Ridgeland Properties

In Costilla County, Colorado, read the Land Use Code before you buy, because almost every change to land needs a county permit. Septic comes first, wells in the big ranch subdivisions are often household only, and living in an RV is tightly limited. Sources checked Oct 27, 2026.

Guides / Costilla County, CO

⛰️ Buying land in Costilla County, Colorado

What to check before you buy mountain, ranch or raw land around Fort Garland, San Luis and the Sangre de Cristo Ranches subdivision. Every point links to the public source Sierra used. Sources checked Oct 27, 2026.

Quick take

  1. The county says to read its Land Use Code before you buy. Almost every change to land needs a county permit.
  2. Septic comes first. The county will not issue a building permit until the septic (OWTS) permit is in hand.
  3. Wells in the big ranch subdivisions are often limited to household use inside one home. No watering livestock or gardens from that well.
  4. Camping or living in an RV on your land is tightly limited. An RV is never allowed as a permanent home.
  5. Many subdivision roads are not on the county road list. The county does not grade or plow those roads.
  6. The Sangre de Cristo Ranches covenants ban horses, cows and poultry without the developer's written OK.

1. Zoning and minimum lot size

  1. Zones are Agricultural (A), Rural Residential (RR), Estate Residential (ER), Business/Commercial, Industrial and Urban Residential, plus Watershed Protection and Floodplain overlays.
  2. Minimum lot size: A 160 acres, RR 35 acres, ER 1 acre.
  3. Setbacks: A 50 ft front, 35 ft side, 50 ft rear. RR 25 ft front, side and rear. ER 20 ft front, 5 ft side, 25 ft rear.
  4. Subdivisions that were mostly 35+ acre lots when the code passed are RR. Subdivisions of mostly smaller lots are ER.
  5. A single family home is an administrative review use in A, RR and ER. Minimum home size is 600 sq ft.
  6. In the Watershed Protection Overlay every use needs special review, and building height may be cut to one story.
  7. The code Sierra read is the version adopted March 19, 2013. The county also lists a cargo container code amendment notice from July 2025. Ask Planning and Zoning for the current code before you buy.

Sources: Costilla County Land Use Code 2013 (copy hosted by a land seller), County Planning and Zoning resources, Commissioners meetings and notices.

2. Permits and the build order

  1. The county lists separate permits for construction, manufactured homes, septic, road access, physical address, floodplain, grading, timbering, temporary RV during construction and occupancy.
  2. Septic permit first, then the construction permit, then a final inspection, then an occupancy permit.
  3. Earthship style homes are allowed, but tire construction is prohibited. Cargo containers are listed for commercial and industrial use only in the 2013 code.
  4. Permit forms need a real signature. They can be faxed or emailed.

Sources: County permit applications list, County Residential Development Procedure, Landopia summary of the county procedure (third party), Land Use Code Sec. 4 and 5.

3. Water rights and wells

  1. Colorado Division of Water Resources (DWR) Division 3 in Alamosa handles wells in this area.
  2. Example: a 2016 DWR permit for a 10 acre San Luis Valley Ranches lot was approved under the W-3314 augmentation plan for household use inside one home only. Limits were 15 gallons per minute, 0.39 acre-foot per year, a flow meter, and no irrigation.
  3. Expect similar limits in the large ranch subdivisions. Ask DWR what permit the exact lot can get before you buy.
  4. A permit does not give you a water right. A creek on the lot does not mean you may use its water.
  5. Look up any existing well permit with the DWR Well Permit search.

Sources: DWR well permit 79887-F (2016), DWR well permitting, DWR Division 3 office.

4. Septic and perc

  1. The county Planning and Zoning office issues septic (OWTS) permits.
  2. Fees on the county form: $500 for a new system, $325 for a repair or expansion.
  3. No septic systems in subdivisions or platted lots smaller than 1 acre.
  4. The form asks for soil type, depth to bedrock, depth to groundwater and slope. Plan on a site evaluation by a qualified professional.

Sources: County OWTS permit application.

5. Camping and RVs

  1. Camping or using an RV on a parcel for more than 14 days in any three months needs a Long-Term Camping Permit.
  2. The county procedure says that permit needs an approved septic hookup, a permitted well or a cistern, proof of ownership, no code violations, and an inspection.
  3. It lasts 60 days, with a cap of 180 days per RV, person or parcel in 12 months. One RV per parcel. No structures attached.
  4. An RV may never be used as a permanent home. Living on land without the right permit is defined as a nuisance in the code.
  5. Sierra could not confirm whether the county is issuing long-term camping permits right now. Call Planning and Zoning before you plan on camping.

Sources: County Residential Development Procedure, Land Use Code Sec. 2.10 and 5.30.

6. Power and off-grid

  1. San Luis Valley Rural Electric Cooperative (SLV REC) serves the area.
  2. For new service: a $250 non-refundable fee, a five-year power purchase agreement, and proof of ownership with the lot's legal description.
  3. SLV REC warns that material delays can push new service out up to one year.
  4. Off-grid homes still need the county septic, water and occupancy permits.

Sources: SLV REC sign up for service, SLV REC terms and conditions (Jan 2026).

7. Road access and winter snow

  1. The county maintains only roads on its official road inventory map.
  2. A county land use official told Rocky Mountain PBS that people on roads not in the inventory ask when the county will grade, plow or bring power, and the answer is never.
  3. Sangre de Cristo Ranches has about 445 miles of roads, and lots have no street addresses. The owners group (SCRO) is voluntary.
  4. A driveway onto a county road needs a county Road Access Permit.
  5. Drive the route in mud season or after snow before you buy. Confirm recorded legal access on the plat.

Sources: Land Use Code, county road map, Rocky Mountain PBS report, SCRO maps page.

8. Flood and wildfire risk

  1. Building in a mapped 100-year floodplain needs a floodplain permit and special review. Check the FEMA flood map for the parcel.
  2. The county's 2008 draft wildfire plan says that in large, thinly settled subdivisions like Sangre de Cristo Ranches, sheltering in place may be safer than evacuating.
  3. Costilla County Fire Protection District has stations in San Luis, Fort Garland, Garcia and Los Fuertes, per that plan.
  4. Check the parcel on the Colorado Wildfire Risk Public Viewer and ask your insurer for a quote before you buy.

Sources: FEMA Flood Map Service Center, Costilla County wildfire plan, 2008 draft, Colorado Wildfire Risk Public Viewer.

9. Livestock

  1. County code: livestock is exempt from permits in A, and an administrative review use in RR and ER.
  2. Sangre de Cristo Ranches covenants allow only household pets. Horses, cows or poultry need the developer's prior written permission. Ask who holds that right today.
  3. Household-only wells cannot water livestock. Plan a separate legal water source. See section 3.

Sources: Land Use Code use table, Sangre de Cristo Ranches covenants (copy hosted by a land seller).

10. Property tax basics

  1. The Assessor values property. The Treasurer collects taxes and also serves as Public Trustee.
  2. Ask the Treasurer for a Certificate of Taxes Due before closing.
  3. Sierra did not confirm tax rates. Look up the parcel's last tax bill.

Sources: State listing for the Assessor, State listing for the Treasurer.

11. Who to call

  1. Planning and Zoning (permits, septic, camping): 400 Gasper St, San Luis. 719-937-7668. Website.
  2. Assessor, Thomas Aragon: PO Box 344, San Luis. 719-937-7670. Website.
  3. Treasurer and Public Trustee, Michael Vigil: PO Box 348, San Luis. 719-937-7672. Website.
  4. Wells: Colorado DWR Division 3. Website.
  5. Power: San Luis Valley REC, 719-852-3538. Website.
  6. Sangre de Cristo Ranch Owners (SCRO), voluntary owners group. Website.

The county website uses a bot check, so some county links may show a security page first. They load in a normal browser.

Disclaimer: This guide is general research from public sources, checked on the date shown. It is not legal advice. Rules change. Confirm everything with the county, the state and a title company or attorney before you buy.

Common questions

Can I get a building permit before septic in Costilla County?

No. The county will not issue a building permit until the septic (OWTS) permit is in hand.

Can my well water livestock or a garden?

Wells in the big ranch subdivisions are often limited to household use inside one home. No watering livestock or gardens from that well.

Can I live in an RV on my land?

Camping or living in an RV on your land is tightly limited. An RV is never allowed as a permanent home.

Does the county plow subdivision roads?

Many subdivision roads are not on the county road list. The county does not grade or plow those roads.

Are horses allowed in Sangre de Cristo Ranches?

The Sangre de Cristo Ranches covenants ban horses, cows and poultry without the developer's written OK.