40 Acres....HUGE DISCOUNT for ALL CASH of  Owner Finance

LOCATION: 8 miles to San Acacio, 16 miles to Fort Garland, 20 miles to Blanca, 41 miles to Alamosa, 145 miles to Colorado Springs, 202 miles to Aspen, 222 miles to Denver, 226 miles to New Mexico

WATER: The water table in this area is relatively shallow for the elevation (about 7,500 feet above sea level), with water about 100-150 feet on most properties, depending on where the well is dug on the property (with 40 acres that's not perfectly flat, you get some options about where you want to put your house and well). The water is reported to start around 80 feet down in the area, and wells go below the top of the water table (to the good stuff), perhaps 100-150 feet down. Now, how much a well costs to drill depends on what you want and who you have drill it. I would suggest letting your fingers do the walking. Most of this area is sandy, but with 40 acres, you have enough land to choose where to put your well (through rock or sand). Also, if someone wants a house and well up on a little hill on their 40 acres, obviously they'll have to dig the well a little deeper. Or they can put a pump house lower down and still have their house a little higher up. Again, it's up to what you want! 

ELECTRICITY: Since the property has utility poles already on the property, all it costs is to pull it to the structure. How much that costs depends greatly on what you want. Pull it to a small pole with a breaker box? To a house? Then where on the property is that house? For example, if it's on the back of the property across 40 acres, and you want it above-ground, you'll need some smaller poles. Or underground? The electricity is already on this property, so the estimates from here depend on what you want done and if you're going to do it or have an electrician do it, where on the property you want your structures, etc.

PHONES: The land is right by County Road 12 and cell phones work from C.R. 12, though it hasn't been tried from the back of the lots. Most of the people in the area use cell phones, though a couple need an additional booster antennae (Radio Shack variety) because of where they put their house. It is a somewhat remote area with rolling hills, so I'm going to guess it will have a lot to do with where exactly on the land you're standing.

SUBDIVIDED LOTS: You'll have to go through the whole subdivision process with Costilla County, so the answer is "not easily." Less than 35 acres in the area also limits the water use to "indoor water use only." That means no horses, livestock and no garden over 1 square acre (exposed to the air-greenhouses don't count). If you're familiar with the long process of subdividing (putting in roads, county requirements, etc.), it might be very worthwhile. Just be aware that it's not a simple process of recording deeds for smaller chunks of land.

POPULATION: As of the last census, the estimated population of Costilla County is 42,169. Now let's see...we're halfway to the next census and population grows almost logarithmically in most places...so my best guess is: "More than 42,169." :) Seriously, though, the immediate area around this land is not very populated right now, but it is growing and will continue to grow. I'm personally thankful that the San Luis Valley is as of yet "undiscovered" by the multitudes living on the other side of the Rockies, but I wouldn't hold out hope that it will stay as quiet and serene forever.

SEWER: The houses in the area use septic tanks and leech fields. That's one of the reasons more acreage is required and you'll never see 1 acre subdivisions. The water table is so close to the surface (less than 100 feet) that you can't drain down-leech fields you have to drain across horizontally. That's where I would suggest planting your trees and/or garden, for you wouldn't have to water much as long as you take baths and flush! It sounds odd, but seriously, trees love the grey water.

ROADS: There are roads through to the property, which are maintained by the county.

CLIMATE: The climate is a real change from the congested cities. Summer days are mild and never hot. Temperatures during the day generally are in the high 70's or low 80's and very rarely do they get into the 90's. No unpleasant odors or noises will spoil your day because there is nothing to create such problems. Summer nights are cool and invigorating, usually with temperatures in the mid 40's. Fall comes with the turning of the aspen and bulging of the elk. Crisp mornings and cool, clear days are normally found at this time of year. Winter, with its white mantle of snow, finds daytime high temperatures pleasant, generally in the mid-30's.

RECREATION: The great outdoors is what it's all about at SAN LUIS VALLEY. There really are lots of deer and elk to see. Even the bald eagle is often seen soaring high above you. Many different kinds of small animals and birds also inhabit the area. You may hear the wild coyote howling in the night or see him as he hunts his next meal. The thousands of acres of land within easy driving distance of your land and the public Green Belt areas within the Sangre de Cristo Ranches give both you and the wildlife room to roam. Beautiful Mountain Home Reservoir adjoins the Ranches and is open to you for fishing, boating, camping and picnicking. The Green Belt not only gives you the use of thousands of acres of timbered mountain land but also gives you access to miles of fishing streams "right next door."

OTHER ACTIVITIES: Scenic and Historic Tours: Bicycle tours (Antonito), 4-wheel drive tours (Creeds, Great Sand Dunes), Narrow Gauge Stream Train

Water Sports: Boating on various lakes and reservoirs, rafting on Conejos River (Antonito) and Rio Grande (Creede, South Fork), hot springs swimming pool (Alamosa), Olympic size swimming pool (Monte Vista), swimming pool and recreation center, (Blanca/Fort Garland).

National Forests and Wilderness Areas: Rio Grande National Forest, La Garita Wilderness Area (Saguache). Weminuche Wilderness Area (Creede).