⛰️ Buying land in Saguache County, Colorado

1. Zoning and minimum lot size

1. The county Land Use page says Saguache County is not zoned but requires building permits. It says there is one zoned district, and some subdivisions have covenants, an HOA or a POA.
2. The Land Development Code (effective April 19, 2022) puts all unincorporated land in an Agricultural District unless it is designated otherwise.
3. Minimum lot area for permitted uses in that district is 35 acres. Exceptions: tracts legally described at under 35 acres when the rules were adopted, and exempt subdivision lots, which get a maximum of 1 unit per lot.
4. More than 1 home per 35 acres is a conditional use, which needs county approval.
5. "Primitive Recreation" lots have a 10 acre minimum and allow only removable shelters like campers or tents, for up to 6 months a year, with no permanent septic.
6. One accessory dwelling unit is allowed with rules. On 1 to 35 acres it can be up to 600 sq ft. On 35 acres or more it can be up to 1,400 sq ft.
7. A building permit is needed for every structure of any size, including storage containers, greenhouses and temporary structures left more than 2 weeks. Fences, reroofs and residential solar do not need one.
8. Setbacks are 10 ft from property lines, or 25 ft from the edge of a road or other easement.
9. Minimum home size is 150 sq ft for one person, plus 100 sq ft for each extra person.
10. There are no county building codes, but state electrical, gas and plumbing permits are required and must be turned in to Land Use.
11. The Land Use page lists the permit fee as $0.25 per sq ft plus a $100 admin fee, and says permits are good for 3 years. The 2022 code text says 2 years, and an older county permit packet lists lower fees. Sierra could not confirm which applies today, so ask Land Use.
12. Vacant land gets no address until a building permit is pulled. An address costs $130, including a reflective sign, and needs an access permit first.
13. Some areas may hold endangered species habitat (Gunnison Sage-Grouse, Willow Flycatcher, Yellow-billed Cuckoo), which can mean extra planning. The county also has 1041 regulations for activities of state interest.
14. The county lists a data center moratorium hearing for Nov 17, 2026 and a Master Plan update. Rules may change, so check before you buy.

Sources: Saguache County Land Use (FAQ), Land Development Code (PDF scan), 1041 Regulations, Construction permit packet (PDF), County home page

2. Water rights and wells

1. Colorado law (C.R.S. 37-92-602) exempts small wells up to 15 gallons per minute for household use in up to 3 homes, livestock, and up to 1 acre of lawn and garden.
2. The county says 35 acres or more generally allows a domestic well that can irrigate up to 1 acre. Under 35 acres allows an in-house-only well, with no outside watering, not even patio plants.
3. The Rio Grande Basin is over-appropriated. The San Luis Valley Water Conservancy District says 1972 State Engineer rules require non-irrigation wells there to be augmented.
4. If the state says you need augmentation, the district sells a contract and certificate. After the Division Engineer signs, a new well permit is issued. The county says in-house-only well owners can sometimes buy augmentation this way for an annual fee.
5. Division 3 (Rio Grande) well rules took effect March 15, 2021 for non-exempt wells, and moratoriums on new non-exempt wells remain, per a 2021 Rio Grande Basin Roundtable article. That article said the Saguache Subdistrict was denied approval to operate. Sierra could not confirm its status today.
6. Sierra could not confirm whether every part of the county falls under the Division 3 rules, so ask DWR about your parcel.
7. Look up any existing well permit before you buy. Water questions go to the DWR office in Alamosa, (719) 589-6683.
8. Inside the Baca Grande Water and Sanitation District (Crestone area), a vacant lot needs a paid tap fee and a separate hookup fee. The hookup permit is good for 18 months.

Sources: C.R.S. 37-92-602, County Land Use FAQ, SLV Water Conservancy District augmentation, Rio Grande Basin Roundtable (2021), DWR well permitting, DWR well permit search, Baca Grande Water and Sanitation District

3. Septic (OWTS) and perc

1. The county follows the state septic rule, Regulation 43. You need an approved septic system to live or stay on the property.
2. Apply through Land Use with a soil test and an engineered design. The county septic packet says the site and soil evaluation is done by a Colorado licensed engineer or an approved soils technician.
3. A parcel must be at least 1 acre to get a septic permit. Smaller lots get a formal denial and can then appeal or ask for a variance.
4. Owners may install their own system. The final inspection happens before backfill and needs 48 hours notice. Mileage is $0.70 per mile, pass or fail.
5. Septic permits are good for 1 year.
6. The Land Use page lists fees of $400 for a new system and $250 for a repair or change. The older 2022 septic packet lists lower fees. Ask Land Use for the current amount.
7. No composting or incinerating toilets unless an approved septic system is installed first. Graywater is treated the same as other wastewater, so a full system is still required.

Sources: County Land Use FAQ, County septic application packet (PDF), Land Use applications

4. Camping and RVs

1. An RV, camper or tent can never be a permanent home. Violators are sent to Code Enforcement, can be fined and may be taken to court.
2. The Land Use page says a temporary RV permit is issued only after an approved septic system and with an active construction permit, and lasts for that permit. The 2022 code text says RVs may be lived in for a total of 60 days during construction. Ask Land Use which limit applies.
3. An RV used as a permanent residence must follow all mobile home rules.
4. Accessory buildings like sheds, garages and shipping containers are not allowed on a vacant lot unless a home construction permit is active. Strictly agricultural buildings may be exempt.

Sources: County Land Use FAQ, Land Development Code (Articles VIII and XIII)

5. Power and off-grid

1. San Luis Valley Rural Electric Cooperative (SLVREC) lists Saguache among the counties it serves.
2. Gunnison County Electric Association (GCEA) says its territory includes portions of Saguache County.
3. Sierra could not find an official map showing which provider serves which parcel or town. Call the utility with the legal description to confirm.
4. SLVREC says new service can take up to a year because of material supply delays, and you must sign a service agreement and pay a new service charge.
5. The county warns that grid connection can be very expensive and is not available everywhere. Sierra could not confirm line extension costs.
6. Off-grid homes are allowed with permits. The county says alternative building like earthships, straw bale, shipping containers and rammed earth is allowed. Roof-mounted residential solar and residential solar stands do not need a county building permit.

Sources: SLVREC about, SLVREC new service, GCEA service territory, County Land Use FAQ

6. Roads, access and winter snow

1. Colorado is "buyer beware" and legal access is not guaranteed. The county suggests legal advice on easements.
2. County road upkeep is not guaranteed. Non-county roads may never be maintained, and owners grade and plow private roads themselves.
3. A new or bigger driveway off a county road needs a Road and Bridge access permit. State highways go through CDOT, and Forest or BLM roads through those agencies. No county permit is needed off a private road or in town.
4. Driveway rules include a culvert of 18 inches or larger that the owner maintains. Starting work without a permit adds a $500 penalty. The construction season on the permit form is March 15 to November 15.
5. Snow plow priorities: emergencies through the Sheriff, then school bus routes, then mail routes, then other roads the Board names to stay open.
6. Plowing starts only when snow averages over 1 inch on paved roads or 3 inches on unpaved roads. There is no routine night plowing. Snow pushed onto your driveway entrance is yours to clear.
7. The code's right to ranch article warns that subdivision roads may not be cleared for several days after a major storm.
8. Check state highway conditions on COtrip.

Sources: County Land Use FAQ, Road and Bridge, Road and Bridge permits, Access permit form, Snow plow policy, COtrip

7. Flood and wildfire

1. Land Use keeps flood maps and can help you check if a parcel is in the 100-year floodplain. You can also search FEMA's map center.
2. The code bars new subdivisions in flood-prone areas unless an engineer shows they are out of the floodplain or strict flood-proofing rules are met. Sierra could not confirm the county's floodplain permit rules for a single home.
3. The county emergency office has warned of flash flood risk in streams, arroyos and normally dry creeks.
4. The county Firewise program offers free wildfire risk assessments, 719-480-9764. Community wildfire plans exist for several fire districts and the Baca POA.
5. Fire rules on the county page: the Baca Grande has a burning ban in residential areas, all agricultural burns must be reported to the Sheriff first, and no burning on Red Flag days. That page was last updated April 2025, so check current restrictions.
6. Check a parcel's wildfire risk on the Colorado Forest Atlas.

Sources: County septic packet FAQ, Land Development Code (Article V), Emergency Management, Firewise program, Fire restrictions, FEMA flood maps, Colorado Forest Atlas

8. Livestock

1. Farming and ranching, including raising livestock, poultry and hay, are permitted uses in the Agricultural District.
2. Commercial dairies, poultry, swine, egg and rabbit operations, plus kennels and auction yards, are conditional uses that need county approval.
3. The county has a right to ranch and farm policy. It warns new rural owners about livestock on roads, dust, odor, flies and loose dogs harassing livestock.
4. Primitive Recreation lots allow only small temporary corrals with wildlife-friendly fencing.
5. Sierra could not find a per-acre animal limit in the county sources. Check any subdivision covenants too.
6. Livestock watering is an allowed use for exempt wells under state law, but a small-lot in-house-only well does not allow outside use.

Sources: Land Development Code (Articles IV and XIX), C.R.S. 37-92-602, County Land Use FAQ

9. Property tax basics

1. Taxes are paid one year behind. Pay half by Feb 28 and half by June 15, or the full amount by April 30. Bills under $25 must be paid in full.
2. The Assessor says 2025 values are based on a June 30, 2024 level of value and are used for both 2025 and 2026. The next reappraisal is in 2027.
3. State bills SB 24-233 and HB 24B-1001 changed assessment rates and limits. Mill levies are set by each taxing district. Sierra did not confirm current rates or levies for any parcel.
4. Look up a parcel's value and taxes on the county EagleWeb sites or the parcel viewer.
5. The Treasurer lists an online tax lien sale Nov 2 to 4, 2026. A buyer gets only a lien certificate, not the land.

Sources: Treasurer, Assessor, HB 24B-1001, Assessor EagleWeb, Parcel viewer

10. Who to call

1. Land Use (building, septic, addresses): 505 3rd St, PO Box 326, Saguache, 719-655-2321, landuse@saguachecounty-co.gov. Website.
2. Road and Bridge (roads, plowing, driveway permits): 305 3rd St, Saguache, 719-655-2554, Mon to Fri 7 to 4. Website.
3. Assessor: 501 4th St, Saguache, 719-655-2521. Website.
4. Treasurer: 501 4th St, Saguache, 719-655-2656. Website.
5. Clerk and Recorder (deeds): 501 4th St, Saguache, 719-655-2512. Records from Sept 1994 on are on icounty.org for a per-page fee. Website.
6. Emergency Management (alerts, hazard plan): 719-588-0197. Website.
7. Sheriff (fire marshal, burn reports): 530 5th St, Saguache, 719-655-2544. Website.
8. Public Health: 719-655-2533. Website.
9. Wells: Colorado DWR, Alamosa office, (719) 589-6683. Website.
10. Augmentation: San Luis Valley Water Conservancy District, 719-589-2230. Website.
11. Power: SLVREC, 719-852-3538. Website. GCEA, 970-641-3520. Website.