5.10 Acres for Sale in Garita, New Mexico

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WHAT YOU'LL LOVE ABOUT THIS LAND

Dear Land Buyer,

Are you looking for five acres where you can stay off-grid and not have to deal with HOA rules or neighbors stacked on top of you?

This property is for you if you want space, privacy, and few restrictions.

- Hold it now for just $50 on our website.

It is not a fit if you need city utilities, paved roads, or long-term RV living as a primary use.

There is no HOA on this property.

That means no dues, no architectural approvals, no committees, and no ongoing rules beyond county requirements.

Development in the area is spread out, and land use rules tend to stay consistent and low-key over time.

The zoning is A1 Agricultural Residential - in plain terms, this allows single-family homes, mobile homes, and agricultural-type activities.

RVs are permitted for recreational use only, typically for short stays of about 3 to 4 months.

Permanent RV living is not allowed, which helps keep the area from turning into a crowded RV park.

Access is via a dirt road.

This provides legal access to the property without relying on easements across other parcels.

There are no public utilities on the property.

Electricity would most likely be solar or another alternative system.

A well would need to be installed for water, and a septic system would be required for wastewater. This setup is typical for rural San Miguel County properties and allows independence from utility providers.

The terrain is desert land with generally flat ground. Vegetation is sparse desert growth.

The property is not located in a special hazard flood zone, which removes the need for flood insurance in most cases.

Here, you get room to spread out, minimal regulation, and the ability to use land on your own terms within clear county rules.

But lots like this, with legal access, no HOA, and agricultural residential zoning are not common, especially at this size without added restrictions.

So if you've been waiting for the right place to build or invest, now's the time.

Note:

All information is based on independent research. Buyers should confirm zoning, access, and utility availability directly with San Miguel County before making plans.

A one-time document preparation fee is paid upfront at closing and covers deed preparation, recording, and administrative costs.

LOT BREAKDOWN: WHAT YOU'RE GETTING

📌 Assessor's Parcel Number: 1-136-073-368-276

📄 Legal Description: Ranchos Lake Conchas Unit 05, Block 52, Parcel 02

⛰️ Elevation: 4700

📍 GPS Center Coordinates (Approx.): 35.31098, -104.48321

💰 Annual Taxes: ~$4.20

📜 Zoning: A1 (Agricultural Residential)

⏳ Time Limit To Build: None as far as we are aware.

🛣️ Access: Dirt Road

⚡Power: Electricity would likely to have to be solar or another alternative system.

💧Water: A well would need to be installed.

🚽 Sewer: A septic system would need to be installed.

📞 Official Contacts: Please contact San Miguel County.

🚐 RVs Allowed?: We recommend that you contact San Miguel County to confirm, but according to our research, RVs are permitted for recreational use only, typically for a period of 3 to 4 months.

🏗️ Buildable?: Because we do not know the specifics of what you may want to build on the property, we recommend that you contact the building and/or zoning department(s) for more information on the relevant zoning and building regulations and how to obtain a building permit.

📏 Survey Available?: No, we have not had a survey commissioned, but we do have a copy of a plat. If you would like to pay for a survey we would be happy to work with your chosen surveyor.

🏡 In HOA?: No HOA

💵 Annual HOA Dues: ~$0.00

DIRECTIONS

From Conchas, New Mexico 88416, USA

- Head toward Lower Dam Hwy (2.3 mi)

- Slight right to stay on Bell Ranch Rd (0.2 mi)

- Slight right onto NM-104 W (17.1 mi)

- Turn left onto State Rte 69 (3.7 mi)

- State Rte 69 turns right and becomes County Rd C58B (0.3 mi)

- Turn right (0.3 mi)

- Destination will be on the left