Priced at $80,000—which breaks down to $666.67 per acre—this 120-acre contiguous land holding located off 1st Street and County Road 12 in San Luis, Colorado (ZIP 81152, Costilla County) offers an accessible entry point into large-format Western land ownership. Comprising a 40.05-acre Melby Ranchette parcel combined with an adjoining 80-acre parcel, the tract spans 120 contiguous acres situated in the San Luis Valley.
Offered at a significant discount relative to Costilla County’s median per-acre land pricing, the property combines year-round county road access with expansive mountain and valley views. Because the parcel exceeds 35 acres, it qualifies under Colorado water law for an expanded Domestic and Stock Water Well Permit, allowing water rights for up to 3 single-family dwellings, livestock watering, and up to 1 acre of garden/crop irrigation. Supported by annual property taxes of $984.00 per year ($82.00 per month) and zero HOA fees, it presents a flexible foundation for off-grid homesteaders, ranchers, land-banking investors, or multi-family compounds.
Property Overview and Technical Specifications
Evaluating public records, MLS listing disclosures (REcolorado #2867825), and Costilla County GIS parcel data establishes the baseline parameters for this San Luis acreage.
| Property Parameter | Listing Disclosures & Public Data Baseline |
| Street Address | 120 acres 1st Street, San Luis, CO 81152 |
| County / Region | Costilla County / San Luis Valley (South-Central CO) |
| Parcel Identification Number | 10015866 |
| Current Asking Price | $80,000 (Listed August 25, 2026) |
| Total Surveyed Land Footprint | 120.00 Acres (5,227,200 Square Feet) |
| Subdivision Composition | 40.05-Acre Melby Ranchette Parcel + 80-Acre Adjoining Parcel |
| Price Per Acre | $666.67 per acre |
| Zoning Classification | Residential / Rural Off-Grid |
| Road Frontage & Access | County Road 12 (Dirt / Gravel — Year-Round County Maintained) |
| HOA / Landowner Association | None ($0.00 / month) |
| Annual Property Taxes (2025) | $984.00 per year ($82.00 per month) |
| Water Supply Status | Unimproved — Eligible for Colorado Domestic/Stock Well Permit |
| Wastewater Status | Unimproved — Requires On-Site Wastewater Treatment System (Septic) |
| Electric Infrastructure | Totally Off-Grid (Requires Solar Array / Generator / Battery Storage) |
| Topography & Vegetation | Open Pasture, Meadow, Sagebrush, Foothills (Natural State) |
| Listing Terms | Cash, Conventional Land Financing |
Price Analysis & Valuation Basis ($666.67 / Acre)
Evaluating the financial structure of this listing highlights a distinct cost-per-acre advantage within the Costilla County real estate market.
- Acquisition Cost: $80,000
- Price Per Acre: $80,000 ÷ 120 acres = $666.67 per acre
- Price Per Square Foot: $80,000 ÷ 5,227,200 sq. ft. = $0.015 per sq. ft.
In Costilla County, small acreage lots (5 to 10 acres) typically trade between $1,500 and $3,000 per acre due to retail subdividing markups. Unimproved 35- to 80-acre parcels average approximately $1,200 to $1,800 per acre. By acquiring a 120-acre contiguous block at $666.67 per acre, the buyer secures wholesale-tier land pricing while acquiring enough land area to satisfy Colorado’s premier water well permitting tier.
Carrying Costs & Tax Profile
- Annual Property Tax Bill: $984.00 per year
- Monthly Carrying Overhead: $984 ÷ 12 = $82.00 per month
- HOA / Association Fees: $0.00 / month
At $82.00 per month in total fixed holding costs, an investor or land-banking buyer can hold 120 acres in Colorado with minimal recurring financial drag while planning long-term infrastructure improvements.
Colorado Water Rights & Domestic Well Permitting Advantage
Water rights represent the single most critical factor when evaluating rural Colorado land. Under Colorado Revised Statutes § 37-92-602, parcels that exceed 35 acres qualify for an Exempt Domestic and Stock Water Well Permit issued by the Colorado Division of Water Resources (DWR).
Well Permit Capabilities (35+ Acre Statutory Eligibility)
Because this property spans 120 acres, a permitted well on this parcel grants expanded water usage rights that smaller 5-acre lots cannot receive under state law:
- Multiple Residential Dwellings: Allows water supply connections for up to 3 single-family homes on the parcel.
- Livestock & Stock Watering: Permits unrestricted watering of farm animals, horses, cattle, and domestic livestock.
- Agricultural Irrigation: Allows irrigation of up to 1 acre (43,560 sq. ft.) of home gardens, lawns, and crops.
- Household & Domestic Use: Supplies all standard indoor household drinking, cooking, and sanitation needs.
This statutory entitlement allows the owner to create a multi-generational family compound or small-scale homestead without buying expensive senior commercial water rights.
Access, Location, & Off-Grid Utility Requirements
Positioned in the southern tier of the San Luis Valley, the property balances rural seclusion with direct highway connectivity.
Regional Highway & Road Access Corridors
| Access Route / Transportation Segment | Road Conditions & Maintenance | Strategic Regional Connections |
| County Road 12 (Property Frontage) | Maintained dirt/gravel (Year-round county service) | Primary access road bordering the parcel |
| Highway 159 Connection | Paved State Highway | Connects north to San Luis town center & south to Taos, NM |
| Highway 142 Connection | Paved State Highway | Runs west through San Acacio toward Manassa and Highway 285 |
| County Road Z Corridor | Maintained dirt/gravel road | Provides a direct western connection to La Jara and US Hwy 285 |
Off-Grid Infrastructure Requirements
The parcel is 100% off-grid with no municipal grid electric or water lines running directly across the interior acreage. Developing the property requires self-contained infrastructure systems:
- Solar Photovoltaic (PV) Power System: High solar irradiance in the San Luis Valley (300+ sunny days annually) makes ground-mounted solar arrays with lithium battery storage (LiFePO4) the standard energy solution.
- On-Site Wastewater Treatment System (OWTS): Costilla County requires an engineered septic system designed for local soil conditions prior to residential building occupancy.
- Well Drilling or Water Cistern: A deep groundwater well (drilled into the San Luis Valley aquifer) or a minimum 500-gallon underground water cistern is required for building permits.
Projected Off-Grid Development & CapEx Budget
To convert this raw 120-acre tract into a functional homestead or multi-dwelling compound, buyers must budget for site development expenses. The table below outlines projected low and high capital expenditure (CapEx) estimates:
| Infrastructure Development Component | Low-End Estimate | High-End Estimate | Technical Scope & System Details |
| State Well Drilling & Pump System | $12,000 | $22,000 | Drilling ~150–300 ft into aquifer, casing, solar pump, pressure tank |
| Off-Grid Solar Array & Battery Bank | $8,500 | $18,500 | 5kW–10kW ground-mounted solar system with 15kWh–30kWh lithium storage |
| Engineered Septic System (OWTS) | $7,500 | $13,500 | Soil percolation test, tank installation, and engineered drain field |
| Perimeter Fencing (120 Acres) | $6,000 | $14,000 | T-post and 4-strand barbed wire fencing (~1.75 to 2.0 linear miles) |
| Driveway Grading & Building Pad | $3,500 | $8,000 | Excavation, road base gravel, and pad compaction off County Rd 12 |
| Underground Cistern Backup (500 gal+) | $2,500 | $4,500 | Burying frost-proof backup water storage tank per county code |
| TOTAL PROJECTED CAPEX BUDGET | $40,000 | $80,500 | Estimated cost for complete off-grid utility infrastructure |
Executing a full infrastructure buildout at $50,000 to $60,000 brings the total property investment to $130,000–$140,000 for a fully serviced 120-acre homestead—translating to just ~$1,100 per acre all-in.
Comparative Market Analysis (CMA)
Comparing 120 acres on 1st Street against active and sold land listings in Costilla County demonstrates its market standing:
| Property Address / Subdivision | Total Acreage | Total Price | Price / Acre | Key Features & Infrastructure |
| 120 acres 1st St, San Luis (Subject) | 120.00 AC | $80,000 | $666.67 | 120 AC; County Rd 12 access; 3-dwelling well eligible |
| 247 Boothby Ln, Fort Garland, CO | 80.00 AC | $195,000 | $2,437.50 | 80 AC; Off-grid power nearby; Higher foothill terrain |
| 42 Big Buck Trl, San Luis, CO | 36.90 AC | $79,000 | $2,140.92 | 36.9 AC; Off-grid mountain view lot |
| County Rd 11 Parcel, Blanca, CO | 19.54 AC | $26,000 | $1,330.60 | 19.5 AC; Flat sagebrush lot; 1-dwelling well limit |
| Costilla County Median Baseline | 35.70 AC | $49,900 | $1,544.00 | Regional median benchmark across all acreage categories |
Comparative Insights
- Wholesale Pricing Advantage: At $666.67 per acre, the subject property trades at less than half the median Costilla County land cost ($1,544/acre) and a fraction of smaller 35-acre parcels ($2,100+/acre).
- Access Superiority: Unlike remote landlocked parcels in Costilla County that require navigating unimproved two-track trails, this parcel fronts County Road 12, ensuring reliable vehicle access.
Key Advantages vs. Critical Risk Factors
Key Advantages
- Unbeatable Cost Basis: $80,000 for 120 acres ($666.67/acre) provides rare economies of scale.
- Expanded Water Well Eligibility: Qualifies for a Colorado Domestic/Stock Well permit supporting 3 homes, livestock, and 1 acre of irrigation.
- Year-Round Access: Fronts County Road 12, a maintained route linking directly to state highways.
- Low Holding Cost: Property taxes average $82.00 per month with no HOA dues or covenants.
- Multi-Parcel Flexibility: Comprises a 40.05-acre parcel and an 80-acre parcel, offering potential future re-sale or subdivision options.
Critical Risk Factors
- Capital Requirement for Utilities: Requires $40,000+ in private off-grid development (solar, well, septic).
- High Altitude Climate: Located at ~7,500+ feet elevation in the San Luis Valley, experiencing cold winter temperatures and shorter growing seasons.
- Costilla County Building Regulations: Building codes require obtaining septic and water permits prior to long-term RV camping or residential construction.
Target Buyer Compatibility Matrix
| Buyer Profile | Profile Objectives & Capabilities | Strategic Fit |
| Off-Grid Homesteaders & Farmers | Buyers seeking 100+ acres with domestic well rights to cultivate 1 acre of crops and raise livestock. | Ideal Fit |
| Multi-Family Compounds | Groups seeking large acreage capable of supporting up to 3 separate single-family dwellings on one well. | Ideal Fit |
| Long-Term Land-Banking Investors | Investors seeking low-cost land ($666/acre) with minimal tax overhead ($82/mo). | Ideal Fit |
| Turnkey Urban Buyers | Buyers requiring grid electricity, municipal water, and immediate paved access. | Unfavorable Fit |
Essential Buyer Due Diligence Roadmap
- Verify Parcel Boundary Pins: Hire a licensed Colorado surveyor to locate physical corner pins separating Parcel #10015866 and verifying the 120-acre boundary.
- Apply for DWR Well Permit Pre-Approval: Contact the Colorado Division of Water Resources (Division 3 Office in Alamosa) to confirm domestic/stock well permit application procedures.
- Review Costilla County Land Use Code: Consult with the Costilla County Planning & Zoning Department in San Luis regarding OWTS (septic) requirements and residential building permit guidelines.
- Conduct Soil & Percolation Testing: Schedule a soil test to confirm septic leach field suitability on the preferred building site.
- Inspect Road Frontage along County Rd 12: Drive the County Road 12 access route during wet or winter conditions to evaluate driveway apron positioning.
120 acres on 1st Street in San Luis, CO, represents an exceptional value proposition in the Western land market. Offered at $80,000 ($666.67/acre), its core strengths lie in its 120-acre contiguous scale, County Road 12 year-round access, low $82/month tax overhead, and eligibility for an expanded 3-dwelling domestic well permit. For buyers prepared to invest in off-grid solar, well, and septic infrastructure, this property provides a solid, highly versatile foundation for a Colorado homestead, ranch, or long-term land investment.
Listed on Zillow