5.16 Acres San Luis, CO – Rio Grande + Water Rights

Water rights. Mountain views. River access. This 5.16-acre property in San Luis, Costilla County, Colorado, checks off the three things serious Colorado land buyers search for most - and rarely find together. Framed by the Sangre de Cristo Mountains and sitting just 1.5 miles from the Rio Grande River, this parcel is built for an off-grid retreat, a future cabin, a recreational basecamp, or a long-term Southern Colorado land investment. Maintained dirt roads lead right to the property, and included water rights add real, lasting value that most vacant land listings simply can't offer. Own this San Luis, CO parcel for just $384 down, a $349 one-time doc fee, and $184/month for 72 months. Property Highlights: This Costilla County property comes with valuable water rights included — a rare and meaningful addition for Colorado land, whether you're planning to build, garden, or simply protect the asset's long-term worth. No HOA and no time limit to build means total flexibility on your own schedule. Mobile homes are allowed with county approval, giving future owners multiple paths toward development. Off-grid friendly and close to the river, this is the kind of San Luis Valley land that draws serious, repeat buyers. Property Features: - 5.16 acres in San Luis, Costilla County, Colorado - Water rights included - Just 1.5 miles from the Rio Grande River - Sangre de Cristo Mountain views - Maintained dirt road access - No HOA - no time limit to build - Off-grid friendly location - Mobile homes allowed with county approval Recreation & Nearby Attractions: Spend your days camping, RVing, fishing, hiking, and wildlife watching, with Great Sand Dunes National Park just a short drive away. This is authentic San Luis Valley living - Rio Grande River access, mountain scenery, and some of Colorado's best off-grid recreation, all within reach. Water rights, river proximity, and mountain views rarely come together on a single parcel - and rarer still with owner financing this accessible. Whether you're building a future retreat, expanding a land portfolio, or simply securing a hard-to-find asset in Costilla County, this San Luis, Colorado property delivers exceptional long-term value. Contact us today to make this Colorado land yours. Here at Lifetime Land USA we pride ourselves in making sure the process is simple, quick and stress-free for you! We also offer easy financing as well as a discounted cash price. To learn more about us and to view our other listings visit our website today! PROPERTY DETAILS APN: 71560600 Size: 5.16 County, State: Costilla County Colorado Closest Town: 13 miles to Manassa. 19 miles to San Luis. 35 miles to Blanca. 38 miles to Alamosa. 3.5 miles to Denver. Closest Shopping: 13 miles to gas station, and grocery store. 21 miles to hardware store. 40 miles to Walmart. HOA: No HOA Highlights: Situated in a peaceful area perfect for off-grid living, this property offers the rare advantage of water rights and is just 1.5 miles from the Rio Grande River. With easy access via a well-maintained dirt road, it delivers both privacy and added value! Utility Options Power: Contact the local power provider for availability. Solar panel, wind, and propane generation are all great alternatives. Water: Water well or cistern would be required. Septic: Septic system would be required. Additional Zoning Notes Camping/RV: Camping and/or RV are allowed for 14 days out of a 3 month period. Thats 56 days of camping over the year! Mobile Homes: Allowed with a permit from the County. Custom Homes: There is NO time limit to build. Minimum 600 s.f. Get in touch with one of our representatives today by visiting our website or reaching us by phone/email so we can help you find your perfect fit!