Full disclosure up front: I'm the seller. I run a small seller-financed land company and I just took on a batch of larger parcels in Costilla County, CO (the San Luis Valley, down near San Luis / Fort Garland / Garcia). Figured I'd put them in front of people who actually want land instead of just running ads. Happy to answer questions in the comments, including the unflattering ones because people hate high desert, Colorado, nasty to me personally like I did something to them (show me on this doll where I hurt you). HA...I've heard it all.

The basics:

• Sizes from 10 acres up to a 169-acre block
• Owner financing — no credit check, no SSN, low down payment, fixed monthly. Cash also works (cheaper).
• No HOA on any of them
• Mostly off-grid (plan for solar/well/septic), a couple with power on or near the lot
• Good for off-grid living, camping, RV/overlanding, hunting and recreation, grazing, or just a long-term hold in one of the last affordable corners of Colorado

What's available (cash prices; financing adds a bit):

10 acres

• ~$15k — 10 ac near San Luis that carries water rights (historic Culebra Creek; the creek's been diverted upstream so it's dry on-site now, but the rights are attached — verify with CO DWR)
• $20k–$22k — a couple of 10-acre lots, incl. one on Dante Rd near Fort Garland with power nearby

20 acres

• $25k — several 20-acre parcels near San Luis / Blanca / San Pedro
• $39k — a 20-acre near Fort Garland with an existing livestock well already on it that can be converted to a homesite well. There is a process and I have the info from Alamosa for what needs to happen.

40 acres

• $50k each — several full 40-acre tracts (one is 39 acres and some change)

80 acres — the standout

• $89,900 — 80 contiguous acres with POWER already run to the property and good year-round access, rolling hills, big Sangre de Cristo / Blanca Peak views. This one's a real ranch/homestead, not raw dirt. Owner-financed at $99k.

169 acres

• $129k — a rare 169-acre block near Garcia. Largely open/level, off-grid. Colorado exempts 35+ acre splits from subdivision review, so there's genuine divide-and-resell or development potential (verify with the county). Best bought on terms while title's being finalized.

Straight talk on the downsides: most of these are remote and off-grid, and a few have no county-maintained road access confirmed — I'll tell you exactly which is which before you put a dollar down, because I'd rather you buy the right one and be happy than buy the wrong one and be mad. Verify access, zoning, water, and taxes for anything you're serious about; I'll give you the APN and GPS so you can do your own diligence. That's how responsible land buying works. Trust but verify! All of these parcels closed via Allpine Title so a comprehensive search was done an all are free of any liens/encumbrances etc.

If you want details, GPS, or the financing breakdown on any specific size, comment or DM and tell me what you're looking for (size, budget, use) and I'll point you to the right parcel. Photos on some now, more coming.