Start Your Search Here for Advice on How to Find Your Mountain Dream

Q. What should I look for in a Colorado mountain property?

A. Mountain property in Colorado covers a wide spectrum of benefits and features that actually boil down to personal preference. You can have forested mountain land. Or, you could have mountain property punctuated by mountain meadows or by flat, rolling hills. Some preferences include steep mountainsides, land with rugged rock outcroppings, and combinations of all. Each buyer or set of buyers needs to determine what is favorable to their tastes before buying Colorado mountain land. Knowledgeable land associates, experienced in listing and presenting land to buyers from around the world, specialize in selling Colorado mountain property. They have a love for land and the outdoors and will be able to answer all your questions. Feel free to ask any question.

Q. Why are most pieces of mountain land and ranches that are for sale in Colorado 35 acres of greater?

A. For all parcels of land which were created after 1972, 35 acres is the minimum required acreage to receive a permit for a domestic wel. Most domestic well permits allow you to have outside faucets for watering as well as the ability—in some cases—to irrigate up to one acre of land. Laws regulate that parcels smaller than 35 acres generally are to use water in buildings only, strictly forbidding any outside use. Water rights and permitting have been important characteristics of western land use since the first settlers.

Q. What specific factors should I investigate before purchasing land?

A. The 5 main factors to consider are location, access, title, survey, and utilities.

1. Location. You need to determine if the location is suitable to you. Is it in a desirable area? How close is it to schools, hospitals, service areas and communities? Distance from an airport might also be a consideration. 

2. Access. Make sure you fully understand the complexities of access to the piece of Colorado property that you might be considering. Make sure that it is deeded access. Also, determine whether the access road is public or private. Who else uses the road if it is private? Are any fees associated with the maintenance of the access road? It is very important to determine whether the access is maintained on a year-round basis or on a seasonal basis. The whole concept of access is often overlooked by many buyers and less-than-informed land associates until too late in the buying process.

3. Title. Be sure to review the title to the mountain property so that you completely understand your ownership rights and all easements associated with the land. The title will advise you as to whether any mineral or water rights are being conveyed with the parcel, ranch or mountain land. Its title will also describe any easements which may affect your property. It is wise to have your attorney or a title company representative fully explain your rights to any land that you are interested in purchasing. 

4. Survey. Make sure that the property you are buying has been recently surveyed. Check the survey or plat map to be sure that all pins are located on the ground and are available for your inspection. Also review the survey map to make sure there are no boundary disputes or encroachments on the property that you are considering.

5. Utilities. Prior to your purchase, you should determine where the power and phone hook-ups are located in relation to your mountain property. Check to see if there are any tap fees associated with hooking up these utilities and ask experts about the costs to extend those facilities to your desired building site.

Q. Is financing available for most mountain properties?

A. In general, you can locate financing for almost all mountain property. Lenders will generally have different requirements for vacant land, such as larger down payments with shorter terms. Ask your land associate to assist you in locating favorable land financing.

Q What are the pros-and-cons of having land that borders BLM of USFS land?

A. Many people desire to have land which is located adjacent to Bureau of Land Management (BLM) or Unites States Forest Service (USFS) land. These federal agencies manage more than 22 million acres of land in Colorado for hiking, hunting, fishing and outdoor recreation. Locating adjacent to some of this land can be a real advantage, as you can have direct access to thousands of acres to recreate. The disadvantage you should consider is that you cannot control the access to these public lands that are adjacent to your property. You may encounter people using these lands, so it is wise to try and establish what the historical use of the adjacent government land has traditionally been.

Q. Are covenants good or bad?

A. It all depends on the type of covenants and how much they regulate your use. Most covenants are referred to as protective and a put in place to protect your investment and the investments of your neighbors. Some covenants are referred to as restrictive, and these tend to limit your use of the property. All covenants generally dictate the size of your house, types of land uses allowed, and whether you can divide your property into smaller parcels. Ask for a copy of the covenants to review prior to deciding on your Colorado mountain land. In Colorado, it is now law that you be provided with copies.

Q. Are taxes high on mountain property?

A. Taxes vary from town to town and county to county. Taxes on 35 acre parcels will range from a couple hundred dollars per year (on the low side) and to several thousand dollars per year on the high end. One of the most favorable tax situations on 35 acre parcels is what is referred to as an Agricultural Lease property. This is when the parcel is subject to a grazing lease held by a local rancher. If you can co-exist with cattle, this results in substantially lower taxes on your land. Be sure to ask.

Q. Is it necessary to own water rights on my 35 acre parcel?

A. Generally, water rights will add substantial value to Colorado mountain property. Most people confuse water rights with their ability to be able to drill a well for residential use. However, water rights and wells are separate issues. You can obtain a well permit for all parcels of 35 acres and larger. Water rights would be extremely important if you intended to use water to irrigate land or build ponds. Review water rights associated with Colorado land that you’re considering with a Colorado attorney who specializes in water rights.

Q. How will I know when I have found the perfect parcel of land?

A. As mentioned, locating the ideal parcel of mountain land is primarily a personal preference issue. Try to focus on an area that meets your needs. Do you need access to schools or hospitals? Is your primary focus on year-round living? Or, is it on seasonal recreation? Do you like hunting or fishing? What type of views interest and excite you? How about seclusion and wildlife? And, what mix of mountain meadows and trees meet your tastes? Make sure to consider the access and determine if a homeowners’ association is right for you. Some people like properties behind locked gates, while others prefer a small country road with no gates. When you locate a parcel which most closely answers such questions as these in a positive manner, you should go ahead and fulfill your mountain dreams. Make it yours!

For Private Showings of Any of Our Mountain Properties, Please Call Carol Today:  1-800-471-8439  or 719-439-3371

All content and images Copyright © 2008 COLORADO MOUNTAIN LAND & RANCHES, LLC.
For information on any our our Colorado Mountain Properties, Land and Ranches, contact us at 1.800.471.8439 or e-mail
CarolG@CMLR-LLC.com

Creators of Distinctive Colorado Properties 1-800-471-8439