84.55 Acres with Power at the Road -Development, Division, Ranch Potential

Eighty-four and a half acres of open Southern Colorado high country near Garcia, in the southern San Luis Valley — and unlike most large tracts in this part of Costilla County, electric service runs to the road frontage. That single fact changes what this parcel is: not a remote off-grid gamble, but a buildable base where a well and septic are the remaining steps rather than the beginning of a long utility project. The land is open and gently working, with long views to the Sangre de Cristo range and Blanca Peak on the horizon. There is room here to run livestock, site a home well back from the road, or simply hold acreage in a county where large contiguous tracts are getting harder to assemble. No HOA and no covenants restricting use. San Luis is roughly twenty minutes north, and the New Mexico state line is a short drive south. This lot is one of two created from a 169.11-acre parent tract; the adjoining 84.56-acre lot is also available if you want the whole thing. There is an additional 163 acre parcel also available adjacent to this parcel (no power though). PROPERTY HIGHLIGHTS Electric power at the road frontage 84.55 ± acres — well above Colorado's 35-acre threshold No HOA, no covenants Sangre de Cristo and Blanca Peak views Open terrain suitable for grazing or a homestead site Adjoining 84.56-acre lot available — combine for 169+ contiguous acres ~20 minutes to San Luis; short drive to the New Mexico line Estimated annual taxes: $676 OWNER FINANCING $90,000 — the same price whether you pay cash or finance. We do not mark the price up for terms; interest is charged on top of the same $90,000. $9,000 down (10%) / $1,496.20 per month for 84 months at 12%, including taxes and a $10 note fee, plus a $649 doc fee Put 15% down ($13,500) and the rate drops to 10% at no charge — about $1,336.32 per month Buy the rate down further at 2% of your balance per 1%, to a 7% floor No credit check and no SSN required LOCATION AND ACCESS Near Rd 12.8 and County Rd A.5, Garcia, Costilla County, Colorado. Parent tract GPS: 37.007449, -105.550716. Several seasonal washes cross the property and are dry most of the year — building sites should be kept out of the low channels. No water rights convey with the sale. LEGAL AND TITLE This is a newly created parcel, Lot 1 of 2, split from APN 10012670 (legal: N 169.11 Acres W of Sec 34-1-73). The new APN, surveyed acreage, and recorded legal description are pending county processing. Title on the parent tract is being perfected through a quiet title action; the property is best purchased on owner-finance terms, with clear title delivered at payoff. Buyers should verify zoning, access, utility connection requirements, and any further division with Costilla County.