Before You Buy Raw Land in Costilla County: A Due Diligence Checklist

I encourage every buyer to verify everything independently before they buy — and that includes our parcels. Here is the checklist I would run through myself, in order:

1. Confirm the parcel on the ground. Get the GPS pin from the seller, find the corners, and make sure the acreage and the road in match what you were told. Ask the county planning office what zoning applies and what you can and cannot build. 2. Walk the parcel yourself. Go see the ground in person, at any time, no appointment needed on our parcels. Look at the access road, the slope, the vegetation, and whether you can actually drive onto it. 3. Check access, honestly. Is the road a county road, a private road, or an easement? How much dirt road is there, and what is it like after rain? Some of our parcels are less than a minute off the highway; others are a longer dirt-road drive in. Ask, and then drive it. 4. Ask about water, and plan for it. There is no municipal water on our parcels. The usual options are a permitted well, a cistern, or hauling. Well depth and cost vary — check with the Colorado Division of Water Resources about permits, and talk to local well drillers before you assume a number. 5. Ask about power, and do not assume it. Most of our parcels have no power at the lot. Some have power nearby — I will tell you honestly how far away it is, never that it is at the lot when it is not. If you plan to build, check with the local electric provider about the nearest connection. 6. Ask about septic and building permits. In Costilla County, building needs a county permit, and on-site septic (OWTS) needs a permit, installation, and inspection before occupancy. Owner-builders are welcome, and construction permits renew yearly — confirm the current rules with the county, because rules change. 7. Check the minimum dwelling size. Costilla County has a minimum dwelling size rule — ask the county what it is for your parcel before you plan a tiny home or small cabin. This is the rule that stops some plans, and I would rather you know it now than after you buy. 8. Check camping rules if you plan to camp. Tent camping up to 14 days in any 3-month period needs no permit in Costilla County; longer stays need a permit, and up to a year is possible with an active building permit. Confirm the current permit rules with the county. 9. Check cell service and GPS on site. Coverage is spotty in parts of the valley, and GPS can cut out around hills. Test it yourself on your visit if you plan to work remotely from the land. 10. Read the terms before you send money, and ask questions. If anything in a parcel writeup is unclear, ask me. I will give you the parcel details and the terms in a direct message, and I encourage you to take your time — a good purchase does not need to be rushed.

If you run through this list and a parcel still looks right, that is a good sign. If something on it stops you, that is useful too — better to find out now than after closing.