Hillside Property At Base Of Mesa Diverse Topography, Stunning Views

The subject property is a 4.32 acre parcel located in Wild Horse Mesa, a sprawling and largely undeveloped rural subdivision situated just outside San Luis and within close proximity of the Sanchez Reservoir and State Wildlife Area.

This particular property is located in Unit C along the western base of the mesa and boasts easy access to the nearby Highway 159.

When we speak of property we typically use an address -- 123 Main Street for instance. 

As most vacant land does not have a physical address, however, county governments will identify it in other ways, such as a "legal description", a parcel number or a tax code. The information provided in the table to the right are the ways in which the various state and county agencies will identify this specific parcel of land. These signifiers are important to have when speaking with these agencies - whether they be the assessor, the zoning office, or even the local utilities - and may prove invaluable when initiating conversations about whatever research a buyer intends to do.

Whenever one exists or has been assigned to the land, the physical address will be included in this table.

Roads & Access: The subject property is located on Cavalry Trail along the western base of the mesa. Cavalry has an unusually sandy consistency before the dirt becomes more compact and easier to manage around the boundary of the property. That said, our photographer reported it easier to drive over than the photos would lead one to believe. Overall, this property can be accessed by any vehicle type.

Roads & Access, Cont'd: It should be noted that given its close proximity to Highway 159, there's very little ground to traverse between the two that isn't well-maintained and easy to navigate. Still, anyone looking to explore the area, the mesa and the Reservoir is advised to bring a larger truck or off-road capable vehicle. 

Power & Utilities: Despite its proximity to the main highway and a few other developed lots, the nearest residential power lines are more than a mile from the subject property. Because of this, anyone looking to develop the land is encouraged to investigate alternative energy sources such as solar. Anyone looking to investigate the costs associated with connecting power on the subject property is encouraged to contact the San Luis Valley Rural Electric Cooperative, the utility company which services this region.

Water Service: Given this property's location at the base of the mesa, drilling a well may be more possible than most of the parcels here which sit at a higher elevation. Anyone looking to install a well is encouraged to contact vendors (well drillers) local to the area for better insights into viability, cost and logistics.

Zoning: Properties in Wild Horse Mesa are zoned E-R or Estate Residential, a designation which allows for residential areas developed at a higher density and where agricultural use is of incidental value. To learn more about the ER Zoning Designation, please see the attached PDF.

No HOA: The Wild Horse Mesa subdivision has no HOA and there are no annual dues associated with land ownership here.

Covenants, Conditions & Restrictions: When the Wild Horse Mesa subdivision was created in the early 1970's, the developer drew up a set of covenants and restrictions to run with the land. While most of these are what we like to refer to as "reasonable, good neighbor restrictions" dealing primarily with the disposal of trash and prohibitions on excess noise, there are a few covenants that deal with acceptable structures for the region as well as minimum square footage requirements of those structures. Because of this, anyone considering purchasing the land is encouraged to review the Wild Horse Mesa Covenants and Restrictions document found here.

Covenants, Conditions & Restrictions, Cont'd: Notable restrictions enumerated in the above linked document include: Minimum square footage requirements are 600 sqft for a one-story dwelling and 800 sqft for a two-story dwelling.

Short-Term RV Use: It should be noted that short-term camping, meaning up to fourteen days per three consecutive months, is allowed within this region. Anything longer than that will require a "long-term camping permit" which can be obtained from the Costilla County Planning & Zoning Department.

Long-Term RV Occupancy: Long-term RV Occupancy, typically done during construction of a permanent dwelling, generally requires both a hookup to an approved On-Site Wastewater Treatment System (OWTS) as well as a well permit or cistern installed. The cost for the Long-Terms permit is $350, is valid for 90 days and may be renewed for up to 18 months. It should also be noted that RV inspection is required before this permit will be issued.

Sanchez Reservoir & Wildlife Area: Located on the eastern end of this subdivision within only a five minute drive of the subject property is the 1,462 acre Sanchez Reservoir and Wildlife Area (see photos in the gallery at the bottom of this page). While hunting is prohibited here, visitors will have plenty of opportunities to take their boats and fish along the shores of this pristine lake. Species of fish native to the area include walleye, carp, channel catfish, northern pike, perch, white suckers and more.

Wild Horses: It should be noted that this subdivision gets its name from the numerous wild horses that roam this area freely. While those horses were camera-shy during the time our photographer was visiting the subject property, they have developed the reputation of being otherwise omnipresent and easy to observe.

Topography: The subject property is one of the few in the entire subdivision that is not completely flat. Located along the base of the western side of the mesa, this property begins with an appealing cut-out area along level terrain but then gradually rises up the nearby hillside. Because of this, anyone developing the property will have a opportunities for unique development. Additionally, anyway building up along the higher elevations of the property will be rewarded with stunning views of the San Luis Valley as well as its daily sunsets.

Elevation: It should be noted that this property starts at roughly 7,900 feet in elevation at its base and rises to about 8,300 at its highest point.

Nearby Towns: The small town of San Luis - the oldest town in Colorado - sits within a five minute drive from the subject property and will afford you easy access to some groceries, supplies, restaurants, cafes and some medical and government services.

Nearby Towns, Cont'd: Also close by, but with far more to offer, is the town of Alamosa. Located forty-five minutes northwest along Highway 285, the nearby town of close to 10,000 people not only features big box stores such as Walmart and Ace Hardware, but is also home to the San Luis Valley Health Center Hospital, Adams University and Trinidad State Junior College. A number of fast food restaurants have a footprint in Alamosa, and the region boasts a thriving downtown including bars, restaurants and nightlife. Additionally, there's plenty of schools, churches and medical practices for anyone planning on raising a family in this region.

Nearby Attractions: Situated in Southern Colorado's picturesque San Luis Valley, you'll find plenty of great outdoor activities to take advantage of, all within close proximity of the subject property. Nearby bodies of water such as the Terrace Reservoir and the La Jara Reservoir are within a short five to ten minute drive of this parcel, each offering even greater opportunities for fishing and hunting. The Great Sand Dunes National Park is just forty five minutes north of this parcel and features the tallest dunes in North America - perfect for sand boarding and sand sledding. Animal lovers can explore both the Monte Vista and Alamosa National Wildlife Refuge. And of course, skiing enthusiasts can take advantage of the slopes and trails in the world-famous Taos Ski Valley, just south of this region in neighboring New Mexico.