San Luis, CO Land for Sale: 1.5 Acres with Dirt Road
Rural Colorado land at a low entry price can be appealing, but the right question is not just what the listing says. A buyer needs to know what is verified, what must be confirmed with Costilla County, and what costs may appear after closing.
This vacant land listing is property LC26014, parcel 71803204, located near County Road 21 in San Luis, Costilla County, Colorado. The parcel is listed at 1.5 acres, or 65,336 square feet, with a $5,500 cash price and annual taxes shown as $94.
The listing data identifies the zoning as Residential, road access as Dirt Road, and utilities as None. Those are important starting points, but they do not guarantee buildability, legal RV use, utility availability, road maintenance, or permit approval.
Property Snapshot
Here are the core facts a buyer should have in front of them before calling the county, visiting the site, or comparing this parcel with other Costilla County land.
Use this LandCentury reference when asking about the listing or matching the article to the property page.
This is the key identifier for assessor, GIS, title, tax, flood, and permit research.
The legal description shows the parcel is tied to multiple lots within the San Luis North Estates subdivision filing; it should match county and title records.
The listing places the land in rural Costilla County near San Luis; buyers should verify exact boundaries before visiting.
The listed deed type is a useful closing detail, but buyers should still review title, liens, and exceptions.
Dirt-road access can affect site visits, construction access, emergency response, and seasonal usability.
This gives a basic carrying-cost signal, but the current tax year, delinquencies, and assessments should be confirmed with the county.
San Luis and Costilla County Setting
San Luis is the county seat of Costilla County and sits within the broader San Luis Valley, a rural high-valley region of southern Colorado. That context matters because buyers should expect land-use questions, access checks, utility planning, and county permitting to be part of the purchase process.
The supplied parcel data places this property near County Road 21 in San Luis, Colorado. That is a parcel-specific location reference, not a promise of direct frontage, year-round maintained access, or a surveyed driveway location.
Costilla County’s own planning guidance makes due diligence especially important: buyers are advised to contact Planning and Zoning before purchasing land or beginning land-use activity. For this parcel, that means verifying the Residential zoning, permit path, access status, and any subdivision or landowner restrictions before assuming a particular use.
Potential Uses and Buyer Fit
This 1.5-acre parcel may fit buyers looking for a low-priced rural landholding in Costilla County, especially if they are comfortable doing utility, access, and permitting research before purchase.
Because utilities are listed as none, this is not a plug-and-play homesite based on the supplied data. Any plan should start with county zoning confirmation, water and septic feasibility, road-access verification, and a realistic budget for site development.
- Long-term rural land hold, subject to taxes, title review, access confirmation, and any subdivision restrictions.
- Future residential planning, only if Costilla County confirms the use and the buyer can satisfy permit, setback, access, water, septic, and utility requirements.
- Manufactured-home or mobile-home planning, only if current county rules and any applicable restrictions allow it for this specific parcel.
- RV or camping use, only after confirming duration limits, permit requirements, sanitation rules, and whether temporary use is allowed.
- Off-grid-oriented planning, with the important caveat that no utilities are listed and water, septic, power, communications, and road reliability must be independently confirmed.
- Small-scale garden, hobby, or open-space use, only if water rights, soil, fencing, access, and county rules support the intended activity.
Due Diligence Before You Buy
Use parcel number 71803204 for every lookup so assessor, zoning, flood, tax, and title records all point to the same property. These checks are especially important because the parcel is vacant land with no utilities listed.
Confirm zoning and permitted uses
Ask Costilla County Planning and Zoning to confirm the Residential zoning shown in the listing and to explain what uses are allowed on this parcel, including homes, manufactured homes, RVs, camping, accessory structures, and agricultural activity.
Verify permits before planning a build
Request a written permit checklist for any intended development. Ask about land-use permits, building permits, setbacks, driveway requirements, septic approvals, address assignment, and whether construction permits must be renewed.
Check assessor and GIS records
Use the Costilla County Assessor to confirm ownership, parcel number, legal description, acreage, maps, assessed values, and transfer history. Make sure the assessor record matches the listing and the eventual deed.
Confirm legal and physical access
Road access is listed as Dirt Road. Verify whether the access is public, private, recorded, maintained, seasonal, or dependent on an easement, and confirm whether County Road 21 access is direct or requires another route.
Price out utilities, water, and septic
Utilities are listed as None, so do not assume electric service, water, sewer, septic suitability, propane delivery, or internet availability. Confirm well or water-haul options, septic feasibility, and power-extension or off-grid costs before budgeting a build.
Check flood and drainage risk
Use FEMA flood information for the parcel or coordinates, and also review local drainage, slope, runoff, low areas, wetlands, and any drainage easements that could affect site work or permits.
Review taxes, title, and restrictions
The listing shows annual taxes of $94, but current taxes, delinquencies, special assessments, liens, easements, and subdivision or association restrictions should be verified before closing.
Costilla County Planning and Zoning is the best first official source for this property because it can confirm land-use rules, permit expectations, and development questions before a buyer relies on listing categories or zoning labels.
Cash-Price Planning
The supplied data lists a $5,500 cash price and does not provide owner-financing terms for this property. Buyers should treat this as a cash-price listing unless the seller confirms otherwise in writing.
Beyond the purchase price, plan for closing costs, title work, recording, current taxes, any back-tax or assessment issues, site visits, surveys if needed, and development research. On undeveloped land, utility and access costs can be far more important than the initial land price.
- Is the $5,500 cash price still current and available?
- Are there any processing, closing, recording, or document fees not shown in the supplied data?
- Will title insurance or a title search be used?
- Are taxes current, and are there any unpaid assessments or liens?
- If financing is requested, are any seller terms actually available in writing?
Questions buyers may ask about this property and area
Bottom Line for Buyers
This San Luis parcel is a low-priced 1.5-acre vacant land listing with a clear parcel number, legal description, Residential zoning listed, dirt-road access listed, and no utilities listed. Those facts make it easy to begin due diligence, but they do not remove the need for county confirmation.
The best buyer for LC26014 is someone who understands rural land: verify access before visiting, confirm permitted uses before dreaming up a build, and price water, septic, power, and road realities before treating the purchase price as the full cost of ownership.
If the parcel still fits after those checks, the next step is to review the full listing details, ask the seller for current terms, and contact Costilla County offices using parcel number 71803204.
Interested in LC26014?
Review the full listing, confirm current availability and price, then use the due-diligence checklist before making a decision.
Helpful next steps
Compare the listing details with county planning guidance, assessor records, tax records, title documents, and flood information before closing.
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