⛰️ Buying land in Gunnison County, Colorado

1. Zoning and minimum lot size

1. Any land use change in unincorporated Gunnison County needs a Land Use Change Permit under the Land Use Resolution (LUR). Splitting land into parcels that are all 35 acres or larger is not covered by that rule (LUR Section 1-104).
2. The minimum lot size is 35 acres, unless a smaller size was allowed by a permit or subdivision plat recorded before the LUR took effect, a zoning permit issued before May 6, 1977, or a state exemption under C.R.S. 30-28-101 (LUR Section 13-103 D).
3. New residential subdivisions need lots of at least 1 acre unless they are on public sewer.
4. Legal lot check: under Colorado's 1972 Senate Bill 35, any parcel under 35 acres created since May 1972 had to be approved by the county commissioners. You prove a lot is legal with its deed history. A title company can help.
5. One primary home under 5,000 sq ft generally needs a building permit, septic permit and access permit, but not a separate Land Use Change Permit (LUR Sections 1-106 and 4-102). One shed of 200 sq ft or less needs no building permit.
6. Sage-grouse: if a parcel is wholly or partly in mapped Gunnison Sage-grouse habitat, building, access and septic permits get reviewed by the county Wildlife Conservation Coordinator. In Tier 1 habitat that review requires consulting Colorado Parks and Wildlife (LUR Section 11-106).
7. Short-term rentals now need a county license.

Sources: Land Use Resolution, amended Sept 8, 2022, Legal Lot, Short-Term Rentals.

2. Water rights and wells

1. The county does not issue well permits. The Colorado Division of Water Resources (DWR) does. The county lists DWR's Denver office at 303-866-3581 and the Montrose office at 970-249-6622.
2. Under state law, a well that is the only well on 35 acres or more can serve up to three homes, livestock and up to one acre of lawn and garden, at up to 15 gallons per minute.
3. On smaller residential lots, the exempt well is often limited to household use inside one home, with no outside watering. Ask DWR what your lot qualifies for before you buy.
4. A stream on the parcel does not come with water rights. Ask the seller and a title company what decreed rights, if any, transfer with the land. Sierra could not confirm a county source on this point.

Sources: County Well Permits page, DWR well permitting, C.R.S. 37-92-602.

3. Septic and perc

1. You need a county OWTS (septic) permit from Environmental Health before you build or repair a system.
2. The minimum lot for a septic system is 1 contiguous acre. Lots over 0.7 acre in an approved subdivision with a legal central water supply are the exception.
3. Setbacks listed on the application: 50 ft from a well to the tank, 100 ft from a well to the leach field, 100 ft from a stream, lake or wetland, 100 ft from an irrigation ditch, and 10 ft from the property line.
4. Fees: the application lists a $20 state surcharge. The rest is in the county fee schedule, which Sierra did not confirm.
5. Selling a home with septic? The county has Transfer of Title inspection rules. Ask the seller for the inspection.

Sources: OWTS Permits, OWTS application, OWTS regulations.

4. Camping and RVs on your land

1. Camping more than 14 days in any 3 months needs a Long-Term Camping Permit.
2. You can get one per calendar year, for up to 180 days.
3. Recorded covenants must not ban camping, waste must be handled under the septic rules, and you cannot park on a public road.
4. County-approved subdivisions whose covenants allow camping are exempt from the permit.

Sources: LUR Section 9-509.

5. Power and off-grid

1. Gunnison County Electric Association (GCEA), a co-op, serves the area. For new service you fill out its New Construction form and a staking engineer contacts you. Phone 970-641-3520.
2. Line extension rules and costs are in GCEA rule R-11. Rules on solar and other home power sources are in R-12. Sierra did not confirm any dollar figures.
3. Off-grid homes still need building permits. Design for heavy snow and cold (see section 6).
4. Call 811 at least two business days before you dig.

Sources: GCEA New Construction, GCEA Rules and Regulations, GCEA Call Before You Dig.

6. Road access, snow and building climate

1. The county maintains 850 miles of county, Forest Service and BLM roads and plows about 215 miles. It reports a $38 million maintenance backlog and rated 36% of roads in good condition in a 2025 assessment.
2. The county has no duty to plow or maintain roads. A Land Use Change Permit beyond plowed access requires a recorded statement that you know there is no plowing and no year-round emergency access (LUR Section 11-110).
3. Check Public Works' maps of county-maintained and plowed roads (2019). Kebler Pass and Cottonwood Pass close seasonally.
4. A driveway onto a county road needs an access permit from Public Works. A highway access needs a CDOT permit.
5. Building climate: snow load is site-specific, the frost line is 36 in, ice barrier underlayment is required, and the winter design temperature is -22°F.

Sources: Roads and Bridges, County-wide plowed roads map (2019), Driveways, Climate Design Criteria, Building Permit.

7. Flood and wildfire risk

1. Flooding is mostly from rivers and creeks, from snowmelt plus rain. Ice jams happen in the northwest part of the county.
2. Check FEMA flood maps and the county map viewer before you buy creek or river land.
3. Leave 25 ft along any stream or water body untouched: no buildings, fill or clearing (LUR Section 11-107 E).
4. Wildfire: on March 3, 2026 the county adopted the Colorado Wildfire Resiliency Code with local changes (Resolution 2026-9). Low-risk areas on the county map need Class 1 measures. Moderate or high areas need Class 1 and Class 2.
5. Class 1 includes a Class A roof, noncombustible gutters and 1/8 in vent mesh.
6. West Region Wildfire Council can check a site in person: 970-641-7300 ext. 312.

Sources: Floodplain Information, Flood Maps, FEMA Map Service Center, Wildfire Info, County wildfire map, Colorado Wildfire Risk Viewer.

8. Livestock

1. Keeping livestock off an agricultural operation is allowed without a Land Use Change Permit. Animals must stay on your parcel.
2. Manure piles must be at least 40 ft from lot lines and 150 ft from any well or stream, and removed or used at least every 6 months.
3. Subdivision covenants may be stricter. Read them before you buy.

Sources: LUR Section 9-508.

9. Property tax basics

1. The Assessor sets values and the Treasurer collects taxes. Look up any parcel's value and tax bill online.
2. Colorado changed property tax law in 2024 (HB24B-1001). Rates vary by taxing district, so check the actual parcel, not a county average.
3. The county posts its yearly Abstract of Assessments and Levies.

Sources: Assessor, Property search, Treasurer, 2025 Abstract of Assessments and Levies.

10. Who to call

1. Community and Economic Development (planning, building, septic): 221 N. Wisconsin St, Gunnison, 970-641-0360. Website.
2. Assessor: 221 N. Wisconsin St, Suite A, 970-641-1085. Website.
3. Treasurer: 221 N. Wisconsin St, Suite T, 970-641-2231. Tax search.
4. Clerk and Recorder (deeds): 970-641-1516, recording 970-641-2038. Website.
5. Public Works (roads, driveways): 195 Basin Park Dr, 970-641-0044. Website.
6. Wells: Colorado DWR, Montrose office 970-249-6622. Website.
7. Power: GCEA, 970-641-3520. Website.