.92 per month for 7 years, and $218.05 per month for 10 years. These examples are helpful for budgeting, but buyers should review the actual contract before signing and compare the total cost of financing with the cash purchase option.
- Is the $249 processing and origination fee due at signing, included in the financed amount, or handled another way?
- Are there any prepayment penalties or discounts for paying off the contract early?
- Who pays property taxes during the contract term, and when are they due?
- What happens if a payment is late or missed under the contract for deed?
- When and how is the deed transferred after the final payment?
Cash purchase versus owner financing
A cash buyer gets the lower listed purchase price of $12,900 and avoids interest, monthly payments, and the contract-for-deed structure. That may be the simpler path for buyers who can fund the purchase and want fewer financing variables to review.
Owner financing lowers the upfront cash required but uses the higher listed owner-finance price of $19,900 and includes 10% APR. It may be useful for buyers who prioritize payment flexibility, but the full contract terms and total cost over time should be compared carefully before choosing that route.
Questions buyers may ask about this property and area
Bottom line for buyers
This Fort Garland parcel offers a clear value proposition: 8.22 acres in Costilla County, a $12,900 cash price, and owner-financing availability for buyers who prefer monthly payments. The listing also supplies useful identifiers, including parcel number 70102340 and a full legal description, which makes it easier to start serious due diligence.
The property is not fully improved based on the supplied data. Well and septic are needed, utility hookups are not confirmed, and gravel road access should be verified for legality, maintenance, and seasonal reliability. Residential zoning is a positive data point, but it should be treated as the beginning of the buildability conversation, not the end.
For the right buyer, this may be a practical rural land opportunity. The best next step is to review the full listing, request any available documents, and verify the county, title, access, flood, and utility questions before committing funds.
Interested in this Fort Garland acreage?
Review the full property details, confirm the financing option, and use the due-diligence checklist to decide whether LC23572 fits your land plan.
Helpful next steps
Compare similar vacant land, review owner-finance land options, and keep the parcel number handy when checking county and official records.
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