Sell Your Lot in Mount Blanca Estates

Selling Land in Mount Blanca Estates: What to Know

Mount Blanca Estates is a lot subdivision on the San Luis Valley floor between Blanca and San Luis, in Costilla County, Colorado. County records list about 940 parcels in seven units. Most lots are about 5 acres, and most are still vacant.

EasyLotBuyer buys lots in Mount Blanca Estates for cash. We make an offer within 24 hours, charge no fees or commissions, pay the closing costs, and can close in as few as 7 days. We buy lots with back taxes, liens, title issues or no road access.

Where Mount Blanca Estates is

The subdivision is spread across several separate blocks of land in the central part of the county, south of US 160 and west of CO 159. County roads such as County Road 12 and the lettered roads X, Y and Z reach it. Trinchera Creek runs through the area. The land is open valley floor at about 7,550 to 7,850 feet.

The plat has seven units, and Unit 2 holds about half of all lots. On your tax bill, the legal description starts with M.B.E., then the unit, block and lot. Do not mix it up with Mount Blanca Valley Ranches, a separate subdivision nearby.

Lot sizes and what lots sell for

In the county parcel map, about 78 percent of lots measure close to 5 acres, and about 20 percent run 5.5 to 10 acres. A few tracts are larger.

We did not find a public source that tracks sale prices for Mount Blanca Estates alone, so these are county figures. Recent market data shows a median sale of $9,000 for 5 to 10 acre lots across Costilla County, across 219 sales. Lots of 10 to 20 acres had a median of $22,250. The county median land sale was $11,000, and land took about 152 days to sell on average.

Water: wells and augmentation plans

There is no water system. Each owner drills a well with a permit from the Colorado Division of Water Resources (DWR), or hauls water to a cistern. Mount Blanca Estates is one of the few subdivisions here with its own water court decrees. State records list an augmentation plan for Units 6 and 7 (case W-3458, 1975). It limits those units to 287 domestic wells and uses shares of Trinchera water to replace what the wells use. A second plan covers Unit 3 (case 85CW39, 1985). It covers 44 in-house wells and uses shares in the Sanchez Ditch and Reservoir Company.

In the other units, wells follow the general state rules. On a lot under 35 acres, a small exempt well is usually limited to household use inside one home, and subdivisions approved on or after June 1, 1972 get extra review. Rules for your unit can differ, so check your lot in DWR's Well Permit Search and ask DWR before you rely on any of this.

Roads, access and power

Roads inside the subdivision are dirt, and some are faint or rarely graded. Plan a visit in dry weather. Costilla County requires a Road Access permit before you build a driveway on a vacant lot unless one was issued before; the form lists a $200 fee.

Power comes from the San Luis Valley Rural Electric Cooperative. Most vacant lots have no line nearby, so owners use solar or request a line extension quote. If your lot is hard to reach, we still buy it.

Camping, RVs and building rules

We did not find an active owners' association for Mount Blanca Estates. Old recorded restrictions may still exist, and the county does not enforce them.

Costilla County rules apply to every lot. Staying in an RV or tent on the same parcel for more than 14 days total in any three months needs a Long-term Camping Permit. An RV may not serve as a full-time home or as storage. To live in an RV while you build, the county asks for a construction permit, a well permit or cistern, and an approved septic system that the RV hooks into.

A home needs a septic (OWTS) permit first; the new-permit fee is listed at $500. The home must be at least 600 square feet with a kitchen and a bathroom, one home per parcel. Manufactured homes must be 1976 or newer. The county does not enforce private covenants. Rules and fees change, so call Planning and Zoning at 719-937-7668 before you count on them.

Property taxes

The Costilla County Treasurer in San Luis sends the tax bill for Mount Blanca Estates lots. Pay half by the last day of February and half by June 15, or the full year by April 30. Late taxes add 1 percent interest per month. Check your balance on the Treasurer's page or call (719) 937-7672.

Unpaid taxes lead to a tax lien sale. The county holds it online each fall, and the 2026 sale starts November 3. The buyer of the lien does not own your lot. You can still redeem by paying the taxes, interest and costs until a treasurer's deed is issued. Read more on our Costilla County back taxes page. This is general information, not legal or tax advice.

How selling your Mount Blanca Estates lot to us works

Send us your parcel number, or the unit, block and lot from your tax bill. We look up the lot, the road access, any well permit and any taxes owed. You get a cash offer within 24 hours. If you say yes, a title company handles the closing. We pay the closing costs, you pay no fees or commissions, and we can close in as few as 7 days. You do not have to visit the lot, and back taxes are paid from the sale at closing.

Want the bigger picture first? Read our Costilla County land guide or the Costilla County back taxes guide.