TBD Alta Mesa Dr , San Luis, CO 81152(Costilla County)

Estate Residential zoning offers substantial building flexibility. You can construct a traditional home, install a quality manufactured home, pursue alternative construction methods like cordwood or rammed earth, or build a tiny home under 600 square feet with modified building codes. All alternative structures require engineered plans, but Costilla County specifically welcomes diverse building approaches. The 600-square-foot minimum gives you room to start small and expand over time.

With no HOA and annual property taxes of just $61, your long-term costs remain remarkably low. The gentle slope makes the entire parcel easy to develop, and year-round access via Alta Mesa Drive means you can visit and work on your land in any season.

Location & Access

The property sits 32 minutes from San Luis, Colorado's oldest town, where you'll find basic supplies, gas, a post office, and local restaurants. For major shopping and full services, Alamosa is 1 hour 14 minutes north with a hospital, major grocery stores, home improvement centers, and all the amenities of a regional hub.

But the real attraction is recreation access. Great Sand Dunes National Park (50 miles) offers North America's tallest sand dunes alongside mountain streams. The Sangre de Cristo Wilderness Area stretches along the eastern horizon with hundreds of thousands of acres of public land for hiking, hunting, and backcountry exploration. Sanchez Reservoir sits 14 minutes away for fishing. Game Management Unit 83 provides opportunities for elk, mule deer, and pronghorn.

Building Considerations

This is off-grid land requiring well (typical depths around 600 feet), cistern, or water hauling for water supply. Many local residents haul water from the Wild Horse Mesa Community Center, conveniently located just 6 minutes east of the property. Power lines run along Mesa Drive if you prefer grid connection, or embrace solar energy in one of Colorado's sunniest regions. Septic system required for waste disposal. Satellite internet (Starlink) provides high-speed connectivity for remote work. Cell service is generally available from major carriers.

RV camping is permitted as an accessory use for weekend getaways or extended trips. Long-term RV camping (over 60 consecutive days) requires connection to an approved septic system, cannot exceed 180 days total per RV/person/parcel in any 12-month period, and RVs cannot be used as permanent dwellings.

Climate & Lifestyle

At 8,710 feet elevation, the property enjoys a high-altitude semi-arid climate. Summer highs average 78-82F with cool nights dropping to 40-45Fnatural air conditioning. Winter brings cold but manageable temperatures with light snowfall that melts quickly under intense sun. The extremely low humidity makes both heat and cold more comfortable than similar temperatures at lower elevations.

The valley's dark skies make this one of Colorado's premier stargazing destinations. Abundant sunshine, dramatic temperature swings between day and night, and crystal-clear air create spectacular sunrises and sunsets year-round.

Investment Value

At $6,990 cash (or $10,978 financed), this represents one of the most affordable mountain-view properties available in Colorado. Property taxes of $61 annually mean you could own this land for decades for less than most people spend on monthly rent. As Colorado continues to grow and land prices rise in developed areas, the San Luis Valley's combination of dramatic scenery, recreation access, and affordability positions it for long-term appreciation.

The absence of HOA fees, combined with flexible zoning and low property taxes, makes this particularly valuable for those seeking freedom to build and live on their own terms.

Contact us for GPS coordinates, property maps, and information about visiting the land. We're happy to answer questions about the area, building process, and owner financing terms.

Owner financing available with zero interest: $250 down, $149/month for 72 months. No credit check required. No prepayment penalties.