5 Acres for Sale in San Luis, Colorado

One of the biggest expenses when setting up an off-grid property can be the initial site work. This 5-acre parcel in Mount Blanca Valley Ranches already has an inspected septic system installed. It's in excellent condition and has never been used, giving you a useful head start on your plans. There's also a cleared area on the property and direct road access from 12th Street. Be sure to watch the narrated video walkthrough for a closer look at the land and its features.

You can own this property with $1,000 down and $335 per month for 48 months through owner financing with Open Skies Land. Other payment options are available, and there's no prepayment penalty if you want to pay off the balance early.

The land sits at about 7,707 feet elevation, with light shrubs, open meadow areas, and views of Mount Blanca and the surrounding hills. There's no mandatory HOA and no deadline to build, so you can take your time planning your next steps. If you decide to build a home or install an eligible manufactured home built in 1976 or later, county requirements include a minimum of 600 square feet and the necessary permits. Water can typically be supplied through a permitted well or cistern.

Costilla County also allows recreational camping for up to 14 days in any consecutive three-month period. Longer RV stays of up to 18 months may be allowed while actively building, provided the applicable septic, water, and county requirements are met.

For supplies and everyday needs, Blanca and San Luis are both about 23 minutes away, Fort Garland is roughly 27 minutes away, and Alamosa is around 42 minutes away. Smith Reservoir State Wildlife Area is about 20 minutes away for fishing and wildlife viewing, while Great Sand Dunes National Park and Preserve is approximately 50 minutes away.

If you're looking for Colorado land with an existing septic system, road access, and a head start on your off-grid plans, reach out to learn more about the property and available financing options.

Discount Cash Price: $13,950

Or

$1000 Down Payment + $335 Per month for 48 Months!

Note: $199 document fee will be required along with $10/mo note servicing fee & $7/mo property taxes for purchase on terms.

Property Details

• County: Costilla County
• Size: 5 acres
• APN: 70803250
• Address: 12th St, San Luis, CO 81152
• GPS Center: 37.298944, -105.600889
• Access: Dirt Road via 12th St.
• Annual Taxes: $84
• Elevation: 7707 ft
• Subdivision: Mount Blanca Valley Ranches
• Zoning info: Estate Residential
• Camping: RV's or camping allowed 14 days every three months as per county regulations. Long term camping permit can be obtained while constructing a home.
• Building: Manufactured homes are allowed, minimum home size of 600 sq ft.
• No timeline for building- sit on the land as long as you'd like.

Nearby Attractions:

• Great Sand Dunes National Park – 1 hour
• Mountain Home, Smith, and Sanchez Reservoirs – minutes away
• Historic San Luis & Fort Garland – 15–30 minutes
• Alamosa – 45 minutes, the valley’s hub with shopping, restaurants, hospital, and Adams State University
• Rio Grande National Forest – 30 minutes
• Taos Ski Valley- 1.5 hours
• Wolf Creek Ski Area – 2 hours, famous for Colorado’s deepest powder
• Carson National Forest (NM) – 30 minutes south
• Colorado Springs – 2.5 hours
• Denver International Airport – 4 hours

We believe owning land isn’t just about property lines. It’s about the freedom, peace, and adventure that comes with it. When you make Costilla County your home base, you’re not just buying land. You’re buying a lifestyle.