⛰️ Buying land in Pitkin County, Colorado

1. Zoning and minimum lot size

1. Every parcel in unincorporated Pitkin County is in a zone district. You can look up the zone on Pitkin County Maps and More.
2. Minimum lot sizes in Land Use Code (LUC) Table 5-1: RS-160 is 160 acres. RR, RS-35, LIR-35, TR-1 and TR-2 are 35 acres. RS-30 is 30 acres, RS-20 is 20, AR-10 is 10 and AR-2 is 2 acres. Most rural zones also need a lot at least 400 ft wide.
3. The RR (Rural and Remote) zone is for land far from plowed public roads and utilities, at or above 9,000 ft, or next to national forest or BLM land. It allows only small structures. Individual wells, septic and above-ground generators are allowed there by right (LUC 3-40-20).
4. House size: in most rural zones Table 5-1 allows 5,750 sq ft of floor area without a growth management (GMQS) allocation or a TDR purchase, and up to 9,250 sq ft after one. Some zones and areas are much smaller. Ordinance 036-2023 set 9,250 sq ft as the county maximum unless a stricter rule applies.
5. Most rural zones keep buildings 100 ft from streams, measured from the high water mark. Principal buildings are usually limited to 28 ft tall, or 20 ft in RR, TR-1 and TR-2.
6. Bigger setbacks apply along some roads: 200 ft on Hwy 82 west of Aspen and Brush Creek Rd, 100 ft on roads like Castle Creek, Maroon Creek, McLain Flats, Owl Creek and Hwy 133, and 50 ft on roads like Woody Creek and Capitol Creek (county Zoning page).
7. Development is generally not allowed on slopes of 30% or more unless there is no other site and a Colorado engineer or geologist shows it is safe (LUC 7-20-20).
8. LUC Table 4-1 lists which uses are allowed by right, which need special review and which are not allowed. Lots that do not meet today's rules are covered in LUC Chapter 9. Ask the Planner of the Day before you buy.

Sources: Pitkin County Zoning, County Code, LUC Chapter 3, LUC Chapter 4, LUC Chapter 5, LUC Chapter 7, Ordinance 036-2023.

2. Water rights and wells

1. The Colorado Division of Water Resources (DWR) issues well permits, not the county. Every new well needs a permit. DWR says review can take up to 49 days.
2. Use DWR's Well Permit Search to check an existing well's permit and its allowed uses before you buy.
3. State law (C.R.S. 37-92-602) gives a presumption of no harm to other water users for the only well on a tract of 35 acres or more, for household use, fire protection, domestic animals and livestock, and up to 1 acre of garden and lawn, serving up to 3 homes, at 15 gallons per minute or less. Smaller lots often get a household-only, in-house-use well.
4. To get a building permit for a home, you must show the county an adequate water supply for household use and fire protection. That can include a well permit and a pump test (LUC 7-50-20).
5. In the mapped Capitol Creek and Snowmass Creek and Crystal River and West Sopris Creek study areas, the county may require a hydrogeologic study (LUC 7-50-20).
6. Private wells have no water quality standards in Colorado, and the county does not test well water. Test it yourself at a certified lab.

Sources: DWR Well Permitting, C.R.S. 37-92-602, Pitkin County Wells, LUC Chapter 7.

3. Septic (OWTS) and perc tests

1. If you are within 1/2 mile of a sewer district that will serve you, you must connect. Otherwise you need a private septic system (OWTS) (LUC 7-50-30).
2. New county OWTS rules took effect May 25, 2026. You need a permit from Pitkin County Public Health before you install, change or repair a system. Applications are filed online.
3. The application needs a site and soil evaluation with at least two soil test pits. Perc tests are optional under the new rules.
4. Setbacks in the county rules (Table 7-1) include: tank 50 ft from a well, leach field 100 ft from a well, 100 ft from streams and wetlands, 50 ft from an unlined irrigation ditch, and 10 ft from property lines.
5. You need an OWTS Use Permit before you sell a property with a septic system. It is waived if the system got final approval within the last 5 years. The county brochure lists a $100 fee and 3 to 5 business days. Confirm the current fee.
6. Look up septic records by parcel number on the county Wastewater page.
7. Sierra could not find a county minimum lot size for septic. Ask Environmental Health.

Sources: Pitkin County Wastewater, Pitkin County OWTS Regulations (2026), OWTS Use Permit brochure, LUC Chapter 7.

4. Camping and RVs on your land

1. Camping outside an approved campground is only allowed on land owned by the camper or the camper's family, and only in some zones (LUC Table 4-1).
2. Living in a tent, RV or other temporary dwelling is limited to 15 days in a row and no more than 30 days in any 6 months (LUC Chapter 4, Camping Area).
3. Plan on a permitted home if you want to stay longer.

Sources: LUC Chapter 4.

5. Power and off-grid options

1. Holy Cross Energy, a co-op, serves Pitkin County along with Eagle, Garfield, Mesa and Gunnison counties. Confirm with the co-op that it serves your parcel.
2. Under the Holy Cross line extension policy, you get a $1,000 construction allowance. If expected power use will not cover the cost, you pay the difference. Holy Cross may ask for at least $2,000 up front for engineering when it is unsure how much power will be used.
3. Holy Cross picks the route. For underground lines the owner often has to do the trenching, conduit and vaults.
4. County rules require new power lines under 35 kV to be underground (LUC 7-50-10).
5. Solar, wind and other systems can be net metered with Holy Cross under its tariff. In the RR zone, above-ground generators are allowed by right.
6. Sierra could not find a typical cost per foot for a new line. Ask Holy Cross for a quote.

Sources: Holy Cross service area, Holy Cross tariffs and line extension policy (PDF), Holy Cross service requests, LUC Chapter 7, LUC Chapter 3.

6. Road access and winter snow

1. Every new road or driveway needs a permit from the county. A driveway must meet the road at 90 degrees for its first 25 ft (LUC 7-30-10).
2. The county road plan (Title 9) sorts county roads into High, Moderate, Low and Limited service. On Low roads, plowing may be slow. On Limited roads, the county does no regular plowing, no snow removal is allowed, and you may need to park and go in by snowmobile, skis or snowshoe. A high-clearance vehicle may be needed.
3. A road with no plowing can still be a public road. Check access with a title company.
4. Road and Bridge plows about 115 miles of roads, starting with school bus routes and high service roads.
5. Some roads close every winter, including Castle Creek Rd at Ashcroft, Maroon Creek Rd above T Lazy 7, the Hunter Creek Toll Road, Prince Creek Rd and Dinkle Lake Rd.
6. You must clear your own driveway. It is unlawful to plow snow from a driveway onto a county road.

Sources: County Code Title 9, Winter Maintenance, Access Driveway Information (PDF), LUC Chapter 7.

7. Flood and wildfire risk

1. The county's current flood maps (FIRM) were adopted August 14, 2019. Turn on the floodplain layer in Pitkin County Maps and More, or check the FEMA Flood Map Service Center.
2. Most development in the 100-year floodplain is not allowed. Any work there needs a Floodplain Permit. Structures need an Elevation Certificate (LUC 7-20-40, county floodplain sheet).
3. The Colorado Wildfire Resiliency Code took effect in Pitkin County on May 2, 2026. Your fire intensity class (Low, Moderate or High) comes from the state map and can be checked on Maps and More.
4. Site plans show fire zones at 5 ft, 30 ft and 100 ft around buildings. The county FAQ lists at least 1,000 gallons of fire water storage per building, as set by the fire district, and above-ground fuel tanks 30 ft from buildings.
5. Some parcels of 35 acres or more with one home are exempt from Title 11.35, but still must meet LUC 7-20-60. Read the FAQ to see if this applies.

Sources: Zoning and Engineering, Floodplain Information (PDF), FEMA Flood Map Service Center, Wildfire code FAQ, County Code Title 11, LUC Chapter 7.

8. Livestock and animals

1. LUC Table 4-1 allows farming by right in many rural zones. Horse boarding is allowed in some zones, limited to 10 visitor trips a day. Kennels and vet clinics need special review where they are allowed at all.
2. In the RR zone, farming is limited to operations that existed before the RR zoning (LUC 4-30-20).
3. County Title 5 makes it unlawful for a dog to chase or harass livestock or wildlife.
4. Sierra could not find a county limit on animals per acre. Ask the Planner of the Day and check any HOA or covenants.

Sources: LUC Chapter 4, County Code Title 5.

9. Property tax basics

1. The Assessor values property. The Treasurer sends bills and collects taxes.
2. For tax year 2026 the Assessor lists these assessment rates: vacant land 26%, agricultural 25%, and residential 7.05% for schools and 6.8% for local governments (minus 10% of the first $700,000 of value). The Assessor notes these may change after October 2026.
3. Tax = actual value x assessment rate x mill levy / 1,000. The Assessor's example uses a total mill levy of 87.710. Your levy depends on your tax districts.
4. Parcel records are free on the Assessor's property search. Do not pay a site for them.
5. Short-term rentals need a county license. Call the STR program at 970-429-1858.

Sources: Pitkin County Assessor.

10. Who to call

1. Community Development (planning, zoning, building, floodplain): 530 E Main St, Suite 205, Aspen, 970-920-5526. Planner of the Day 970-429-6108. Website.
2. Environmental Health (septic): OWTS inspections, Bryan Daugherty, 970-319-3799. Website.
3. Assessor: 530 E Main St, Suite 204, Aspen, 970-920-5160. Website.
4. Treasurer and Public Trustee: 970-920-5170. Directory.
5. Clerk and Recorder (deeds): 530 E Main St, Suite 104, 970-920-5180. Directory.
6. Road and Bridge (roads, plowing): 970-920-5391. Website.
7. Wells: Colorado DWR, 303-866-3581. Website.
8. Power: Holy Cross Energy, 970-945-5491. Website.